Ordinance 1601• •
ORDINANCE NO. 1601
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CUPERTINO ADDING TITLE 19, ZONING, TO THE CUPERTINO
MUNICIPAL CODE, AND RESCINDING PREVIOUS ZONING
ORDINAN(~~:~·-=-----·-· ·.·....,.·-............... "!'! __ .,....,...-~
WHEREAS, the City of Cupertino has reserved Title 19 of the Cupertino
Municipal Code for the codification of zoning ordinances; and
WHEREAS, the Planning Commission and the City Council of the City of
Cupertino have conducted public hearings to receive public input and review proposed
zoning ordinances;
THE CITY COUNCIL OF THE CITY OF CUPERTINO HEREBY ORDAINS
that zoning and land use regulations as per Exhibit "A" are to be codified as Title 19,
Zoning, of the Cupertino Municipal Code and that previous zoning ordinances as listed
on Exhibit "B" are hereby rescinded.
INTRODUCED at a regular meeting of the City Council of the City of Cupertino
this 17th day of August , 1992 and ENACTED at a regular meeting of the
City Council of the City of Cupertino this .J!ili._ day of September , 1992, by the
following vote:
~ Members of the City Council
AYES: Dean, Goldman, Koppel, Szabo, Sorensen
NOES: None
ABSENT: None
ABSTAIN: None
APPROVED:
l~ ~~AW ~ofCupertino
ATTEST: • ~
dm.b1M«
City Clerk
ORDINANCJ~ NO. 1601
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CUPERTINO ADDING TITLE 19, ZONING, TO THE CUPERTINO
MUNICIPAL CODE, AND RESCINDING PREVIOUS ZONING
ORDINANCES
WHEREAS, the City of Cupertino has reseived Title 19 of the Cupertino
Municipal Code for the codification of zoning ordinances;
WHEREAS, the Planning Commission and the City Council of the City of
Cupertino have conducted public hearings to receive public input and review proposed
zoning ordinances;
THE CITY COUNCIL OF THE CITY OF CUPERTINO HEREBY ORDAINS
that zoning and land use regulations as per Exhibit "A" are to be codified as Title 19,
Zoning of the Cupertino Municipal Code and that previous zoning ordinances as listed on
Exhibit "B" are hereby rescinded.
INTRODUCED at a regular meeting of the City Council of the City of Cupertino
this 17th day of August , 1992, and ENACTED at a regular meeting
of the City Council of the City of Cupertino this Bth day of September
1992, by the following vote:
ORDINANCE NO. 1601
Vote Members of the City Council
AYES: Dean, Goldman, Koppel, Szabo, Sorensen
NOES: None
ABSENT: None
ABSTAIN: None
2
aJAPl'ER 19.01
GJlNERAI.. PJ;OVISIOO'S
Sections:
19.01.010 ~icm of zonirg lDap arrl zonirg regulations
19.01.020
19.01.030 Ccl'lpliance with regulations
19.01.040 o::mf lict with other regulations
19.01.050 Non-canpliance arrl ]~lie nuisarre
19.01.060 Remedies cunulative
19.01.070 Penalty for violatii:>nS
19.01.080
Chapter 19.01 Page -1-
"EXHIBIT A"
19.01.010 Adoption of Zoning Map ani Zonirg Regulation
'!his title establishes carprehensive zoni.rg regulations for the city,
which regulations shall consist of the follawin;J:
a) A map, or set of maps, knc7tm as the zoni.rg map, establishin:;J ani
delineatirg various classes of districts within the incorporated
territory of the city.
b) Regulations, knc7tm as the zonin;J regulations, governing the use
of lani ani the placement of ruildi.r:gs ani inprovements within
the various classes of districts.
'lhe zonin;J map ani zonin;J regulations shall govern the use of lani,
inclu::l:i.n;;J the construction, alteration, IOOVement, replacement, or
maintenance of ruildings; the height, b..tlk, ani placiement of ruildi.r:gs ani
uses on each site; the provision of open space, amenities, off-street
park.irq ard load:i.rg; the relationships bebNeen b.ti.ldi.r:gs ard uses on
adjoinirg sites or within adjoinirg classes of districts; ard such further
aspects of lard use ani develop:nent as are appropriate to attain the
purposes of this title.
19.01.020 Purposes
'!he purposes of this title shall be to praJ:Dte ani protect the public
health, safety, peace, ioo:ra.ls, canfort, convenience, ani general welfare,
inclu::l:i.n;;J ~ followirg mre particularly specified purposes:
a) To further prcm::rt:e, ani acxxrcplish the objectives, policies, ani
programs of the OJpertioo General Plan.
Chapter 19.01 Page -2-
b) To protect the character ar.rl the social ar.rl ec:x>ncmic stability of
agricultural, residential, ccmnercial, ir.dustrial; ar.rl other
areas within the city; to assure the orderly an:l beneficial
developnent of such areas; an:l mare particularly, to lessen
con:Jestion an:l assure CXXIVenience of access; to scacure safety
fran fire, flcxxl, an:l other dangers; to provide far adequate
light, air, sunlight, an:l envirornnental amenities; to prarote an:l
encourage CXll1Sel."'Vation of scarce resources; to prevent
over-c:rowdirg of lan:l an:l un:iue corn:m:ration of pop.llation, to
facilitate the creation of a oonvenient, attractive, ar.rl
ha.noonious ocmm.mity, to attain a desirable balance of
residential an:l enployment cpportun.ities; to facilitate the
adequate provision of transp:>rt.ation, water, SE!Wage, drainage
facilities, schools, parks, an:l other p.iblic develcpnents, to
protect the fcxxl supply, to oonserve property values, to prarote
efficient urb:ul design an:l arra.rgement, an:l to sec:ure econany in
gove:rrnnental expen:litures;
c) To mitigate the negative impacts to p.iblic safety resulti.rg from
the location of b..rlldirgs, am the uses of b..rlldirgs an:l of lar.rl,
adjacent to streets an:l highways while at the same tine
facilitati.rg existi.rg or prospective traffic ioovements throughout
the city.
19.01.030 compliance with Regulations
No lan:l shall be used, ar.rl no facility, structure, or Wilding shall be
erected, constructed, enlarged, altered, noved, or used in any district,
as shown upon the zoni.rg maps, except in accord with the regulations
established by this title.
Chapter 19.01 Page -3-
19.01.040 Conflict with other Regulations
Where oonflict occurs between the regulations established by this title
an::l the provisions of any other law, title, ordinance, ccx:ie or other
regulation effective within the city, inclu:lirg, rut not limited to Title
16, Buildirg Regulations, an::l Title 18, SUl:divisions, the more restrictive
of any such provision shall apply.
It is not int:erxled that this title shall interfere with or abrogate or
annul any ea.sercent, covenant, or other agreement D:JW' in effect, provided,
however, that where this title imposes a greater restriction than inp::>sed
or required by any other law, title, ordina:nce, ccx:ie, or other regulation,
or by any easement, covenant, or agreercent, the provisions of this title
shall apply.
19.01.050 Non=Ca:rplianoe an::l Public Nt1isance
Any l:u.ildirg constructed, altered, :rocwed, replaced., or otherwise
maintained, or any use of property in a manner contrary to the provision
of this title, is unlaw.ful am. a plblic nuisance, an::l the city attorney
shall cxmne:nc::e, such action or actions, prooeedin;J or ~ as may
be dee.med, apprq;riate by the city attorney for the abatement, removal,
an::l enjoinin;J thereof in the manner provided by law, an::l shall take such
other steps an::l shall apply to such court or courts as may have
jurisdiction to grant such relief as will abate am. rem:we such l:u.ildirq
or use an::l restrain an::l enjoin any person, firm, or corporation from
construct:in;J, alter:in;J, :m:w:in;J, replac:in;J, or athe:cwise maintain:in;J any
l:u.ildirg or us:in;J any property in a manner contrary to the provisions of
this title.
Chapter 19.01 Page -4-
9. 01. 060 Re.rrEdies a.mulative
All reroodies provided for in this title shall be cunulative and not
exclusive.
19.01.070 Penalty for Violations
Any person, firm, or corporation violatin;J any provision of this title is
guilty of a misdemeanor p.mishable as proscribed by Section 1.12 of the
City's Ordinance Code.
19.01.080 Amerrlments
All ~ to the provisions 1of this title shall be adopted in
conf onnance with the applicable priocedure contained in the Plamll.n;J and
Zonirq law of the state of calif,omia ( cxmnencin:J at 65000 of the
california Goverrment cxxie).
zonirq/z1901
<l1apt.er 19.01 Page -5-
aJAP:I'm 19.02
DEFlNITIOOS
19.02.010 Purpose an:i AJ;plicability
19.02.020 General :Rules for construction of I.arguage
19.02.030 Definitions
01apter 19.02 Page -1-
19.02.010 Purpose an:l Applicability
'lhe p..u:pose of this chapter is to prarote consistency an:l precision in the
interpretation of the zon.irg regulations. 'lhe meanirg an:l construction of
words an:l phrases defined in this chapter shall apply throughout the
zonin;J regulations, except where the context of such \oJOrd or phrases
clearly irrli.cates a different meanirg or construction.
19.02.020 General Rules for Construction of I.amuage
!he f ollowirq general rules of construction shall apply to the text of the
zon.irg regulations:
a) '!he particular shall control the general.
b) In case of any difference of meanirg or inplication between the
text of any provision an:l any caption or illustration, the text
shall control.
c) 'lhe \oJOrd "shall" is always mandatory an:l not discretionary. 'lhe
\oJOrd "may" is discretionary.
d) References in the masculine an:l feminine gen:lers are
inte.rc.hanJeable.
e) Words used in the present tense include the future, an:l -words
used in the si.rgular include the plural, an:l the plural include
the si.rgular, unless the context clearly irrlicates the contrary.
f) 'lhe \o.10rds "activities" an:l "facilities" incluie any part thereof.
g) Unless the context clearly irrlicates to the contrary, the
followin;J conjl.D'lCtions shall be interpreted as follows:
(1) "Arrl" irrlicates that all oonnected items or provisions
shall apply.
C11apter 19.02 Page -2-
(2) "Qr" :i.n:licates that the connected items or provisions
may apply si.rgly or in aey canbination.
( 3) "Either .•. or" :i.n:licates that the connected i terns or
provisions shall apply si.rgly rut not in canbi.nation.
h) '!he v.iords "lot" arxi ''Plot" are i.nte:rcha.ngeale.
i) '!he lNOCd "l:Juil~" inc:ludes the lNOCd "structure."
j) All p.lblic officials, bodies, arxi agercies to which reference is
made are those of the City miless otherwise :i.n:licated.
k) "City'' means the City of OJpertioo.
19.02.030 Definitions
'1hroughout this title the followi.rlg v.iords arxi phrases shall have the
nean:i.n1s ascribed in this section.
".AbarDn" means to cease or discontinue a use or activity
without intent to resume, rut excluclirq teq:x:>raz:y or short-tenn
interruptions to a use or activity duri.rg periods of re-mcdelin;J,
maintain.irg, or otherwise :i:mprovir.g or re-arrargin;J a facility,
or durin;J nonna.1 periods of \ra.cation or seasonal closure.
"AbJtt.int' means havin;J property or district lines in cxmnon.
"Ao ''ISSOlf:Y bii Jdin:j• means a l:Juilding whicn is inc:idental to
arxi custanarily a.sscx::iated with a specific princ:ipal use or
facility arxi whidl meets t:he applicable conditions set forth in
<l1apter 19.18.
Chapter 19.02 Page -3-
"AD e;sxy dwp] J inj' means a dwellirg rmit incidental to a
principal use on a site an:l interded for occupancy by persons
residirq therein by reason of enploynent of one or mre occupants
on the saJDf::! site.
'' __ __.__,, ..;i_,,., fence, ,...,.,.+-,,.~ .... ;......... walls, ..... ---~-~ DIL.Ll&.ifo.UL'l:ll::ll ~ ·-~W"':::I l.A:l.111...U:l>
cnn:ts, trellis, carport.
"Addit:i.cn" means arrt construction which increases the size of a
l:uildirg or facility in terms of site coverage, height, length,
width, or gross floor area ratio.
"MJ.l.t Bock stace'' is a l:uildirg or portion thereof used by an
establistnnent havin;J as a substantial or significant portion of
its stock in trade for sale to the p.tblic or certain members
thereof, books, magazines, an:1 other p.tblications which are
distin;Juished or characterized by their enpmsis on matter
depictin:J, describin:J or relatin:J to "Specified sexual
Activities" or "Specified Anatanical Areas", as hereinafter
defined.
"Milt CEll:m:et" is a builcli.rg· or portion thereof used for
dancirg p.rrp::ses thereof or area used for presentation or
exhibition or featurin:J of topless or bott:anl.ess dancers,
strippers, male or female inpersonatars or similar entertainers
for ol:servatians by patrons or custaners.
Chapter 19.02 Page -4-
"ldJ.lt 11:Jti.cn P:i.ct:m:e 'Jheat:er.. is a b.rlldirg or p:x:tion thereof
or area, open or enclosed, used far the presentation of notion
pictures clistirguished ar characterized by an eq:tlasis on matter
depictirg, describinJ or relati.IYJ to "Specified SeXUal
Activities" or "Specified Ana.tanical Areas", as hereinafter
defined, far observation by patrons or custaners.
"Agria1l:b.n:.·e" means the tillinJ of the soil, the raisinJ of
crops, horticulture, aviculture, small livestock fra.mirg,
dairyinJ, or animal husbandry, iooluiirg slaughter houses,
fertilizer yards, l::x:>ne yard, ar plants for the reduction of
animal matter ar any other similar use.
"Alley'' means a public or private vehicular way less than
thirty feet in width af f croirg a secorXla:ry means of vehicular
acr.ess to al:uttinJ property.
"Alt:erat:i.al" means any 00I1struction or physical change in the
internal arrargement of rtQDIS or the supJ;XJrtirg nenbers of a
b.rlldirg ar structure, or change in the relative position of
b.rlldirq.; ar structures a:t a site ar substantial change in
a:ppearanoes Of any b.rlldirg Cir structure.
"Inc:ident:al. alt:erat:i.at'11 means any alteration to interior
partitions ar interior supportin;J members of a structure
whidl does not in:::recise the structural st:rerqth of the
structure; any alteration to electrical, plumbinJ, heatirg,
C1lapter 19.02 Page -5-
air CX>J"ldition.in;, ventilating, or other utility services,
fixtures, or ~lian::es; any aalition, closing, or change in
size of doors or wirrlows in the exterior walls; or any
replacement of a building facade which does not increase the
structural strerqt:h of the structure.
"Sb:uctura1 a1terat.i.cn'' means any alteration not deemed an
incidental alteration.
"Jm ....... tt park'' -a ccmnercial facility which supplies various
forms of irrloor and outdoor entertainment and refresl'noonts.
Anim1 (Adult) -Any animal four ( 4) m::nths of age or older.
Anim1 -(linge) -Any equine, bovine, sheep, goat or swine or
similar danestic or wild animal as det.ermined by the Pla.nnin3"
Comi ssion.
Ani:atl (fWlll) -oc:mnonly found in sirgle-family residential
areas such as chickens I ducks I geese, rabbits I dogs I cats I etc.
"Animal care'' means a use providi.ng groanin;J, housi.ng, m:dical
care, or other services to animals, including veterinary
services, animal hospitals, oveznight or short tenn boardirg
ancillary to veterinary care, irrloor or outdoor kennels, and
similar services.
"Apttla:stt" means a roan or a suite of two or nv:>re roans which
is designed for, interded. for, and occupied by one family doi.ng
its. oooJd.n:J therein.
O:.lapter 19.02 Page -6-
"Apat:la!ilt house'' means a l:uildin;J designed ard used to house
three or nm:e families, living in::lependently of each other.
"Apat:t:aslt pcoject:.11 a rental housir:g developoent oonsistir:g of
two or nm:e dwellir:g l.lllits.
".An:.bi:t:ect:ura.1 fea:tm:e" 'Arrj' part or appn:tenan:Je of a l:uildin;J
or structure which is J"kJt an integral portion of the livir:g area
of said l:uildin;J or structure. Examples include: cornices,
canopies, eaves, awn.in;s, fireplaces or projectir:g window'
elements. Patio covers or any projection of the floor area shall
J"kJt constitute an architectural projection.
"Atrim' means a cx:iurtya:rd OC1Ipletely enclosed by l:uildin;J
walls a.rd/or fences.
".Aub:mltive se.rv.ice st:atialt" means a use p:rovidin;J gasoline,
oil, tires, small parts an::'l. accessories, a.rd services incidental
thereto, for autaoobiles, light trucks, a.rd similar not.or
vehicles. Autarotive maintenance a.rd repair (mirx>r) may be
con:lucted on the site. 'lhe: sale of focx:l or grocery items on the
same site is prohibited EECcept for soft drinks, a.rd snack foods
either fran autanatic ven::lir:g machines or in shelves. 'Ihe sale
of alcoholic beverages on the site is governed by 01apter 5.44 of
the City's ord.inarre COde.
01apter 19.0:2 Page -7-
"Aub::mJtive repair and -.a.i.nt:enance (-.in::r)" means the supplyirg
of routine autcm:>tive services such as lubrication, er:qine
tune-ups, snDg certificates, servicirg of tires, brakes,
batteries, and similar aooessaries, and minor repairs invol virg
er:qine aooessaries. 'AnY repair which requires the er:qi.ne, drive
train, transnission assembly, exhaust system, or drive train
parts to be renvJVed. fran a not.or vehicle or requires the rerroval
of internal parts shall oot be c:x:nsidered minor. Body and paint
shop operations are oot minor repairs or maintenance.
11Avecm:Je Slq>e'' 'Ihe ratio between vertical and
horizontal d.istan:E expressed in percent; the mathematical
expression is based upon the fonmla described below:
S= I x L x 100
A
S= Average slope of ground in percent
I= Contour Interval in feet
L= CDnbined lergt:h in feet of all cantairs on parcel
1ti= Area of parcel in square feet
"Baflli • ut" means that portico of a tuildirg l::Jetween floor and
ooilirg, which is partly below and partly above grade, bJ.t so
01apter 19.02 Page -a-
located that the vertical distan=e fran grade to the floor belOW'
is less than the vertical distance fran grade to ceilirg. A
basement shall be, deemed to be a "story'' if the vertical distance
above grade to the ceiling is over five feet or if used for
l:usiness purposes or if used for a dwellirg p.u:pose by other than
a janitor or dalestic servants enployed in the same b.J.ildirq.
"Blcx:.k" means any lot or group of contiguoos lots bounded on
all si~ by strelets, railroad rights-of-way, or waterways, and
not traversed by any street, railroad right-of-way or waterway."
"Bcm:di.nJ hem!'' means any b.J.ildirq used for the rentirg of
roans or providirq of table board fran three to five persons,
inclusive, over the age of sixteen years, who are not members of
the same family.
"Ddlding'' means any struc::b.Ire used or intended for supportirg
or shelterirg any use or ocx::uparcy when any portiai of a l::uildin;J
is CC111pletely separated fran every other portion thereof by a
masomy division or fire wall without any wimow, door, or other
openirg therein, which wall exten:ls fran the grain:i to the uwer
surface of the roof at every point, then each such portion shall
be deemed to be a separate tuildin;J.
"Dii ldiDJ attadied" b.J.ilding which are i;tiysically cxmnected by
any st:ructural members or wall, exclud.in;J dec:ks, patios or
fen:es.
Cllapter 19. o~~ Page -9-
"Rni Jdin;J CCJVIE!!l"aglf' 'lhat portioo of the net lot area
eno:mpassed within the rutermcst wall line which defines a
l::uilding enclosure.
11Businesls• er 11c 1 crce'' neans the p.xrchase, sale, or other
t:ransactioo involvirg the handlirq or dispnsitioo of any article,
sul:stance or cxmuodity for profit or livelihood, :in::ludir:g, in
addition, offia! l::uildi.rgs, offices, shops for the sale of
personal services, garages, outdoor advertisirq signs an::l
st::ructures I hotels an::l motels I an::l :recreatiooa.l an::l a:muse.rrent
enterprises c::xr.rlucted for prof it.
"Business er b:a1e srtxx>l" neans a use, except a college or
tmiversity, providing education or train.in;J in b.Jsiness,
cxmneroe, lan;Juaqe, or similar activity or p.IrSUit, an::l not
otherwise defined as a bane ocx:upa.tioo.
"Cancg" neans any roof-like structure, either attached to
another structure or free-st:an:iirq, or any extension of a roof
line, canst:ructed for the p.xrpose of protection fran the elements
in connection with outdoor li virq.
"car flJe.1.ter'' a roofed structure or a part of a l::uilding not
enclosed cy-walls, intended an::l designed to accc 1111o:da.te one or
nore vehicles.
"card Club'' an establishment offerirq play or observation of
play of licensed gaIOOS of chance, l:ut not :in::ludir:g participation
in the califomia state I.ottery.
Qiapter 19.02 Page -10-
"Oellarn means that porticn of a ruildin:] between floor an:i
ceili.r:g which is wholly or partly below grade an:i so located that
the vertical distance fran grade to the floor is equal to or
greater than the vertical dis:tances fran grade to oeili.r:g.
"Cent.er line'' -the oente:r line of a street means the oente:r
line as established by the County surveyor of Santa Clara county,
the City Fn;Jinee:r, or by the state Division of Highway of the
state of ca.Iifornia.
"<l:Bnge of use'' means the: replacement of an existi.r:g use by a
new use, or a d'lar¥'Je in the nature of an existi.r:g use, blt not
inc:ludi.r:g a c:baDJe in ownership, ~, or management where the
previous nature of the use, line of b.Jsiness, or other function
is sul:stantially und:larged.
"Child day ca:ce faci 1 i'ty'' means a facility, licensed by state
or county, which provides l'al-'IIledical care to children \lirler 18
years of age in need of persa1Cll. service, supervisors, or
assistance essential for sustaini.r:g the activities of daily
living or for the protection of the irxtividual on a less than
24-hcm" basis. <lrlld day care facility includes day care centers
an:i family day care hale an:l inc:luie the followirg:
a) "Large <lrl.ld Care Facility'' which means a facility which
provides child an:l daycare to 7 to 12 children inc:lusive.
b) "Small <lrlld care Facility'' which means a facility which
provides child day care for 1 to 6 children inclusive.
Chapter 19.02 Page -11-
"O:m:t:h" means a use providirq facilities for regular organiza:::l
religious worship an:l religious education incidental thereto, rut
exclu:lirg a private edu.c.atiooal facility. A· property tax
exercption obtained pursuant to section J{f) of Article XIII of
the Consti'b..ltion of the state of califamia an:l section 206 of
the Revenue an:l Taxation Code of the state of california, or
suCX!e.SSOr legislation, constitutes prima facie evideno:! that such
use is a churcl1 as defined in this section.
"O>l1ege'' or "rmiversity" means an educatiooal insti'b..ltion of
higher learnin:J which offers a course of studies designed to
a1Jmfriate in the issuance of a degree or defined by section 94302
of the Ekiucation Code of the state of califamia, or successor
legislation.
rec:r:eat:i.cn" neans a use providirq recreation,
anusement, or entertairnnent services, i.nclu:lirg theaters, l:x::lwlirg
lanes, billiard parlors, skatirg arenas, an:l similar services,
operated on a private or for-profit basis, b.It exclu:lirg uses
defined as outdoor recreation services.
11 0 •• n area" an entire residential project except all dwellirg
tmits therein.
means a place, structure, area, or other
facility used for an providirq religious, fraternal, social
an:l/or recreatiooal programs generally open to the public an:l
designated to aexx111ux:rlate an:l serve significant segment of the
cxmrunity.
aiapter 19.02 Page -12-
in:ity Jxwmirg project" a cor:daninium project as defined in
section 135 of the califoznia Civil COde, a cx:mmmity aparbnent
project as defined in section 11004 of the califarnia Business
a.rd Professions Code, contad.ning two or D¥Jre rights of exclusive
ocx::upan:::y, or a stcx::k ooopei:rative, as defined in section 11003.2
of the califarnia Business: a.rd Professions COde, oontainirg two
or D¥Jre separately owned lots:, parcels or areas.
"Cl::nval.e:sc.a faci 1 it.y" meail'lS a use other than a residential
care bane provid:irq in-pat~ient services for person requir.irg
regular medical attentiat, rut oot provid:irq surgical or
emergency medical services.
"a:nvarl.alce .meet" n:eans a use or activity that include the
retail sale of food, beve~, a.rd small personal convenience
items, inclu:lir:g sale of fclOd in disposable containers prinarily
for off-premises oonsunption, a.rd typically founi in
establishments with laq ca:-late ha.J.rs of operation a.rd in
relatively small b.rlld.i.BJs; rut excluiin;J delicatessens a.rd other
specialty food sbq;ls a.rd establishments which have a sizable
assortment of fresh fruits, ·vegetables, a.rd fresh-a.It meats.
"Olrrllers:ian" a cha.n;Je in the type of ownership of a parcel, or
parcels of lard, together ·with the existin.;J attached structures,
to that defined as a cx1m1Jnity hals.irg project regardless of the
present or prior use of such lard an::l structures a.rd 'Whether
sulJstantial inproveltwants have been made or are to be made to such
structure.
"Cbt:1:ec Tria:nJ].e'' n:eans a triargular-shaped area bounded by:
a) '1he intersection of t:he targential. extension of front a.rd
end property lines a.e1 formed by the intersection of two
public rights of way ahrttirg the said property lines; a.rd
b) '1he third bou:rdary of the trian;Jul.ar-shap area shall be a
line oonnectin] the front and side property lines at a
distance of forty (40) feet fran the intersection
of the targential extension of front and side property
lines.
Cl1apter 19.02 Page -13-
"o:urt" means an open, unoccupied space, other than a yard, on
the same lot with a b..rll~ or b..rlldir:gs am which is b:Jun:1ed on
two or mcire sides by sudi b..rlldirg or b..rlldir:gs, including the
open spa.ce in a house CXJUrt or CXJUrt apartment providirg access.
"ClM!l:'ed pm::k:inJ'' means a carport or garage that provides full
overhead protectioo fran the elements with ordinary roof
cover.i.n;1s. canvas, lath, fiberglass, am vegetation are not
ordinarily roof cover.i.n;1s and cannot be used in providin:.; a
covered parkirq spa.oe.
"Diy care center'' means any child day care facility, licensed by
the state or eamty, other than a family day care hane, am
inclu:ies infant centers, p!C'e-SChools, am extended day care
facilities.
"Dly care lx:IE family" neans a bane, licensed by the state or
eamty, which regularly provides, care, protection, am
supervision of 12 or fa.ier children, in the provider's own home,
far periods of less than 24 halrs per day, while the parents or
guardian are away, am inclu:ie the following:
a) "large family day care bane" which means a bane which
provides family day care to 7 to 12 children, inclusive,
including children under the age of 10 years who reside at
the bane.
b) "Small family day care bane" which means a bane which
provides family care to six or fa.ier children, including
children UOOer the age O,f 16 years who reside at hane.
Chapter 19.02 Page -14-
"Dewil.q>er'' the ~ or sutdivider with a oontrollirg
propi:ietary interest in the prop::ised OCllllllllity 0015.i.rg project, or
the person or organization makir:g awlication thereunder.
"Di.strict" means a portion of the territory within the city
within which certain uses of larxl, premises ar.d :t:uildirgs are
pennitted ar.d certain other uses of larxl, premises ar.d :t:uildirqs
are prohibited ar.d written which certain yards arrl other open
spaces are required arrl certain :t:uild:i.rg site areas are
established for :t:uildirgs, all as set forth arrl specified in this
title.
"llriDd:r.g est.ablisws:tl" means an activity that is primarily
devoted to the sellirg of alocholic beverages for consumption on
the premises.
"Drlve-t:lm:ujb estahJisws:tl" means an activity where a portion
of ret.ailirg or the provision of service can be cxn:iucted without
requiring the custaner to leave his or her car.
"Drlvairay aJrW!d'' a driveway with acx::::ess to the fra1t property
line which ent.ers the garage fran the side at an argle of 60
degrees to the fra1t a.irb line ar.d Which contains a functional
twenty (20) foot deep parkin;J area that does not ove:rhaR3' the
front property line.
"D4>J.ex'' means a b.rlld:i.rg oontaining not mare than two kitchen.s,
designed ar.d used to OOl5e not mare than two families li vi.rg
indepen:1ently of ea.ch other.
"I:Mall irlJ mrl.t" means a roan or group of roans inclu:lin:J li vi.rg,
sleeping, ea.ting, CXlOking, ar.d sanitation facilities, oonstituti.rg
<llapter 19.02 Page -15-
a separate ard in:iependent hcusekeepirg unit, cx:cupied or inten::led
for occupancy by one f amil.y on a rxn-transient basis ard havirg
not ioore than one kitchen.
"ED::l.osed" means a covered space fully surrcun:led by walls,
ioolu:li.rg wir:dows, doors, and similar openirgs or architectural
features, or an open space: of less than 100 square feet fully
su:rroon:Jed by a tuildin;J or wa11s exceedin;J 8 feet in height.
"ED::l.osed ga:mge'' an intenial area encarpa.ssin:J two (2) parkirg
spaces measurin:J 10 ft. l:~ 20 ft. ea.ch ard shall provide
unobstructed space i.e. , by walls, applian:les, etc.
Centel'4' a facility for the shelter, display,
exhibition, keepin:J exercise or ridin;J of horses, ponies or m.tles,
or vehicles drawn by Sl.ldl animals, with related pasture lards,
oorrals ard trails.
"JqnipEu.t yard" means a use providin;J for maintenance,
servicirg or storage of m::1tor vehicles, equipnent, or supplies; or
for the dispat:drlrq of service vehicles; or distrib:rtion of
supplies or oonstruction materials required in connection with a
l::usiness activity, plblic utility service, transportation service,
or similar activity.
"lqnipwut yard" iooludes a oonstruction material yard,
corporation yard, vehicular service center or similar use.
Chapter 19.02 Paqe -16-
"Faci J i:ty'' means a structure, l:u.ildirg or other physical
contrivaroe or object.
a) "Acoeseacy facility'' means a facility which is incidental
to, an:l custanarily associated with a specified principal
facility an:l which nwaets the applicable ccn:litioos set forth
in <llapter 19.18.
b) ''Ncrra:llplyinJ filcili:ty'' means a facility which is in
violation of artJ of the site develqment regulatioos or
other regulatioos established by this title, but was
lawfully exi.stirg on october 10, 1955, or artJ amerrlment to
this title, or the application of artJ district to the
property involved by reascn of which the adoption or
applicatioo the facility becnnes non-ca:iplyirg.
(For the definition for "non-oooformin;J use" seie sul:lsection
102. (B))
c) "Pri.ncipll faci J ities" means a main l:u.ildirg or other
facility which is designed an:l oonstructed for or ocx::upied
by a principal use.
"Fall.i..lY'' means an in:lividual or group of persons livirg together
who CX>l1Stitute a bona fide sirgle hrusekeepirg unit in a mvellirg
unit. "Fam.ilY'' shall mt be construed to inclu::le a fraternity,
sorority, club, or other group of persons ocx::upyirg a hotel,
lodgirg-hoose, or institution of artJ kini.
Chapter 19.02 Page -17-
II
"First Flcac'' that :portion of a structure less than or equal to
twenty (20) feet in height, through which a vertical line
~ fran the highest point of exterior CXll'lStruction to the
appt~iate adjoinirg grade, passes through one story.
FJ.ccr area. :ratio'' means the maximJm ratio of gross floor area on
a site to the total site area.
"F.ralt 11Bll" means the wall of a building or other structure
nearest the street upon which the building faces, b..tt excluding
certain a:rdlitectural features. as specified in Chapter 19.64.
"Foll c:asb. vallle'' has the meanir:q assigned to it in the
calif o:rnia :Revenue and Taxation code for property taxation
?J?.'POSE!S.
"Garage'' means an aooessory building (cx:arpletely clc:sed) used
primarily for the storage of not.or vehicles.
"Grade'' or "Finished Grade" means the lowest point of adjacent
g:roon:i elevation of the finished surface of the g:roon:i pavin;J, or
sidewalk, excludirg areas where grade has been raised by means of
a be.rm, planter lx:Jx, or s.imilar l.arDscaping feature, unless
required for drainage, with.in the area between the building and
the property line, or when the property line is DDre than five
feet fran the building, bebeen the building and a line five feet
fran the building.
CJ1apter 19.02 Page -18-
"Gccss :flcc:r area" means the total area of all floors of a
b..rllding measured to the artside surfaces of exterior walls, and
includi.r.g the followin.1:
Halls
stairways
Elevator shafts
service and mec:hanical equipnent roans
~ or roofed porches, arcades, plazas, balconies, can.ts,
walkways, breezeways or p:rtiCXJS if locat.E!d above the grourd.
and used far required aooess
Pennanently roofed, bit either partially en:::losed or
unenclosed, b..rllding fea:b.J:res used far sales, service,
display storage or similar uses;
"Gccss :flcc:r ai:ea" shall not include the followirg:
Basement, cellar or attic areas de ene:i usable by the chief
b..rllding official
Gccss lat area" means the horizontal area included within the
property lines of a site plus the street area boun:J.ed by the
street centerline up to thirty (30) feet distan:le fran the
property line, the street right-of-way line and the ext:erded side
ya:cd to the str:eet centerline.
<llapter 19.02 Page -19-
In residential districts, all roofed porches, arcades,
balex>nies, portioos, breezeways or similar features when
lcx:ated above the groun:l floor.
Parkirg facilities acx::essary to a permitted or cx:>nditionaJ.
use an:l lcx:ated on the eia:me site.
Roofed arcades, pl.a.2:as I walkways I porches I breezeways I
portioos, an:l similar 1'.eatures not substantially enclosed by
exterior walls, an:l c:ourts, at or near street level, when
acx:iessible, to the general plblic an:l not devoted to sales,
service, display, staragre or similar uses.
"Gctq> care activities" a residential care facility providirq
oontinuous care far six (6) ca:-fewer persons on a bventy-four (24)
hour basis which requires licerisirg by a governmental agency.
"Q.Est ml:laje'' means an acoessary buildirq ccnta.ini.rg a lodgirg
1.D'lit wit.halt kitc::hen facilities, an:l used to house ocx::asional
visitors or non-payirg guests of the ocx:::upants of a dwellirg unit
on the smi:e site.
"Q.Est n:oa" means a room which is inten:Jed, arrarged or
designed to be occupied by occasional visitors or nonpayirg guests
of the occupants of the dwellirg 1.D'lit in which the rcx:m is
located., an:l which contains m kitc::hen facilities.
''Habitable Fla:r" the horizart:al. spaoe between a floor area of
at least seventy square feet an:l the oeilirg height measurirg at
least 7 feet 6 irr.hes above it, except far a kitc::hen which shall
have a oeilirg height not less than 7 feet above said floor.
018pter 19.02 Page -20-
'tflei'1Jt" means the vertical distance above grade to the highest
point of the cq>irg of a flat roof or to the deck line of a
mansard roof or to the peak of the highest gable of a pitched or
hipped roof. '!he measuremant may be taken fran the highest
adjoin.i.rg sidewalk or gramd surface within a five-foot horizontal
distance of the exterior wall of the J:::uild.in; when such sidewalk
or g:rou.ni surface is not more than ten feet above grade. 'lhe
height of a ~ or terraced J:::uildir.g is the maximum height of
any segrrent of the J:::uildir.g.
''lbE ocx:qati.m" means an acx:iessary activity con:lucted in a
dwelling unit solely by the oocupants thereof, in a manner
incidental to residential cxx:u:parx:y, in accord with the provisions
of the title. (Far further provisions, see regulations for home
occupations in Cllapter 19. 21. )
''lb=pital" means a facility providing medical, psyd:l.iatric, or
surgical services far sick or injured persons primarily on an
in-patient basis, and including ancillary facilities for
rut-patient and e.mergeIK::Y treatment, diagmstic services,
trainin:J, researdl, administratim, and service to patients,
employees or visitors.
"Jbtel" means a facility c:x>nt:a.inllv; roans or groups of roans,
generally wit.halt .in:lividual kitdlen facilities, used or inten:ied
to be used by tenpJrary overnight oocu:pants, whether on a
Cllapter 19.02 Page -21-
transient or residential oc:cupan::y basis, and whether or not
eatin;J facilities are available on the premises. ''Hotel" includes
ll'Dtel, IOOt.or hotel, toorist. ca.u:t, or similar use, tut does not
include Dd::>ile hane parks or s~i.milar uses.
''lfcusehold Pets" IDelaJ1S small animals o 1111n1.l.y fourd in
residential areas such as chickens, ducks, geese, rabbits, dogs,
and cats, tut excludirg aridmal s such as any bovine or equine
animal, or any goat, sheep, or swine. 'lhis Title does not
regulate the keepin;J of small hoosehold pets, such as fish, birds,
or hamsters which is incidental to any permitted use.
''llcl1s.in:J :anket a:r::m." tha.t area boun:Jed by Frellrni Avenue
located in the city of sunnyvale, to the north, Iawrenoa
Expressway to the east, Prospect Road to the south, hence alorg a
line generally followirg the westerly baJn:1ary of the CUpertino
Urban servioo Area northerly to Highway 280, henc:e easterly alorg
Highway 280 to Foothill Ba.lllevard, henc:e northerly alon:J Foothil
Boulevard to Hanestead Roadl, henc:e northerly alon:J stevens creek
to F.remcnt Avenue, as generally shown on the followirY;J map.
".:nmk yard" IDelaJ1S the use of nare than 200 square feet of the
area of any lot far the storage or keepirg of junk, includirg
scrap metals or other ~' material, ar.d/ar far the dismantlirg
or ''wreckirg'' of autaoobiles ca: other vehicles or machinery.
"I.an:lscap:iDJ'' IDelaJ1S an airea devoted to or developed and
maintained with native or exotic pl.antirg, lawn, grouni cx:Ne:r,
gardens, trees, shrubs, an:ll other plant materials, decorative
outdoor landscape elements, pools, famtains, water features,
paved or decorated surfaces; of rock, stale, brick, bloc:k. or
similar material ( excludi.rg dtri veways, parkirg, loa.d.ir.g or storage
areas) , and sculptural element:s. "
"late EwninJ .Activities means an activity which maintains any
"IBJBJ sul:&lai:datd lat" neans any parcel of lard or lot recorded
an:l legally created k1zr Ca.mty or City prior to March 17, 1980,
which lot or parcel is of less are than required in the zone; or
lots or parcels of record ~hich are reduced to a substandard lot
size as a result of required street dedication unless othetwise
provided in the City of OJpert.i.oo General Plan.
'!he owner of a legally created, substandard prcperty which is less
than 6,000 sq. ft. tut equal to or greater than 5,000 square feet
may utilize said parcel for residential p.n::poses. '!he owner of a
legally created parcel of le.es than 5, ooo sq. ft. may also develop
said site as a sirgle family residential l::uildirg site if it can
be demonstrated that the prqerty was mt un.:Jer the same ownership
as any contiguous prq;:ierty on the same street f :rontage as of or
after JUly 1, 1984.
111.jc;pxr st:ca::e'' means a USE~ requirirg a state of califomia
"off-sale general license" (ela.l.e for off-site OJl'lSl1Jiption of wine,
beer, ard/or hard liquor) ard havirq 50 percent or 11Dre of the
total dollar sales ao:::xJUI'ltE!d for k1zr beverage covered un:ier the
off-sale general license.
Chapter 19. o:? Page -23-
"I..oadi rq fPICe'' means an area used far load.in;J ar unloa.din:;J of
gcxx:ls fran a vehicle in cxrmectioo with the use of the site on
which such space is located.
"Uldg:in;t' means the furnish.in;;J of roans ar groups of roans
within a dwell.irq mtlt ar an ao:iessary :t:uildin:;J to persons other
than nenbers of the family residence in said dwell.irq mtlt, far
overnight ocx::upancy oo a residential ocx::upancy basis, whether ar
not meals are provided to such person. J.Jxlg.irq shall be subject
to the residential density requirements of the district in which
the use is located.
"I.<dgirq unit" means a rcx:m ar group of roans not inclu::l.irq a
kitchen, used ar interxJed far use by overnight occupants as a
s.irqle mtlt, whether located in a hotel ar a citell.irq mtlt
providin:;J lodg'.irq M1ere designed ar used far ocx::upancy by more
than two persons; each two-person capacity shall be deemed a
separate lodg'.irq mtlt far the pnp::se of determ.in.i.rg residential
density; each two lodg'.irq mtlts shall be oonsiderecl the equivalent
of one dwellirq mtlt.
"lat" ar "site'' means a parcel of l.a:rrl oonsi.stin;J of a s.irqle
lot ar record, used ar interxJed far use unier the regulations of
the title as one site far a use ar a group of uses.
Cllapter 19.02 Page -24-
a) 11 a:a:11eC let." means a lot situated at the intersection of
two or ncre streets, or 1:a.mded al two or ncre adjacent
sides l:7j sb:eet lines.
b) "FlaJ let." means a lot havin;J acx:iess to a street l:7j means
of a private driveway or parcel of land not otherwise
meetin:J the requirement of this title far lot width.
c) "r.nter:iar: let." means a lot other than a oorne.r lot.
d) ''Key let." means the first lot to the rear of a oorner lot,
the front line of whi.ch is a oontinuatial of the side line
of the corner lot, am frontirg al the street which
intersects or intercepts the street al which the oorner lot
fronts.
e) "lot m::ea.11 means the area of a lot measured horizontally
between bamdary lot lines, bJt exclu:iirq a portion of a
flaq tut providin:J access to a street ard lyin:J between a
front lot line am the1 sb:eet, ard excluding any portion of
a lot within the lines of any natural water course, river,
stream, creek, waterway, dlannel., or flmr control or
drainage easellEilt ard exclu:lirq any partial of a lot within
a street right-of-way whether acquired in fee, easement or
otherwise.
Chapter 19.02 Page -25-
"lot <XM!Cagle'' erxx:mpasses the followirq definitions:
a) "Single :fcmily residential use'' means the total land area
within a site that is oovered by b.lildings, i.nc:lud.i.n;J all
projections except the exterior or outer:u:xJst four feet of
art:/ cove or roof overhand, bJt excludirg g:rour:d level,
pav:irg, lan:lscape features, and open recreational
facilities.
b) "All other uses except s:i:ng:le :fcmily :r:esidE!nt:i.a" means
the total land area within a site that is oovered by
b.lildings, excludirg all projections, grouni level pav:irg,
lar:dscape features, and open recreational facilities.
"lot dE!pt:b." means the horizontal distar¥Je fran the midpoint of
the f:rait lot line to the midpoint of the rear lot line, or to the
most distant point al art:/ other lot line where there is rx> clear
rear lot line.
"I.at I.in!'' means art:f l::x::Junjary of a lot.
a) "Fl:alt lat I.in!'' means al an interior lot, the lot line
abJttin:J a street, or al a OCJrl'Vin" lot, the shorter lot line
abJttin:J a street, or al a flag lot, the interior lot line
most parallel to and nearest the street fran which acx::ess is
obtained..
Chapter 19.02 Page -26-
b) "Interior lot line'' means any lot line not al::uttirg a
street.
c) ''Rear lot line'' lllf::a11fl the lot line not intersectirg a
front lot line which is the mst distant fran arrl the mst
closely parallel to the front lot line. A lot boun:Jed by
only three lot lines will not have a rear lot line.
d) "side lot l:ine'' meane~ any lot line which is not a front or
rear lot line.
e) "Sb:eet lot line'' means any lot line ab.J:ttirg a street.
"I.at of za::x:a:d" means a lot which is part of a sul:x:li vision
recx>rded in the office of tl:ie COllllty recorder, or a lot or parcel
described by metes arrl lxlun:1s which has been recx>rded.
"I.at w.i.dt:b.11 means the hot·izart:al distance l:::lebNeen side lot
lines, measured at the required front set.back line.
''Millufacb.D:in' means a use ergaqed in the marrufacture,
predaninantly fran previously prepared materials, of finished
products or parts, includilig prcx::essir.g fabrication, assembly,
treatrcent, pa.ckagirg of such products, arrl incidental storage,
sales arrl distril:utioo of such products am incidental storage,
sales, arrl distril:utioo of such products bJt excludir:g basic
in::lust:rial prcx::essirg of atracted ar raw materials, processes
utilizirg inflamnable or explosive material (i.e., materials which
ignite easily un:ler normal marrufacturirg conditions), arrl
processes which create hazardous or co111or.tly recx:ig:nized offensive
conditions.
Chapter 19.02 Page -27-
''Mmsage Parlor'' is a l::uildin; or portion thereof or a place
where massage is administered for a:upensation or f:ran which a
massage business or service for cx:npen.sation is qiera.ted.
•'lfcbiJe Hem!'' means a vehicle, other than a lIDtar vehicle,
designed or used as semi-permanent halsirg, designed for human
habitation, for carryirg persons and. property on its own
structure, and. far bein;J drawn by a lIDtar vehicle, and. shall
include a trailer coach.
''ll:Jbi le bme pa:dt'' means art:f area or tract of lard where lots
are sold, rented, or held out for rent to one or nme owners or
users of ioobile .banes, exclt.:dil'g travel trailers, for the p.rrpose
of permanent or semi-permanent halsirg.
"Rilt:iple-fmil.y use" means the use of a site for three or mre
dwellirg units which may be in the same buildirg or in separate
'blild:in;Js on the same site.
"Net f1ccr m:ea" means the net enclosed floor area used or
capable of use for art:f activity, exclt.:dil'g walls, stairways,
elevator shafts, service or medlanical equipnent roans, oorridors
or halls proviclirg cxmnon acx:iess to :nx:u:e than one use, and
unenc:losed parches or balcxrdes.
Chapter 19.02 Page -28-
"Net lat area" means the total horizontal area included within
the prqierty lines of a site, exc:lud.:inj the followin;:
a. Any p:xrtian of a site within the right of way of an existing
µJblic street.
b. '!he p:xrtian of a f~r lot oonstitutirg the acxiess corridor
ly:in;J between the front prq>erty line and the frontage line
of the corridor at the ert:reet.
c. '!he full width of any legal easemPnt used far acxiess
p.n:poses.
·~· means an establishment providing alocholic beverage
service and late evenirq (pcast 11:00 p.m.) entertainment, with or
without food service.
"Of'f ioe: "
a) Wnistrative er Elrecu.tive offices includ.:inj those
pertain.i.nq t.o the management of off ice operations or the
direction of enterprise tut not includ.:inj :merchaniis:in;J or
sales services.
b) PJ:afessia:Bl offices such as those pertaining t.o the
practice of the profE!SSions and arts includ.:inj, tut not
limited t.o, architecb.u:e, dentistry, ergineer:in;J, law, and
medicine, b.lt not in:::lud.:inj sale of dru:"::Js or prescriptions
except as incidental t.o the principal uses and where there
is external evidence of such incidental use.
Cbapter 19. o:! Page -29-
c) office'' lllf:i\al'lS a use provid.:i.rg consultation,
diagra;is, therapeutic, preventative, or oorrective personal
treatment services by doctors I dentists I medical an:} dental
lab:Jrataries, an:l similar practitialel:'S of medical an:l
heal.irg arts for humans, licensed for such practice by the
state of calif ornia an:l includirg services related to
medical research, testirg an:l analysis.
"q,en'' lllf:i\al'lS a space an the ground or an the roof of a
structure, un::iovered an:l \ll'llE!n::losed.
"Ocganiza:tiana1 dnatt d::s" the declaratian of restrictions,
articles of inoorporatian, by-laws ard arr:t contracts for the
ma.intenanoe, ma.nagensit, or operatian of all or arr:t part of a
ccmrunity hals.irg project.
"out::docr :ceccea:tim use'' lllf:i\al'lS a privately awned or operated use
provid.irg facilities for outdoor recreaticn activities, includirg
golf, termis, swi:nmirg, rid.irg, or other outdoor si.x>rt or
recreaticm, operated predcminantl.y in the open, except for
accessory or incidental enclosed. services or facilities.
"Paa:." lllf:i\al'lS arr:t open space, rese:rvaticn, pla:ygra:arl, swi:nmirg
pool, golf course, recreaticn center, or arr:t other area in the
city owned or used by the City or ca.mty ard devoted to active or
passive recreaticms.
"Park:i.ng Al:ea" an un:roofecl, paved area, delineated by painted or
similar ma.rkirgs, interrled an:l designed to aocc 11111Crlate one or mre
vehicles.
Olapter 19.02 Page -30-
"PaddnJ :faci li:ty'' means an area on a lot or within a tuildin;J,
or both, iooludirg one or m:xre parki.r.g spaces, together with
driveways, aisles, tu:rnin;J and maneuve:rirg areas, clearances, arrl
similar features, arrl nvaetirg the requirements established by this
title. "Parking facility" ioolu3es parking lots, garages, arrl
parking structures.
a) "~my parkirg facility'' means parki.r.g lots which are
not required under this title arrl which are intended as
interim .i.nprovements of property subject to renDVal at a
later date.
"PaddnJ fP'CE!'' means an area on a lot or within a hlildin;J,
used or intended for use for parkirg a motor vehicle, havirq
permanent means of ac:D;!SS to arrl f.ran a plblic street or alley
in:lepe:ndently of any other pa.rkirg space, arrl located in a parki.r.g
facility nvaetirg the requirements established by this title.
"Parld.:n:J fP'CE!'' is equivalent to the term ''parki.r.g stall" arrl
does not ioolude driveways, aisles, or other features carprisirg a
parki.r.g facility as previously defined in this dlapter.
"l\:!t:saa:el fitness t:rainhq center'' means a facility providin;J
space arrl equipnent, with ,or without supervision, for group or
in:lividual athletic developnent, increased skill develqm:mt in
sports activity, or rehabilitative therapy for athletic injucy.
Cl1apter 19.02 Page -31-
"Picnic m:ea" means a facility providirg tables and CXlOkirg
devices for preparation ard CXXlSUllption Of meals out of doors or
within an \ll'lE!lX'!losed shelter structure.
"P.ractk:e range'' means a facility providirg CX>Jlt:rolled aooess to
fixed or DJVable objects which are used to test and measure
acx::uracy of d.ischa:rge fran a weapcn.
"Private EdJcaticnl1 facility'' means a privately-owned
school,includirg schools owned ard operated by religious
organizations, offerirq instruction in the several brarx::hes of
lea.rnir.q ard sb..xly required to be tal.J1ht in the public schools by
the El:iucation COde of the state of califa:rnia.
"Profea::da:al office'' means a use pravi.clirg professional or
consultirq service in the fields of law, architecture, design,
ergineerirq, ac:xx:iuntirg, ard similar professions, includirg
assooiat.ed product testin;J ard prototype developnent, b.1t
excludirg product-manufacturing or assembly.
"P.roject ~" all public road inprovements,
under-g:rcmrlirq utility il1provements, ard inp.rovanents to the
on-site utility networks as required by the City of CUpertino for
a cxmmmity halsirq project.
"P.rojecticn" means architectural elements, not part of the nain
l::u.ilding support, that cantilevers fraD. a single l::u.ilding wall or
roof, involvirg no sui:ports to the groord other than the one
l::u.ilding wall fran which the element projects.
"Pl:q>e.tl}"' means real prq>erty which includes lard, that which
is affixed to the lard, ard that which is incidental or
app..ntenant to the lard as defined in Civil COde Section 658
t.hrCU3h 662.
Cl1apter 19.02 Page -32-
"Pu4Jerty" adjoining'• means art:f unit of real property, exclud.i.rq
larrls used a µ.iblic streets, shar.in;J one or mre c:x::moon points
with another property.
"PUbl..ic Dance Ball" is a l::uildinq or part.ion thereof used for
danc.in;J p.u:poses to and in which the general µ.iblic is admitted
and permitted to darx:le, upon payment of art:f fee other than
compensation, or upon payment of a charge far admission, or for
'Which tickets or other devices are sold, or in which a charge is
made far the privilege of danc.in;J with art:f other person employed
far such p.irpose by the q>m:ator of such establishment, includ.irq
tut not limited to taxi dances, tut excl'l:lii.rq restaurants, hotel
d.i.n.in:] roans am night cltibs in which the danc.in;J is incidental
only to d.i.n.in:] or to other ent:ertainment.
sb:eet" means all streets, highways, lanes, places,
avenues am part.ions the:rec1f and incl'l:lii.rq extensions in the
le:r:gth and width, which have1 been dedic:ated by the owners thereof
to µ.iblic use, acquired fer µ.iblic use or in which a µ.iblic
easement for roadway p.xrposes exists.
''Bect"ea.t.i.m vehicle'' means a vehicle towed. or self-propelled on
its own chassis or attached to the chassis of another vehicle and
Chapter 19. o~: Page -33-
designed ar used far tenpJrary dwellin;, recreational ar sportirg
purposes. '!he term recreation vehicle inclu:ies, tut is not
limited to, travel trailers, mt.or coach banes, converted. trucks
ard ruses, ard l:x:Ja:ts ard boat trailers.
''Becl:'ea:t.:im ~ Space'' open space within a OC11111Jl'lity housin;
project (exclusive of required frCl1t set back areas) which shall
be used exclusively far leisure ard recreational purposes, far the
use ard enjoyment of occupants (ard their visitors) of units on
the project ard to which such occupants (ard their visitors) have
the right of use ard enjoyment. Al:xRssory st::ructu:res such as
swilrming pools, recreational buildir.gs, ard lardscaped areas may
be included as open space.
''Re-cyclirg center'' means facilities appurtenant ard exterior to
an otherwise allowed use, which are utilized far oollection of
recyclable materials such as metal, glass, plastic, ard paper
stored in nd>ile vehicles ar trailers, permanent storage units, ar
in bulk reverse vendirg machines exceedirg fifty cubic feet in
size.
''Hal igia& i.nstitllt.:kn'' means a seminary, retreat, monastery,
c:onferen:ie center, ar similar use far the cx::n3uct of religious
activities, inclu:iing aoc:essory housin; incidental thereto, tut
exclu:li.rg a private educational facility. Aey such use far which
a property tax exenption has been obtained pursuant to section
J(f) of Article XIII of the o:nstitutiCll of the state of
califarnia ard section 206 of the RevenUe ard TaxatiCll COde of the
state of califarnia, ar su.cxJeSSCt", le;islation, ar which is used
in connection with any church whid:l has received such an
exemption, shall be prima facie presumed to be a religious
institution.
<l'lapt:er 19.02 Page -34-
"Restam:ant (fast fcxxl)" means a retail food service
establishment in whidl prepared foods ar beverages are served ar
sold on ar in disposable containers, in::lulirg those
establishments where a subst:antial portion of pa.trans may serve
themselves and may consume said food and beverages off-site. A
separate bar facility far servirg alcx:iholic beverages is not
pennitted. Any area, tables, or roans reserved far servirg
alCXlholic beverages shall l::e CX>11Sidered a separate bar facility.
Specialty food stores, such. as ice cream stores, bakeries, or
donut shops shall not be CX>l1Sidered fast food restaurants.
''Restaurant (full service)" means any restaurant which is not a
fast food restaurant. Alcd:lolic beverages may be served with
neals at a custaner' s dinirq table; however, a separate bar
facility far servirg alcx:iholic beverages is not permitted without
a use permit.
''Heseardl and ~" means a use en;iaged in sbxly, design,
analysis, and experimental developnent of products, processes, or
services, in::lu:lir.q in::idental ma.nufacturirq of prcxiucts or
provisions of services to others.
''Residential. cm:e hme'' neans use of a dwllirq unit ar :portion
thereof liamsed by the state of calif ornia ar coonty of Santa
Clara, far care of up to, six persons, inclulirg overnight
cx::cu.pancy ar care far exten:ied time periods, and inclu:lir.q all use
defined in Section 5115 and 5116 of the california Welfare and
Institutions COde, ar legislation.
Chapter 19.02 Page -35-
''Reverse VIDling :mcirlne'' means a lllSdlanical device which
accepts one or more types of enpty beverage cxrrt:ainers am issues
a cash refun:l or credit slip.
''R:Jt.a:t.:i.r. hweless sbe.lter.. means shelter located in an existirx}
churd1 structure. Shelter provided rm: to exceed two 1tDJrt:hs in
Mrf twelve (12) month period at Mrf sirx}le location. Number of
oc::cupants rm: to exceed twenty-five (25), hours of operation
rm: to exceed 6:00 p.m. to 7:00 a.m.
"Sct:eened'' means shielded, cxn::iealed, am effectively hidden
fran view at an elevation of up to 8 feet above grrund level on
adjoinin;J sites, or fran adjoinirx} sheets, within 10 feet of a lot
line, by a fence, wall, hedqe, berm, or similar structure,
architectural or lan:1scape feature, or CXIDbination thereof.
"Seti:Jadt line'' means a line within a lot parallel. to a
oorrespan:li.rg lot line, which is the bam.:iary of any specified
front, side, or rear yard, or the bam.:iary of any public
right-of-way whether acxiuired in fee, easenent, or otherwise, or a
line otherwise established to govern the location of buildirx}s,
structures or uses. 'Where no mini.nun fralt, side, or rear yards
are specified, the setback line shall be oatermincus with the
oorrespan:li.rg lot line.
"Set.back cmea, Required" means open space, tmCCCUpied am
~ fran the grrund upward, except as provided in this
title, between the lot line am the set.bade: line on the same site.
01apter 19.02 Page -36-
a) "Se!tl:edt m::ea., Requ:h:ed frcnt. yard'' means the setback area
extending across the front of a lot between the front lot
line arrl the setback line. Front yards shall be measured
either by a line at right argles to the front lot line, or
by a radial line in the case of a curved front lot line,
except f laq lots which is the area extending across the full
extent of the bJ.ildable particm of the f laq lot measured
fran the property line which is parallel to arrl nearest
the street line arrl at which point the lot width equals a
minim.ml of sixty (60) ft. '1he Pl.amrl.rg Camnission shall
have the discreticm to mdify the provisions of this
def initicm when it improve the design relationship of the
proposed buildirgs to adjacent buildirgs or parcels.
b) "Se!tl:edt m::ea., RBJrl,red. nlilill:' yard'' means the area
extending across the full width of the lot between the rear
lot line arrl the nearest line or point of the main bJ.ild:i.rq.
c) "Se!tl:edt m::ea., REq.rlred side ym:d" means the area between
the side lot line and the nearest line of a bJ.ild:i.rq, arrl
extending f ran the front setback line to the rear setback
line.
"ftqpir.g a:!llt:ecH means a group of o 1111er cial establisJ:nnents,
planned, developed., owned, or managed as a unit, with off-street
parkin;J provided cm the site, arrl having a total gross floor are
of not less than l,000,000 square feet arrl a total site area of
not less than 50 acres.
Chapter 19.02 Page -37-
"SinJle :faail.y use'' means the use of a site far only one
c:i'iNell:i.rg unit.
"Sp=cialty food sta:es" includes uses such as bakeries, donut
shops, ioa cream stares, produce markets an:i meat markets, ar
similar establishments Where food is prepared an:i/ar sold
primarily far oonsunptiai off the premises
"Specified Anatxaical. Areas" are:
1. less than CX11Pletely an:i opaquely covered human
genitals, p.lbic :regiai, b.Jttock an:i female breast belCM
a point im:nediately above the tcp of the areola; an:i
2. Human male genitals in a discernibly turgid state, even
if CX11Pletely an:i opaquely covered.
"Specified Smcnal .ld:ivitiss'' are:
1. Human genitals in a state of sexual stm1lation ar
araisal;
2. Acts of human masbJ:rbaticn, sexual int:erccm."se ar
sodany;
3. Fcn:ll:i.rg ar other erotic tcu::hlrg of human genitals,
p.lbic region, bJ:ttoc:ks ar female breast.
11SpeciaHty Foc::dEi;ta:e'' includes uses such as bakeries, donut
shops, ioa cream stares, produce markets an:i meat markets, ar
similar establishments where food is prepared an:i/ar sold
primarily far oonsunpticn off the premises.
Chapter 19.02 Page -38-
"st:acy' means that portion of a :t::uildirg included between the
surface of any floor an.:J. the Slll"face of the next floor above it,
or if there is oo floor above it, then the space bebve!en the floor
an.:J. the oeilin;J next above it. In oo event shall a story be
greater than ten feet in height.
a) ''Ba.lf-stacy" means a story with at least two opposite
exterior sides meetin;J a slq>in;J roof oot more than two feet
above the floor of such story.
"Sb:eet" means a p.iblic or private tl'.lal:.'a:KJhare the design of
which has been approved by the City which affords the principal
means of a~ to a.b.J.tting prcparty, includirv;J avenue, place,
way, drive, lane, bculevard, highway, road, an.:J. any other
t:h.orol.r;Jhfare e:xaapt an alley as defined in this chapter.
"Sb::uct:m:e'' means that which is :t::uilt or CXJnStructed, an edifice
or :t::uildin;J of any kirrl, or any piece of work artificially :t::uilt
up or cunposed of parts joined. together in sane definite manner.
"'l\lo falli.l.y use'' means the use of a site for two cbNellin;J writs,
which may be within the same tuildin;J or separate :t::uildin;Js.
"TJseahle rear ycmi'' means that area l:oJl'x:led by the rear lot
line(s) an.:J. the rear :t::uild.ing line exterded to the side lot
lines. '!he side yard adjacent to a proposed minor addition (e.g.,
add.itioo equallin;J ten pe:rcer1t or less of the principal structure)
may be included. in calculation of usable rear yard area.
Qlapter 19.02 Page -39-
''Ole'' means the con:luc:t of an activity, or the performance of a
function or q>eratian, an a site or in a b.rllding or facility.
a) 11~ use" means a use which is incidental to an:1.
custanarily associated with a specified principal use.
b) ''Rc:n-amfc:a::ain;J use'' means a use which is not a permitta::I
use or cxn:litiaial use authorized within the district in
which it is located, bJt which was lawfully existin;J on
october 10, 1955; or the date of any amen:bDents thereto, or
the application of any district to the prq:>erty involved, by
reason of which adopticn or applicaticn the use became
J'QHXl'lfarmirg. [see "nan-o::mplyin:J facilities" in this
Olapte:I" for a definiticn]
c) "Prin::::iptl use'' means a use which fulfills a primary
function of a halsehold, establishment, institution, or
other entity.
d) "Pemitted use'' means a use listed by the regulations of
any particular district as a permitted use within that
district, an:i permitta::I therein as a matter of right when
oorrlucted in aCXlOI'd with the regul.atims established by this
title.
Olapter 19.02 Page -40-
e) "anlit:iJ:mal. use'' means a use, listed by the regulations
of any particular dist:.rict as a ocn:litiona.l use within that
district ard allowablE~ therein, solely en a discretionary
use ocn:litiona.l basis, subject to issuar¥Je of a c::on:litiona.l
use :permit, ard to all other regulaticns established by this
title.
''Vehicle'' means any boat, bus, trailer, motor bane, van, camper
('Whether or not attached to a pick.-up truck or other vehicle),
canp trailer, nd:>ile bane, m::itorcycle, autaoobile, truck, pick-up,
airplane, boat trailer, trl.;ICk tractor, truck trailer, utility
trailer or recrea.tiona.l vehicle, or parts thereof, or any device
by which any perscn or property may be prq>elled, DDVed, or drawn
upon a p.iblic sb::eet, exceptirg a device DDVed exclusively by
human pciwer.
''Visual Privacy rnt:rusicn" means uninterrupted visual access
fran a residential dwelli.n;· or st:rucb..Ire into the interior or
exterior areas of adjacent residential structures, which area is
either oa:rpletely or partially private, designed for the sole use
of the cxx::upant, ard/or which serves to fulfill the interior
ard/or exterior privacy needs of the i:npacted residerx::e or
resi~.
<llapter 19.02 Paqe -41-
"Yard" means an area within a lot, adjoinirg a lot line, and
measured horizattally, and perpendiailar to the lot line far a
specified distan:le, q>en and unobst:ructed except. far activities
and facilities allowed therein by this title.
a) "Front yani" means a ya:rd measured into a lot fran the front
lot line, ext:errllrg the fUl.l width of the lot between the
side lot lines intersectirg the fra1t lot line.
b) ''Rear yani" means a ya:rd measured into a lot fran the rear
lot line, ex:tend.irq bet.ween the side yards; provided that
far lots havil'XJ no defined rear lot line, the rear yard
shall be measured into the lot fran the rear.roost point of
the lot depth to a line parallel to the fra1t lot line.
c) "Side yani" means a ya:rd measured into a lot fran a side lot
line, extend.i.n;J between the fralt: ya:rd and rear lot line.
zonin'J/chap1902
<l1apte:c' 19.02 Page -42-
Sections:
19.03.010
19.03.020
19.03.030
19.03.040
19.03.050
19.03.060
~-19.03
DESIGNATIOO"S AND ESTABLISHMENI'
OF DISlllUCI'S
Designation Of general districts
References to districts
z.atln;J map and district l:a.JrDaries
Areas not shown an zcrrlrq map
Use an:l interpretaticn of zcrrlrq map
lg>licatioo of regulatiais to sites divided by zone
l:a.JrDaries
Chapter 19.0:1 Page -1-
19.03.010 nie several classes of general districts into 'Which the City is
divided a.re designated as follows:
Zonirg :Map Designaticn am District Name Olapter No.
A Agricultural Zale 19.04
A-1 Agricultural-Residential Zale 19.05
R-1 Sirgle-Family Residential Zale 19.06
R-2 Residential DJplex District 19.07
R-3 Multi-Family Residential Zale 19.08
RHS Residential Hillside District 19.09
RIC Residential Sirgle Family Cluster Zale 19.10
PD Planned Developnent Zale 19.11
C-G General carmercial Zale 19.12
M-L Light :rmustrial Zale 19.13
B-A Public Build..in;J Zale 19.14
T Transportaticn Zale 19.14
B-Q Quasi Public Buildin;J Zale 19.14
PR Park am Recreation Zale 19.15
p Private Recreation District 19.16
0-A Administrative am Professiooal. Office District 19.17
Cl1apte:r 19.03 Page -2-
19.03.020 References to Districts
Reference within the title to residential districts generally arrl as a
groupirq, inclu:ies all districts identified in the section. Where
references are made to more restrictive or less restrictive residential
districts, such references shall awly sequentially between the m:ist
restrictive arrl the least restrictive.
Residential
District
RHS
RIC
R-1
R-2
R-3
HJst restrictive
I.east restrictive
Olapt:er 19.0:J Page -3-
19.03.030 z.onim Map am District Boutdaries
a) '1he bam:laries of districts established by the title shall be
shown upon the zcni.rg map. '!he zcni.rg map, am all amendments,
charges, am extensions thereof, am all legen:Js, symbols,
n::>tations, :references, am other matters shown therecrl shall be a
part of this title.
b) '!he zonirq map, as currently effective, am a record of all
amendments, changes, am extensions thereof, shall be maintained
as a public record in the off ioe of the Director of Camunity
Develq:ment.
c) '!he bam:laries of each district as shown upon the zcni.rg map, or
amendments thereto, are adopted by the ardinaJxle codified by this
title, am the specific regulations established by this title for
each general district am all other regulations awlicable therein
as set forth in the title are established am declared to be in
effect upon all l.anJs .irx::luded within the bam:laries of eadl am
every district as shown upon the za1i.n;J map.
19. 06. 040 Areas not shown en z.onirg Map
All lands now or hereafter .irx::luded within the inco:cporated territory of
the City, Which l.anJs are not .irx::luded within a general district shown on
the zonirq map of the City or are not shown as pre-zcmed to a general
district i.11. aocard with awlicable provisions of this title, shall
constitute R-1 single family residence districts.
19. 03. oso Use am Intel:pretation of Zonirg Map
'!he f ollo;,rinq rules shall awly in the determi.natien of the bam:laries of
any district shown en the zcnin;J map:
Chapter 19.03 Page -4-
a) Where boundaries are irdicated as ~tely followirg street
and alley lines, or other identifiable boundary lines, such lines
shall be construed to be the district boundary. Where such
boundaries are imicated as within sb:eet or alley lines, or
within identifiable rights-of-way or creeks, the center line
thereof shall be construed to be the district boundary.
b) In unsul::divided property, and where a district boundary divides a
lot, the location of the district boundary, l.Ulless the same is
irdicated by dimensions, shall be determined by use of the scale
appearirq on the zon.irq map.
c) A symbol, or symbols, indicatirq the classification of property on
a zon.irq map shall in each instarre apply to the whole of the area
within the district boundaries .•
d) Where a p.lblic street, alley, or right-of-way is officially
vacated or abarrloned, the regulatiais applicable to this ab.rttirq
property shall apply equally to each half of such vacated or
abandoned. street, alley, or ri.ght-of-way.
e) Shoold any l.llr.ertainty rema.in as to the locaticm or mean.irq of a
boundary or other feature indicated up::11 a zon.irq map, said
locaticm or mean.irq shall be determined by the Director of
cama.mity Develqment.
19.03.060 ADPlicatiat of Regulation to Sites Divided by Zone Baun:Jaries
Whenever it is fourd, p.n:sua.nt to Sec:ticm 19.06.050, that a lat or site is
divided by a boundary between die:t:ricts, the provisiais of the zon.irq
regulations applicable within each di.strict shall apply to each portion of
this site situated in a separate district.
zon.irq/zdistric
Oiapter 19. 03 Page -5-
Sections:
19.04.010
19.04.020
19.04.030
19.04.040
19.04.050
19.04.060
19.04.070
19.04.080
19.04.090
19.04.100
Purpose
Chapter 19.04
AGRICUUIURAL ZONES
v~>
AJ.:plicability of Regulation
Permitted Uses
Con:iitional Uses
EKclu:ied Uses
Site Developnent Regulations
Permitted Yard Encroachments
Additions to Existir:g structures
Solar Designs
Interpretation by Plarlili.rg Director
Cl'lapter 19. ()4 Page -1-
19.04.010 Purpose
Agricultural ZaleS are int.erxled to preserve agriculture or forestry in
areas best suited for that purpose ariJ./or to provide corridors of
agricultural or forested areas lJeb.leen cities or neighborhoods, in order
to avoid urban sprawl an:l facilitate the establishment of distinctive
neighborhoods.
19.04.020 Applicability of Requlatiais
No buildirg or structure or lan:l shall be used, an:l DJ buildirg or
structure shall be hereafter erected, structurally altered, or enlarged in
an agricultural (A) zooe, otherwise than in oonf~ with the
provisions of this Olapter.
19.04.030 Permitted Uses
'!he f ollowirg uses shall be permitted in the A zatlrg District:
A. Agriculture, horticulture, vitaculture· an:l forestry, iooludirg
the followirg an:l similar uses:
1. Field an:l truc:k crops, ioolu:lirg dryirg an:l storage;
2 • orchards ariJ. vineyards I ioolu:lirg bJttlirg ariJ. storage;
3. Tree farms, botanical cxJnserva:tories ariJ. arboreta;
4. Barns an:l sheds i
5. Keepirg of draught animals, animals providirg products used
011 the prq>erty I ariJ. household pets j
6. Livestock ran:::hes an:l dairy farms depen:lin;J mainly on
grazirg on the prcperty;
7. Proalssirg of dairy products produced on the prcperty;
8. Animal breedirg;
9. Tree farms;
10. Poultry raisirg an:l hatcheries;
01apter 19.04 Page -2-
11. Apiaries;
12. Nurseries, greenhcuses, and la:r.dscapin:J gardens;
13. Board.irg kennels;
14. Animal breedin:J
B. Sin:}le Family Dwellin:J unit
c. Residences of farm 'WOJ:."ker&i and their families whose primary
errployment is inc:idental and necessary to agricultural operations
conducted on the same parcel of land on which said residences are
located;
D. A secorrl dwellin:] unit which conforms to the procedures,
sta:ndaJ:ds and requirements of <l1apter 19.14 except for a secon:i
dwellin:J unit requirin:J a Cor.ditiai Use Permit;
E. Non-cxmne:rcial stables, ancll the keepin] of rid.irg horses; the
rnnnber of horses ai each lot at any time shall be limited to
three (3) except that additicr.ial foals may be retained for a
period of six (6) narths;
F. Iv::cessory facilities and uses custanarily incidental to pennitted
uses and otherwise oonfarmdrg with the provisions of Chapter
19.18 of this title;
G. Hane cxx:upations, when accessory to pennitted use and otherwise
conformi.rg to the provisions of Chapter 19.21 of this title arrl
subject to any Condition Use Permit requirements of that Chapter;
H. Day. care bane family-small;
I. Group care activities.
19.04.040 carrlitional Uses
'Ihe followir.g uses may be coniitiona.lly allowed in an A zonir.g District
subject to the issuance of a Conditional Use Permit:
Chapter 19.~~ Page -3-
A. Issued by the Director of carmmity Develcpnent:
1. Tenp:>rary uses subject to regulatiais established by Chapt:er
19.29;
2. Hane cxx:upa.tions requirir¥] a Can:litiona.l Use Permit p.tt:'SUallt
to Chapter 19.21 of th.is Title;
3. Buildin:Js or structures whidl i.ralqxlrate solar design
features that require variation fran setbacks upon a
determination by the Director that said design feature, or
features, will net result in privacy inpacts, shadowirg, or
intrusive noise, odor, or other adverse inpacts to the
surroondir.g area.
B. Issued by the Pl.a:nni.rq Ccmn.ission:
1. Transmission lines, transformer statiais, television a.rd
radio towers, a.rd other p:ablic utility and cxmrunicatian
structures;
2. Non-ccmnercial stables for ridirg horses in excess of the
munber permitted by section 19. 04. 030 (E) of th.is Chapter.
C. Issued by the City C'OUnCil after oaisideration Of the Plannirg
ccmn:i ssion reo 1111ermtion:
1. Retail sale of wine, fruit or berries produced on the
property;
2. cerretaries, crematarias, mausolea, a.rd oolumbaria;
3. Mines, quarries, a.rd gravel pits;
4. Ridirg aa:tdenies, oemne.rcial stables, and the boardi.rg of
horses;
5. Guest Rard1es;
6. Boardin;J Kennels
Chapter 19.04 Page -4-
7. Golf cx:iurses an::l Ori vin;· Rarges;
8.
9. Public an::l quasi-p.iblic b.lild.in:Js an::l uses.
19.04.050 Excluded Uses
'!he follc:Mirg uses shall :oot be permitted in A zones:
A. Hog fanns;
B. cattle fanns mainly depend.i.n;J upon feed brought onto the
property;
C. Slaughter halses, fertilizer yards, feed yards, bone yards, or
plants for the re:luction of animal matter;
D. CClrlltercial feed sales;
E. other semi-agricultural uses mainly deperdirXJ upon raw materials,
semi-finished products, or feed brcu:.;Jht onto the property;
F. other uses which, in the q>iniCl'l of the Director of carm.mity
Developcent, create a private or i;:ublic J'lllisanJe.
19. 04. 060 Site Develocment Regulations
A. I.ot area zon.in;J designations:
'!he m.i.ninum. lot area shall oarresparrl to the numb:o...r (Illlltiplied
by 1000 square feet) follc:Min;J the A zon.in;J symbol. Exanples are
as follows:
Zonim symbol
A
A
B. Mi.n.i.num lot area:
Number
215
400
Mi.n.i.num lot area
square feet
215,000
400,000
1. 'Ihe m.i.ninum. lot size far a lot in an A zon.in;J District is
215,000 sq. ft. An incidental :residential use m.i.ninum. lot size
is 43,000 sq.ft. per d\\lellirg unit
CJlapter 19. ().(l Page -5-
(dwellirg units in farm labor ca:np; for tenporary laborers, an:i
secx:ni dwellirg units shall not be ocunted for the p.n:pose of
~ required lot area urv:ier this sectioo) ;
c. Required lDt Shape
Each lot in an A zonirg District shall have such shape that a
square with a side of two hun:ired feet (200 ft.) can be inscribed
in this lot.
D. lDt coverage aIXi Buil.dirg setbacks.
1. lDt Ccve:rage
'lhe max:i.nun l:W.ldirq ooverage is forty percent (40%) of the
net lot area.
2. Mininum sethacks
a) First aIXi secx:ni floors
1) 'lhe m.i.niDun fratt setback is thirty (30) feet;
2) 'lhe m.i.niDun side-yard setback is twenty (20) feet;
3) 'lhe m.i.niDun rear-yard setback is twenty-five(25)
feet.
E. Height of Priooipal Buildirgs am structures
1. 'lhe max:i.nun height of a priooipa.l l:W.ldirq or structure is
twenty-eight (28) feet (fireplace drlmney, antennae, or
other app.rrtena.nces are e:xclu:B:l fran the restrictioo).
2. 'lhe City COJ.rx:il may prescribe that all l:W.ldin;Js in a
designated area be limited to ooe (1) story in height {not
to exceed eighteen (18) feet) by affix:inq to the A zonirg
district symb:>l the designa.tioo (i)
3. Exceptioo for hillside areas:
Not withstan:lirg arry provisialS of subsectioo 19.04.060(E)
OJapter 19.04 Page -6-
to the cont:rary, upon reocmnerdation of the architectural
and site cxmnittee, the City Camcil may approve b.tllding
heights in an A zonirg district greater than twenty-eight
{28) feet upon makin:J all the followin;J determinations:
a) '!he subject prep~ is in a hillside area and has an
average slope of 10 percent (10%) or greater;
b) Topograprical features of the subject property make an
exception to the s;tan:Jard height restrictions ne.cessary
or desirable;
c) In no case, shall the maximJm height exceed thirty-five
{35) ft. for a priooipa.1 structure or twenty (20) feet
for an accessory sttucb.Jre;
d) In no case, shall the maximJm height of a structure
located on a prcminent ridge line, as defined by
section 19.09.050(0){6) relatirg to R.H.S. zonirg
Districts, on or alxJVe the 450 foot contour, exceed
twenty (20) feet.
19. 04. 070 Permitted Yard Fncroadment:s
Where a b.tlldirg legally const:ncted ~ to existirg ya.rd and
setback regulation at the time of' a:r.istruction encroaches upon present
required yards, cne encroachi.rg side of the ex.ist.irg structure may be
exten:ied alorg existirg l:W.ldirig lines even when the existirg first
floor setbacks do not meet the requirements of the Qiapter. Only one
Qiapter 19. ()4 Page -7-
such extension shall be permitted for the life of such l::uildi.rq. '!his
section shall not be construed to allow the further extension of an
encroadnnent by any l::uildirg which is the result of the grantirg of a
variance, either before or after such property bKxmes part of the
city. '!his section awlies to the first story only.
'lh.e extension or addition may not further encroach into any required
setback e.g. a sirgle story may be exterded alorg an existirg five
foot side yard setback even t:hcu;;ih the other side yard does not equal
ten (10) feet. ~, in oo case shall any wall plane of a first
story addition be plaoed closer than three (3) feet to any property
line.
Architectural features (not irx::lud.i.rq patio covers) may extern into
a required yard a distan::e not exceedirq three (3) feet, provided,
that oo architectural fea'b.Jre, or CXIDbination thereof, whether a
port.ion of a prirx::ipal or aocessacy structure, may extern closer than
three (3) feet to any property line.
19.04.080 S01ar Design
'lh.e setback ar.d height restrictiais provided in this Chapter may be
varied for a structure utilized for passive or active solar p.xrposes
provided that oo such structure shall infrin;Je up:ri solar access or
property rights of adjoinirg property owners. 'Arr:/ solar structures
whic::h vary fran the setback or height restricticris of this Olapter
shall l;ie allowed only up:ri ~ of a ocnlitional use permit by the
Director Of O:mrunity Develcpnent p:rrsuant to Section 19.04.040 A(3)
of this Olapter.
Chapter 19.04 Page -8-
19.04.090 Inte+pretation by Planning Director
'!he Director of camunity DeVelopnent shall be enpowe:recl to make
reasonable interpretations of the regulations and provisions of this
Ordinance, consistent with the legislative intent thereof. Persons
aggrieved by an interpretation of the Ordinance by the Director of
Ccmmmity Developnent may petition the Plannirg o:mnission in writin;J
for review of said interpretation.
Z-AGRI-A
Olapter 19.04 Page -9-
~. 19.05
Sections:
19.05.010 PUrpose
19.05.020 Applicability of Regulations
19.05.030 Permitted Uses
19.05.040 COrrl.itiCXlal. Uses
19.05.050 Excluded Uses
19.05.060 Site Develop:nent Regulations
19.05.070 Permitted Yard Encroadments
19.05.080 SOlar Design
19.05.090 Interpretation by the Pl.annirq Director
<llapter 19.0!5 Page -1-
19.05.010 Pu:r:pose
Agricultural-residential (A-1) zonirg districts are :i.nten:ied to preserve
agricultural or forestry activities in areas suited to that purpose, and
to include therein residential develcpnent of a semi-rural character.
19.05.020 Applic:ability of Rsgula.tiais
No b.rlldirg, structure, or land shall be used., ani no b.rlld.i.n:J or
structure shall be hereafter erected, strucb.Jrally alt.ered or enlarged in
an Agricultural-Residential (A-1) district other than in oonfontlal'XJe with
the provisiais of this dlapter and other awlicable provisiais of this
title.
19.05.030 Permitted Uses
'lhe f ollowirg uses shall be permitted in an A-1 district:
A. Agricul'b .. 1re, horticulture, viticulture, ani forestry, includirq
b..lt not limited to, the foll~ uses:
1. Field and truck crops, includirg dryirg and storage.
2. orc:hards and vineyards, includirg bottlirg and storage.
3. Tree farms, botanical. cx:.n;ervataries, and arboreta.
4. Barns and sheds.
5. Keepirg of draft animals and animals providirg prcxiucts
used at the property I and haJsehold pets.
B. Sirgle family dwellirg unit
c. Residerx::es of farm 'WOJ::"kers and their families 'Whose primary
enployment is incidental and necessary to agricultural operations
ccn:luct.ed at the same pa.reel of lard at which said resid.ero:s are
located.
D. A second dwellirg unit oonfarming to the provisiais, starrlards,
and proa9dures described in Chapte:r 19.19 of this title except
for a second dwellirg unit requirirg a o:nlitional use permit.
Chapter 19.05 Page -2-
E. Non-ocmnercial stables ani the keepirg of no more than three
ridin;J horses, except that additiooal foals may be retained for a
pericxi of six (6) nart:hs after birth.
F. Ao::essary facilities am uses, cust:anarily iooidental to
permitted uses ani otherwise oonformi.rg with the provisions of
Chapter 19.18 of this title.
G. Hane oc:cipatim when acx:essory to other permitted uses am
otherwise oonfonninq to the provisions of Chapter 19.21 of this
title ani subject to any use permit requ.irement.s continued in
that chapter.
19.05.040 Coniitional Use
'lhe followirq uses may be cxn:litiooally allowed in the A-1 zcning district
subject to the issuaJx:le of a cxn:litiaial use permit.
A. Issued by the Director of Cclonunity Develq:ment
1. Temporary uses subject to regulations established by
sectim 19.29.
2. Animal breedirg.
3. Hane ocx:upatians requirirg a oonditiooal use permit
p.irsuant to Chapte:r· 19. 21 of this title.
4. Buildirq.s or structures which iooarpol:ate solar design
features that reqµire variations fran setbacks upon a
determination by the Director that said design feature
or fea'b.Jres will not result in privacy i:npacts,
shadowirq, or intrusive noise, oder, or other adverse
:i:npacts to the surrain:tirg area.
Chapter 19.0!5 Page -3-
B. Issued by the Planning o:mnissioo
1. Livestock ran:::hes ard dairy farms.
2. Prooessirg of dairy products produced en .the property.
3. P\Jr farms.
4. PcW.try raisirg ard hatcheries.
5. Apiaries.
6. Nurseries, greenhooses I ard l.an:1scapirg gardens.
7. Boardi.rg kennels.
8. Transmissioo lines, transformer statiais, television
ard radio towers, ard other plblic utility ard
OCIJ.llllllication structures.
9. Nal-oalmereial stables far ridin:J horses in excess of
the :numk>P..r permitts:l by secticn 19. 05. 030 (E) of this
Chapter.
c. Issued by the City OJuncil after caisideraticn of the Planning
O'mnissicn's recxmoermticn:
1. Retail sale of wine, fruit ard berries produced on the
property.
2. cemeteries, crematoriums, :mausolea, ard columba.riums
3. Mines, quarries, ard gravel pits.
4. 'D~A~...... :aden' WWW"'::jl a~1es, O:Jiliet'Cial stables 1 ard the boarding
of horses.
5. Guest ran:::hes
6. Golf ccurses ard dri'Vin:J rarqes.
7. CCmnercial swinmirg p:x>ls ard picnic areas.
s. Public ard quasi-plblic l:Juil.di.n;p; ard uses.
Chapter 19.05 Page -4-
19.05.050 Exclu:led. Uses
'!he follOVli.n;J uses shall not be permitted in an A-1 zaU.n:J district:
A. Hog farms
B. cattle farms mainly depen:ient upon feed brought onto the
property.
c. Slaughter houses, fertilizer yards, feed yards, bone yards, or
plants for the reduction of animal matter.
D. Ccmnercial feed sales.
E. other semi-agricultural uses mainly depending ai raw materials,
semi-finished products or feied brought onto the property.
F. other agricultural uses which, in the opiniai of the Director of
carm.m.ity Develqm:::nt, create a private or p.Jblic ~-
19.05.060 Site DevelfJl'!l!FITTt Regulation~
A. Lot area zarln;J designations
'!he :m.i.n.i.num lot area shall ex>rrespeni to the number (llDJ.ltiplied
by 1,000 square feet) follorirg the A-1 zadn:J symbol. Exa.nples
are as follows:
Lot Area in
Symlx>l Square Feet
A-1 43 43,000
A-1 :215 215,000
B. MinimJm lot area
1. '!he mininLnn lot :size for a lot in an A-1 zonirg
district havi.rg no incidental residential use is
215,000 square feet.
ampter 19. OEi Paqe -5-
2. '1he m.ini:m..nn lot size for a lot in an A-1 district
havin;J incidental residential use is 43,000 square feet
per dwell.irg unit oo the lot. (Dwell.irg units in farm
labor canps for tenpara.ry lalxlrers a.rd second dwell.irg
units shall not be ocunted for the pn:pose of
determinir¥] required total area under this sectioo) •
c. Required lot shape -each lot in an A-1 zaie shall have a shape
that a square with a side of two hurdred feet (200') can be
inscribed in the lot.
o. I.ot coverage, l::uildirg setbacks, a.rd height restrictiais
1. '1he maxinum l::uildirg coverage is forty percent ( 40%) of
the net lot area.
2. '!he maxinllln floor area ratio is forty-five percent
( 45%) of the net lat area.
3. Mininum setbacks
a.) First floor
1) '!he minilll.nn frait setback is thirty ( 30)
feet.
2) '!he m.ininalm side yam setback is t:wenty (20)
feet.
3) '1he m.ininalm rear yam setback is t:wenty (20)
feet.
b) Secx:n:l floor
l) '!he mininum frmt yam setback is thirty (30)
feet.
2) '1he mininum side yam setback is t:wenty (20)
feet.
3) '1he mininum rear yam setback is t:wenty-five
(25) feet.
Cllapter 19.05 Page -6-
E. Height of principal buildings./structures
l. 'lhe max:i.m.nn height of a principal b.rlld:in;J ar structure
is twenty-eight feet. (Fireplace chimney, antenna.e, ar
appurtenances a:re excluded fran this
restrictioo.)
2. Heights exc:eedin;J twenty (20) feet shall be subject to
the setback regulations in sectioo 19.05.060(0).
3. 'lhe City Council may prescribe that all buildings in a
designated area te limited to ooe ( 1) story in height
(DJt to exceed eighteen (18) feet) by affixirg to the
A-1 zonir:g district symbol the designatioo (i).
4. Exoeptioo far hillside areas
any provisions of SUbsection
19.05.060(0) to the cart:rary, upon recxmnelrlatian of
the Architect:ural am Site o.:mnittee, the City Council
may approve b.rlldir:g heights in an A-1 zonir:g district
greater than b.'enty-eight (28) feet upon makir:g all the
follc:JWirq determinations:
a) 'lhe subject prqmty is in a hillside area am has
an average slope of 10 percent (10%) ar greater,
b) 'l'q)ogra.ph.ical features of the subject p:rcparty
make an exc:eptioo to the st.a:rx1ard height
restrictions necessa:cy ar desirable; am
c) In no case, shall the maxinum height exO*!d
thirty-five (35) feet far a principal structure or
twenty (20) feet far an acoessary structure.
C11apter 19.0!> Paqe -7-
d) In no case, shall the maxinlJm height of a
structure located en a praninent ria;Je line as
defined by secticn 19.09 relating to RHS zon:i.n;J
districts I or ab:Jve the 450 foot contour I exceed
twenty feet in height.
Section 19.05.070 Permitted Yard Erg:'oa.chments
Where a b.tlld.i.rg legally constructed acx:arclirq to existing yard and
setback regulatiCllS at the time of canstructicn en::road1es upon present
required yards, cne erx::roac:hlr:g side of the existing structure may be
exterrled alag existing blildirq lines even when the existirg first floor
setbacks do oot meet the requirements of this d1apter. only cne such
extension shall be permitted. for the life of such blildirq and shall only
apply to the first story. 'lbis secticn shall oot be construed to allow
the fUrther ext.ensicn of an en::roadmaent by any blildirq which is the
result of the granting of a variance, either before or after such property
becanes pa.rt of the City.
'!he extension or addition may oot further erv::roach into any required
setback; e.g., a single story may tie ext:erded alag an existing five (5)
foot side yard setback even tl:lcu;Jh the other side yard does oot equal ten
(10) feet. HaNever, in no case shall any wall plane of a first story
addition be pl.a.aad. closer than three (3) feet to any property line.
Architectural features (oot including patio oovers) may extern onto a
required yard a di.starra oot exceeding three (3) feet; provided that no
architectural feature, or oanbinaticn thereof, whether a portion of a
priooipal or acoesso:ry st:.ructu:re may ext:erd closer than three (3) feet to
any property line.
Olapt:er 19.05 Page -s-
Section 19.05.oso solar Desicm
'!he setback an:l height restrictions provided in this chapter may be
varied for a structure utilized f1:xr passive or active .solar p.xrposes
provided that no such structure shall infringe upon solar access or
property rights of adjoinin:J ~~owners. 'Arr:f solar structures which
vary f ran the setback or height :restrictions of this chapter shall be
allowed only upon issuaJ.1Ca of a oomitianal use permit by the Director of
camnunity Develop:nent p.irsuant to Sectiat 19.05.040 (A) (4) of this
chapter.
Section 19.05.090 Inte:cpretation kl the Pl.annina Director
'!he Director of Ccmllmity DeveloplEllt shall be ~to make
reasonable interpretations of the regulatitoos an:l provisions of this
Ordinance oonsistent with legislative intent thereof. Persons aggrieved
by an interpretation of the Ordinarx::e by the Director of Chrmmity
Develop:rent may petitiai the Planninq Omnissiai in writirg for review of
said interpretation.
zon.ing'/zagrres
Qiapter 19. 0!) Page -9-
aIAPrER 19.06
SINGLE F1iMILY Rl!:SIDENl'IAL ZCHES
(R-1)
sections:
19.06.010 Purposes
19.06.020 Applicability of Rl3glllations
19.06.030 Permitted Uses
19.06.040 Corrlitianal Uses
19. 06. 050 Site Developnent. Rl:gulations
19.06.060 IDt OJverage, Build.irg
Restrictions
19. 06. 070 Permitted Yard Erc::oadmlents
19.06.oso solar Design
setbacks, am Height
19.06.090 Interpretation of J?la.mirg Director
Chapter 19.06 Page -1-
19.06.010 Pur:poses
R-1 s.irqle-family residenoe districts are int:.enjed to create, preserve,
an:1. enhance areas suitable for detached clwellin:ls in order to:
1. Enhance the identity of residential neighl::lo:rhoods.
2. Ensure provisiai of light an:1. air to inilvidual residential
parcels.
3. Ensure a reasmable level of cx::mpatibility in scale of structures
within residential neighborhoods.
4. Maintain spatial relatialShips between structures an:1. within
neighl::lo:rhoods.
5. Reinforce the predaninantly lOW' intensity settirq of the
camunity.
19.06.020 Applicability of Regulations
No blild.i.rq, structure or lan:l. shall be used, ard no brl.ld.i.rq or structure
shall be hereafter erect.ed, structurally altered or enlarged in an R-1
single-family residence district other than in oonformana! with the
provisions of this d:lapter ard other applicable provisions of this title.
19.06.030 Permitted. Uses
'!he f ollow.irq uses shall be permitted in the R-1 s.irqle-family residence
district:
A. S.irqle family use
B. A SElCOlld clwellirg unit oonformi.rq to the provisions, st.arda:rds,
except for those
seoorrl clwellin;J units requiring a oanditicntl use permit.
c. Accessory facilities a.rd uses custcmarily in::idental to permitted
uses a.rd otherwise oonformin;J with the provisions of Chapter
19.18 of this title.
Chapter 19.06 Page -2-
D. Hate oocupations, when acx:essary t.o permitted residential use as
provided in Cbapter 19.21 of this title an:i subject t.o any
con:litional use permit requirements ocmtained in that dlapt:.er.
E. Hortic::ulture, ga:rdeni.ng, an:i g:rad.rg of fcx:xi products for
consunption by oocupants of the site.
F. Residential care banes.
G. Day care family bane-small.
H. '!he keepin.;J of a max.iJrum of fcur (4) adult hcusehold pets;
provided that no IOOre than two adult dogs or cats may be kept on
the site.
I. utility facilities essential t.o provisicn of utility services to
the neighborhood, :but exclu:linq l::usiness offices, canst:ruction or
storage yards, maintenaJre facilities or oor:poration yards.
19.06.040 Con:litiona.l Uses
'!he followin;J uses may be conditiOJrally allowed in the R-1 sin;Jle-family
residence district, subject to issuan::e of a ocnlitional use permit:
A. Issued by the Director of camamity Developnent:
1) TenpJrary uses subject t.o regulations established by
Cl1apter 19.29.
2) Day care bane family-large.
3) Buildirgs or structures which incxn:porate solar design
features that require variations fran setbac:ks upon a
determination by the Director that said design feature
or features will not result in privacy inpacts,
shadcMin.;J, or intrusive noise, odor, or other adverse
inpacts t.o the sunn.md.ir.g area.
4) seoorn dwellin;J \mits which require a conditional use
permit p.irsuant to secticn 19.19.
5) Hane oocupations requirin;J a ocnlitional use pennit
p.u:suant to Olapt:e:t~ 19.21 of this title.
Chapter 19.06 Page -3-
B. Issued by the Plannirq Camnission:
1) TW:>-stor:y structures in an area designated for a
aie-sta:cy limitation pursuant to sec:tion 19.06.060
(E)(2) of this chapter provided that the Pla.nnil'q
ecmnjssion determines that said structure or structures
will not result in privacy inpacts, shadowing, or
intrusive noise, odor, ar other adverse inpacts to the
sur.ram:ling area.
19.06.050 Site Devel~ Regulations
A. lot area -zon.i.rg designations
1) lot area shall oorrespord to the rrumber (nultiplied by
1,000 square feet) followirg the R1 zonirg symbol.
Exanples are as follows:
Za'ling Minim.ml lot area
sYmbol NUmber in SCJIJ!!I'ft feet
R1 6 6,000
R1 7.5 7,500
R1 10 10,000
R1 20 20,000
'!he mininum lot size in an R-1 zone is 6,000 square feet.
2) Lots which oontain less area than required by Section
19.06.0SOA(l) but not less than 5,000 sq. ft. may
nevertheless be used as b.J.ildirg sites provided that
all other awlicable requirements of this title are
fUlf illed.
B. lot width -the mininum. lot width shall be sixty (60) feet
measured at the front yard setback line.
Olapter 19.06 Page -4-
19.06.060 I.at ooyerage Wild.i..rg setl:acks an:i height restrictions for
non-aooessory b.rlldirgs and structures
A. I.at c::ove:raqe -a b.rllcling or b.rlld.irgs may oover no DDre than
forty percent (40%) of the net lot area.
B. Floor Area Ratio -a b.Jilcling or b.rll~ may have a maxim.nn
floor area ratio of forty-five percent (45%) of the net lot area.
C. setback -First Floor
1) Front yard -the minim.mt fratt yard setback is twenty
(20) feet, provided that far a c:mved driveway the
setback shall be fifteen (15) feet as lor.g as there are
no m:re than b.io (2) sudl 15 foot setbacks ocx::urring
side by side.
2) Side yard -the minim.mt side yard setback shall be
five (5) feet provided that there llllSt be a m.i.n.i.mJm of
ten (10) feet side yard set:l:ack en at least one side
yard. In instarx:es where an additicn is prqxised to an
existing structure where both side yard setback are
less than ten (10) feet, the wider side yard shall be
maintained. said additicn may ex:ten.:i as close as five
(5) feet fran the side lot line en the narrowest side
of the b.rllcling cnly. In i.nst:an::es where a side yard
ab.1ts the rear yard of an adjoi.n.i.rg R-1 property, a
min.im.mt setback of ten (10) feet is required. In the
case of a oorner lot, a minim.mt side yard setback of
t:welve (12) feet. on the street side of said lot is
required.
3) Rear yard -the minim.mt rear yard setback is twenty
(20) feet except that in the event that the usable rear
yard
Olapt.er 19 .1)6 Page -5-
equals, or exceeds, twenty times the lot width, the
m.ininllm rear yard setback is ten (10) feet.
O. setback. -secon:l ·Floor
1) Mininum froot am rear setbacks are twenty-five (25)
feet.
2) Mininum side setbacks are ten feet (10) provided that
in the case of a flag lot the mininum setback. is twenty
(20) feet fran arr:f property line arxl in the case of a
oorner lot a mininum of twelve (12) feet fran a street
line arxl twenty (20) feet fran arr:f rear property line
of an existin;J, develq>ed sin;Jle family dwellin;J.
3) setback. surcharge. A setback d.ista.ra! equal to fifteen
(15) feet shall be added in whole or in arr:f canbination
to the froot or sideyard setback. requirements specified
in 19.06.060(0)(2) of this sectioo. A mininum of five
(5) feet of the fifteen (15) feet shall be applied to
the side yard(s).
E. Additiooal site requirements
1) Maxinum height -the height of arr:f priooipal dwellin;J
in an R-1 Zale shall RJt exceed twenty-eight (28)
feet. Not iooludin:;J fireplace chimney, antennas or
other ai;pn:tenances.
2) Heights exceedir.g twenty (20) feet shall be subject to
setback regulations in sectioos 19.06.060(0).
Qlapter 19.06 Page -6-
3) Areas restricted to one story: 'lhe City <.:nmcil ma.y
prescribe that all b.rlldin:]s within a designated area,
within an R-1 zcnin;J district be limited to one story
(not exceedinq ei.ghteen (18) feet) by affixir.g to the
R-1 zonir.g distri.ct, the designatioo (i) provided,
however, that sa.i.d limitation may be removed through
use permit approval, as provided in Section 19.06.040
(B) by the Plannin;r Omni ssion.
4) ~,...... for ,...;lls'de ~...... _ """' . 11 areas:
provisioo of &;imectiai 19.06.060(e)(l) to the
oart:raey I upon J:'EICXlllllel1datial by the .Architecture an:i
Site CCIJ.trol ccmrdssion, the Planninq Omnission may,
by Use Permit, ~ b.rlldin;J heights in an R-1
zonir.g district c;rreater than twenty-eight feet upon
making the followirg determinatiais:
a) 'lhe subject property is in a hillside area a:rrl has
slopes of 10% or greater.
b) Tq>ographical features of the subject property
make an e>aptiai to the star.dard height
restrictions rieoessary or desirable
c) In IX> case, shall the maximJm height exceed
thirty-five (35) feet far a principal dwellin;J or
twenty feet {20) far an a.c:DeSSary b.rllclin;J or
dwellin;J.
Chapter 19.06 Page -7-
d) In no case, shall the maxim.mt height of a
structure located on prani.nent ridge lines, on or
al:Jove the 450 foot ccl'Italr exceed twenty feet in
height.
19.06.070 Permitted Yard Erproa.ctJments
Where a sin]le-family dwellin] legally oc:nstructed aoc:xn::dirg to existin]
yard an:1 setbac.k regulatia'lS at the time of ocnst:ruction erx::roa.ches upon
present required yards, one encroachin:;J side of the existirg structure may
be extended alag the existing buildin] lines even when the existirg first
floor setbacks do nat meet the requiranents of this chapt:er. only one
such extension shall be permitted far a life of such buildin]. '!his
section applies to the first story only and shall not be construed to
alla.r.r the further extension of an ~ by any buildirg which is
the result of the grantir.g of a variance, either before or after such
property b:!c:cmas part of the City.
'!he extension or addition may nat further encroach into any required
setback; e.g., a sirgle story may be ext:erded alag an ex:i.sti.rq five (5)
foot side yard setback even t.halgh the other side yard does nat equal ten
(10) feet. However, in no case shall any wall plane of a first story
addition be placed closer than three (3) feet to any prcpe.rty line.
<l1aptel:' 19.06 Page -a-
19.06.080 Solar design
'!he setback arrl height restrictions provided in this dlapter may be varied
for a structure utilized far pass:i ve ar active solar purpc>ElleS, provided
that no such structure shall infrin;e upon solar aOClE!SS ar prcperty rights
of adjoini.rg prq>erty owners. 'Any solar structure which requires
variation fran the setl:ack ar height restriction, of the dlapter shall be
allowed only upon iSSlJalX'le of a oooditianal use permit by the D.i.rector of
Cormm.mity Developnent.
19.06.090 Inte:t:::gretation by the Plannim Di.rector
'!he Director of carm.mity Developnent shall be eDpJWered to make
reasonable interpretations of the requlatita'ls arrl provisions of this
Ordinance cxnsistent with leqislati ve intent thereof. Persoos aggrieved
by an interpretation of the Ordinance by the Di.rector of Cc:mnunity
Developnent may petition the Pla.nniJrg Ctmnission in writing far revier.r1 of
said interpretation.
zonirg/R1ch19
Olapter 19.06 Paqe -9-
sections:
19.07.010 Purpose
CHAPl'ER 19.07
RE5IDE.Nl'IAL [JUPLEX ZCNES
(R-2)
19. 07. 020 Applicability of Regulatioos
19.07.030 Permitted Uses
19.07.040 Conditialal Uses
19.07.050 Height of Bui~ a:rd structures
19.07.060 I.at Area a:rd Width
19. 07. 070 Buildin;J OJverage a:rd SE!tl:acks
19. 07. 080 Permitted Yard Fnc:roa.chlnents
Chapter 19.07 Page -1-
19.07.010 Pul:::pose
'!he Residential Duplex z.oo.irg District is inten::1ed to allOil a SE:lCOIXi
dwellinq mtlt under the same ownership as the initial dwellinq mtlt on
appropriate sites in areas designated far nlll.tiple family use by the
CUpertino General Plan. '!he residential duplex district is intended to
increase the variety of halsinq q:pnttmities available within the
community while mai.ntainin:J the existirg neighbar.hood character.
19.07.020 At:plicability of RegulatiaJS
No l::uild.i.rq, structure, ar lam shall be used, a.rd no l::uild.i.rq or
structure shall be hereafter erected, structurally altered or enlarged in
an R-2 residential duplex district other than in confor.marx:e with the
provisions of the chapter a.rd other C3R?licable provisia1S of this title.
19.07.030 Permitted Uses
'lhe follOi/inq uses shall be permitted in the R-2 :residential duplex
district:
A. Two-family use under aie ownership.
B. Accessory facilities a.rd uses custanarily incidental to permitted
uses a.rd otherwise confarmin.;J with the provisions of Chapter
19.18 of this title.
C. Hane oocupatia1S in each mtlt of a residential duplex dwellinq
subject, when aooessory to permitted :residential use as provided
in Chapter 19.21 of this title, a.rd subject to any use permit
requirements contained in that chapter.
01apter 19.07 Page -2-
o. '!he keepirg in eadl dwellirg unit of a max:imJm of four (4) adult
household pets; provided that oo nx:xre than two adult dogs and two
adult ca.ts may be kept in eac:h unit.
E. utilities facilities essent::ial to provisioo of utility services
to the neighl:lorhood, tut ext::ludirg tusiness offices, a:aistruction
or storage yards, :mai.ntenruD~ facilities or corpora.ti.at ya.rd.
19.07.040 Corrl.itional Uses
'!he f ollawirg uses may be conditionally allowed in the R-2 residential
duplex district subject to issuan::ie oj: a ccn:liti.ona.l use permit:
A. Issued by the Director o:mu.nu:ty Developnent
1. Tenp:u:ary uses subject to regulations est.ablished by
01apt:er 19.29.
2. Hane ~ti.ans ~lhidl require a ocnliti.ona.l use permit
pirsuant to sectia1 19.21 of this title.
3. oay care bane family -small in eac:n unit.
B. Issued by the Pla.nn.i.rg CCl'lltlli;sioo
i. oay care bane family-large in ea.di unit.
2. Residential care hclll:!S in each unit.
19.07.050 Height of Buildims am Structures
'!he height of l:uil.din:Js and struct:ures in R-2 ZalSS shall be restricted
as follows:
01apt:er 19.07 Page -3-
A. 'lhe max:inum height shall be two stories mt exceedi.r:g a total of
thirty (30) feet.
B. ~ l:uildings shall be limited to a height of one story mt
exceed.i.n;J a total of fifteen (15) feet.
c. 'lhe City O::U:X::il may prescribe that all l:uildings in a designated
area be limited to one story in height (mt to exceed eighteen
(18) feet) by affixirg to the R-2 zarirq district symbol the
designation (i).
19.07.060 lot Area ard Width
A. lot area shall oorrespani
square feet) followir¥:J the R-2 symbol. Exanples are as follows:
lot Area in
R-2 8.5 0,soo
R-2 10 10,000
R-2 12 12,000
R-2 15 15,000
'lhe m.i.nimJm lot size in an R-2 zone is 8,500 square feet.
B. Notwithst:andin:J the restrictiCX'lS cart:ained in Section
19.07.060(A) above, a reduction in the minin'llln lot size of no
more than five percent (5%) of the net lot area is permitted for
a lot when fifty percent (50%) or more of the net lot area is
adjacent to a curvilinear sb:eet.
<llapter 19.07 Page -4-
c. 'Ihe mininum lot width in an R-2 zatl.ng district is seventy (70)
feet at the b.ti.ld.in;i setback line, except that with respect to
lats Which have a net lot area of 9,000 sciuare feet ar ll¥:lt"e an::i
Which face a cul-de-sac, the m:ininum lot width is sixty ( 60)
feet.
19.07.070 Buildin:J Coverage. setback:~
Buildin;J coverage am setback regu.latialS in R-2 zatl.r:g districts are as
follows:
A. 'Ihe maxim.mi lot oaverage Joy all permanent b.ti.ldirgs on a lot in
an R-2 zone is forty (40%) pa:roent of the net lot area.
B. 'Ihe minim.nn frart: yard setloack is twenty (20) feet provided that
said minim.nn may be reduced to fifteen (15) feet with respect to
lats havin;J curved driveways 'Whidl enter the side of a garage.
c. 'lhe mininum side yard setblCk area shall be twenty percent (20%)
of the lot width measureci at the frart: setback line. No side
setback may be less than six (6) feet. 'Ihe minim.nn side yard
setback shall be in::reasecl by three feet far ea.di story al:love the
first story on any b.ti.ld:i.ng. 'Ihe minim.nn side yard setback on
the stxeet side of a c::crner lot is twelve feet (12) •
o. 'lhe minim.nn rear yard set:l:ack shall be twenty feet (20) ar no
less than twenty percent (20%) of the lot depth, Whidlever is
great.er, provided that thl~ miniDun rear yard setback may be
reduced to ten feet (10) on cxniition that the required rear yard
setback area is no less than 850 square feet ar twenty (20) times
a duplex b.ti.ldi.rg be clOSeJ~ to a rear lot line than the distarce
equal to twenty percent (20%)1 of the lot depth.
Chapter 19.07 Page -5-
19.07.080 Permitted Yard ED::roadnnents
Eheroachments into requ.irec1 yard setback areas in R-2 zaies are permitted
as follows:
A. Cornices, canopies, coves, decks (more than eighteen inches above
finished grade), ard other a:rd:rltectural features may extend into
a required yard setback area no more than two feet six inches.
a. unenclosed patio covers may exterd into the required rear yard
setback area, provided that it shall not be closer than ten (10)
feet fran the rear prq:erty line.
Olapt.et" 19.07 Paga -6-
Sectiais:
Cl'lapter 19.08
MULTIPLE FAMILY RESIDENI'IAL ~
(R-3)
19.08.010 Purposes
19.08.020 AR;>licability Of Riegulatia'lS
19.08.030 Permitted Uses
19.08.040 ccn:liticmal. Uses
19.08.050 OXlcepbJal Plan Required
19.08.060 Site Develcpnent Riegulatia'lS
19.08.070 Park.in'J
01apter 19.oa PB1J8 -1-
19.08.010 Purposes
'Ihe purpose of this dlapter is to provide a zatin;J district permittirg
mW.tiple family residential uses and to establish the regulations
pertainirg thereto. 'lhese regulations are interded to guide future
mW.tiple family residential develq:nent and ensure a healthy functional
environment for future residents within the prqJOSed develq:nent and for
and between adjoinin;J ~·
19. 08. 020 Awlicability Qt Regu.latia'ls
No blildirg, st::tiJcture or land shall be used, and no hlildirg or
structure shall be hereafter erected, st:ructurally altered or enlarged in
a M\lltiple Family Residential (R-3) zarlnq district, otherwise than in
cx:mf onnarx:ie with the provisions of this Cllapter and other ai;plicable
provisions of this title.
19.08.030 Permitted~
'Ihe f ollc:Min;J shall be permitted in an R-3 zarlnq district:
a) Multiple family residential dwellings
b) Aa:Jessary facilities and uses, cust:anarily in::idental to
permitted uses and ot:hm:wise CXl'lfarmirg with the provisions
of 01apter 19.18 of this title.
c) Hane OCX!Up!tions, when accessary to permitted residential
use, as prcvidecl in Olapter 19.19 ot this title and subject
to aey cx:n:li.tiaial. use permit requirements oa1t:ainecl in that
-chapter.
d) Horticulture, gardening, and grcwirg of fcxx:l products far
oc:msunptiat by ocicupants of the site and l.imited to a
maximJm of 10% of the lot area.
Qmpter 19.08 Page -2-
e) 'll'le keeping of a maxim.DD of foor(4) adult household pets per
dwelling mrlt provided that no mre than bt1o adult dogs may
be kept therein.
f) 'l'errp:>ra.ry b.l.ildin;Js fer oonstructioo purposes ( i.rx::ludirg
trailers) far a peric::d not to exceed the duratioo of such
oonstructioo.
19.08.040 canditialal Uses
'Ihe followin:} uses may be oarlditialal.ly allowed in an R-3 nlll.tiple
family residential district, subjec:t to issuanc:e of a oarlditialal. use
pennit:
A. Issued by the Director of 02Jmmity Develq:ment:
1) Tenporary uses subjec:t to Rsgul.atia'lS established by Olapt.er
19.29.
2) Hane ocx:upatiais whictl require a o:n::litiaial use pennit
p.JrSJant to Olapt:er 19. ~!l of this title.
B. Issued by the Pl.annirg Q=mnic1&ioo:
1) Child day care facilities
2) Day care heme family-smet.11
3 > Residential care heme.
c. Issued by the City Q:uncil up::n :reccmnen:iatioo fran the Pl.annirg
Q=mnj ssiai:
1) cay care heme family-l.al"ge
2) Utility facilities essEl'ltial to provisioo of utility service
to the neighl:arhood, bJt excludin;J blsiness Offices,
oonstructia'l ar storac;ie yards, maintenance facilities ar
carporatia'l yards
Olapt.er 19.0I~ Page -3-
19.08.050 Cqpeptual Plan
A. A property owner initiated rezarln;J shall be acxxrrpanied by a
Q:n::leptUal Developnent Plan.
B. A city initiated rezatlrg need l'KJt be acxxwrpanied by a Concep..rtal
Developnent Plan. Prior to devel.qma.nt a.rd use of the property,
the owner shall subnit a OJncepb.1a1 Develq:ment Plan. Said plan
shall be approved, ocnlitiaally approved. or denied.
c. No l:JU.ildin;J permit may be issued for devel.opuent pn::posal of a
vacant property presently za1ed Hlltiple Family Residential until
a OJncepb.1a1 Devel.opnent Plan is approved by the City of
OJpert.ino in oatjuncitai with a p.lblic hearirg.
D. 'lbe infarmaticn required to be shewn en or attached to the
Q:n::leptUal Developnent Plan shall, in aaliticn to the infarmaticn
required by an other~. include the follawin;J:
1. 'lhe archlt:ecbJral theme of the devel.opnent, i.nclud.irg the
locaticn of buil.d.i.rJ3S en the lot, lJuil.dirg CCl'lfiguratic:ns,
l:JU.ildirg heights, private patio an:i l:aloc:my areas, fen::e
lines a.rd general win::1cw loc:at.icrs.
2. A descripticn of the private outdcar area for each
dwelling' unit a.rd a descripticn of the degree of visual
int:rusicn into adjoinirq prq:mties which may result upon
inplementaticn of the project. 'lbe visual analysis shall
include scale cross-sect:ia1a if demad essential to
interpret the degree of visual im:rusicn into private
outdcar or in:kxr space.
CJlapteJ:' 19.08 P89B -4-
3. A grading plan desc:ribirg existin;J oontou:rs ard finish
gradin;J in relation to ptqiosed ocnrtructiai. 'llle gradirXJ
plan shall denote the location of all I1Cl'l fruit treies with
a trunk diameter as icJe;rrtif ied in the tree ordinance.
4. 'll1e location of arieas ptoposed. for vehicular circulation
ard for landscapirg.
19. 08. 060 Site peyajq11ent;. Regulatic:xw
A. Density
1) Each lot in an R-3 :!':onin;J district shall be permitted the
followin;J rnlltlber of dwel.lirg units depeniin;J on the
cmrespc.nlirq lot size:
m1Plbp,.r Qt dwel.lirg YIJ.ij;;§
3
over 3
2) In
9300 sq.ft.
2,000 additional sq.ft.
per dwel.lirg unit
in a Dl.lltiple family zatin;J district exceed the density
provisims of the Gene:tal Plan. ('llle R-3 zatin;J district is
applicable all.y to t:bcse areas designated in the General
Plan as ha.virg an allowable density rarge exceeding eight
(8) dwel.lirg units per gJrCSS acre) •
3) In a case where a densi.ty rarge is designated in the General
Plan, the allowable 11umber of dwelling units shall be
established by the Planning O:mrtission ard City CQ.nx:il as a
part of the zatin;J ordirlance W:lic:h zaws a particular
pi:cperty as be.irg withlr11 the R-3 zatin;J district.
<llapter' 19.oa Page -s-
B. Visnal Privacy !ntrusia'l -all structures in an R-3
zoni.rg district shall be l::uilt, designed, or situated in a
manner which, in the opiniai of the Director of Chmunity
Developnent, will:
1) Provide cutdcxlI' space far each dwellin; unit equali.rq
approximately twenty percent (20%) of eac:h units' gross
first floor area and ten percent (10%) of the gross floor
area far units above the first stary. Private a.rt.door
balcx:lli.es may be provided to :fulfill this st:ardard.
2) Minimize visual privacy intrusiai into all or a significant
:portiai of private cutdoar yards, balcx:lli.es, or interior
spaces t:hraql the use of wirdcwless walls, win;Jed walls,
atria, enclosed ccurt yards, and brl.~ oriented to
plblic and private stzeets, or other t:eamiques which rely
upcrl st::rucbJral design rather than to mitigatiai relyirg
solely upcn a l.arxlscapirg solutiai.
3) Minimize noise intrusiai thl:."cu:Jh a(4ll'opr: iate design an:l
canstructiai tectm.iques to ensure i.solatiai f:ran excessive
noise scm:oes outside of the project b:Jl.D'dary and to ensure
aOOJStical privacy between adjoinirq dwellin; units.
c. Height 2' Buil.di.ms
'lbe max:im.nn height Of aey blildi.rq shall be two (2) stories not
to exoaed a total height of thirty (30) feet.
O. I.Qt Width
'lbe miniDun lot width shall be seventy (70) feet at the front
brl.ldirq setback line.
Chapter 19.08 Paga -6-
E. Lot Cqyerage
'lhe maxim.mt lot CXJYerage for bJ.ildirgs or structures shall be
forty percent (40%).
F. Front ~ setback
'lhe frait yard setback shall be a m:i.n:i:aun of twenty (20) feet.
G. Side IAm. Setback
'lhe side yards shall equal at least six (6) feet for a
sin;le-st:ary element, and nine (9) feet for a second story
element, and eighteen (18) feet far structures exceedin; two
stories or twnty-four (2·1) feet in height. In all cases, the
Directer of Omll.m.ity Developoen:t shall review the relatiaiships
of bJ.ildi.ngs to adjoinirg :structures, and my require additiaial
side yard setback dist:a:nces in order to meet the requirements of
sul:secticn B of the secticn. 'lhe side yard en the street side of
a comer lot shall not be less than twelve (12) feet.
H. Corner Triaml,e
No particn of a bJ.ild.i.rq shall be located within a corner
trian:;Jle (as defined in secticn 19.02.030 (31) of this title).
I. Bag ~ setback
'lhe mini.nun rear yard setback distance for a sin;le story
dwellin; unit shall be twenty (20) feet, ar twenty percent (20%)
of the lot depth, whicbeYer is greater; or shall ccntain a
useable rear yard setback area of not less than twenty (20) times
the width of the lot in which case the min l:W.lding my be
permitted to en::rcach as 1close as ten (10) feet to the rear lot
line.
01apter 19.()8 Page -7-
As used herein, the term ''useable rear yard setback area" means that
area bamded by the rear lat line(s) an::1 the rear b.J.ildi.rg lines
ext:errled to the side lat lines.
'!he m.ini.num rear yard setback far a two story element of a dwellirg
unit shall be twenty (20) feet ar twenty per cent (20%) Of the lat
depth, whichever is greater. A two-story element may be pl.ac:a:l on a
sirgle story strucb.Ire which satisfies the criteria far a ten (10)
foot m.ini.num setback distance if said two story element maintains a
min.i:rm.nn rear yard setJ:ack of twenty (20) feet ar twenty percent (20%)
Of the lat depth, whidlever is greater.
19.08.070 Parking
A. In ro case, shall park.i.rg be pmni.tted in the rear yard setback
where the lot adjoins property lcx::atirq in a single family (R-1)
zatlrg district.
zonin;J/zrJ-'Dlllt
Chapter 19.08 Page -8-
Sections:
19.09.010
19.09.020
19.09.030
19.09.040
19.09.050
19.09.060
19.09.070
OIAPI'Elt 19. 09
RESIDmrIAL HIILSIDE ZQm; (RHS)
PW:po&e
AR;>licability of l~tioos
Permitted Uses
ccn:litiaal Uses
Sit.e Develqnent l~tioos
Fenci.rq
Permitted Yard ED:::roac:hment
19.09.080 Geologic and soil Reports P.rclotrin-e
19. 09. 090 Private Roads and Driveways
19.09.100 solar Design
19.09.110 Interpretation of Pl.annin;J Oirectar
Chapter 19.09 Page -1-
19.09.010 PU:cpose
'!he purpose of the RHS Zalin;J District is to regulate develcpnent
commensurate with CX111J1mity goals, as described in the General Plan, to
preserve the natural set:tirg in the hillsides. 'Ihi.s d1apter utilizes
perf ~ starda.rds an::l specific ra;JUlatiais to ensure that the
utilization of lan::l far residential. uses is bal.an:8:l with the need to
conserve natural resources an::l protect life an::l pi:ope:rty fran natural
hazards. Specifically, this chapter is intermd to 8C'XXllJ>li.sh the
follow'irg objectives:
A. Enhance the identity of residential neighborhoods
B. F.nsure the provisiai of light an::l air to i.ndiv:i.dua.l residential
parcels.
c. F.nsure a reasaiable level of cx:mpatibility in scale of structures
within residential neighborhoods.
o. Maintain spatial relatiaiship between structures an::l within
neighbor.t¥xx:l.
E. Reinforce the predaninately low intensity settinq of the
cxmm.mity.
19.09.020 AJ;plicability of Reau1atiais
No bJ.ildirr;J or st:rucblre or land shall be used, an::l no bJ.ildirg or
structure shall be hereafter erected, st:r:uct::urally altered or enlarged in
a residential hillside (RHS) zaie, ot:heJ:wise then in caifarmance with the
provisiais of this chapter an::l other aR;>licable provisicr.ts of this title.
Cllapter 19.09 Page -2-
19.09.030 Permitted Uses
'lhe following uses shall be permitted in an RHS zarln;J district:
A. Sirgle family dwellirg uni.ts with not ncre than one (1) dwellirg
tmit per lat.
B. A secord dwellirg tmit which conforms to the procedure,
standards, ard requirements of Olapter 19.19.
c. stan:iards I arx:l
requirements of Olapter 19. 21.
o. 1v:x:liJ:ssary b.rl.ldirgs which oanfarm to the p:cocedures, st:a.n:lards,
ard requ.i.rements of Olapter 19.18.
E. Day care J:x:ne family-small.
F. Group care activities.
G. Q:q;>, tree or horticultural far:mirg.
H. sale of products grown ac-produced ai the property, in::ludin;J,
l::ut not limited to, agri•:::ultural products, honey, milk, eggs,
etc. , to the extent this use does not h!a 111e the primacy .in::x:me
producirg activity of the ha~ld.
I. 'll'le keepirg of anbels as follows:
1) Household pets limited. to one animal per J,ooo square
feet of lat area.
2) Adult dogs are limited. to a maxinun of two (2).
3) Small household pets.
4) Large animals, sJCh as harses, OCllllS, sheep, ard goats,
limited as follows:
a) Q1e large airrlmal far the first 40,000 square feet
of l.an:i ar&:t, except n11Jes ard donkeys which
require 80, OOtJ square feet far the first animal.
b) Q1e additicntl large animal far each 20, ooo square
feet of l.an:i ill"eao
Olapter 19.Cl9 P81CJB -3-
5) 'lbe required lot area far a large animal shall oot be
in:::lu:ied in the :required lot area far a hrusehold pet
ar vice versa, except that a max.ilraJm of two ( 2)
ha.Jsehold pets may be kept with large animals.
6) All animals DIJSt be kept a:rd maintained in a.cxx.n::da.rx:
with other OlpertirX> ar Banta Clara CQmty cxxies and
ordinances.
7) No anima 1 s kept a:rd maintained in an RHS zon.irg
district may be raised far o 1•11ercial p.IrpOSeS.
19.09.040 Cggiltiona.1 l.JsOS
'll'le f ollowin;J uses may be cxrditia"lally allowed in the RHS zcnin:J
District subject to the issuance of a ocn::liticnll use permit:
A. Issued by the Director of Chrmmity Develc::pent:
1) TenpJrary uses subject to regul.atias established by
Chapter 19.29.
2) Day care heme family-large.
3) '!be keep.in:J of any animal net otherwise permitted in
sectiai 19.09.030(!)
4) Halle ocnJpatialS that require a oc:niitiaial use permit
pursuant to Chapter 19.21 Of this table.
5) Bu.i.l.din;s ar stJ:ucturm mic:h incxlrpacat.e solar design
features that require variatiaw fran setbacks upon a
determinatiai by the Directar that said design feature
ar features will not result in privacy inpacts,
shadcwin:J, ar intensive noise, m:der, ar other adverse
i:apacts to the surrom:lirq area.
6) 5ecXni dwellirq units which require a ocn:litiaial use
permit pursuant t.o Chapter 19 .19.
Q1apt.at" 19.09 Paga -4-
B. Issued by the Planning camrlssioo:
1) Limited c:mmercia.l rec:rea.tioo uses, such as ridin:.:J
clubs and related stables and trails / golf courses,
swinmin:J and picnic g:ram:Js.
2) other uses which in the opinioo of the Planning
Omnissioo are ca'lSistent with the d1aracter of the
hillside zcnes and are of the same galeral d1aracter as
the use described in sectioo 19.09.030 and 19.09.040 of
this chapter.
19.09.050 Site Oevelg;mer.lt Regulatiol)!
A. Dwellim unit Density
1) 'llle residential density far develq:mant within an RHS
zarlrq district shall be determined by the General Plan
l::esed upon slope density standards described therein.
2) Upon recon:litiai of a sutxlivisiai map ar parcel map in
an RHS zarlrq district, density credits derived fran
a.R;>licatioo of a slope density farnula to a lot ar
graJp of lots may rtt be transferred to property
outside the sub:livisicn ar parcel map 1x.llnDary.
B. General Performarpe stan::!ard§
'llle f ollarlnq guidelines are a cx:mpilaticn of policies descri.bed
in the General Plan and are intended to gcvem the preparation of
developi:ent plans in RHS zmes:
1) Site Gr]tdjrg
a) Site grad.irg shall be minimized.
b) A licensed landscape architect shall review
grad.irg plans
Chapter 19.09
and, in OCl1SU.ltatiCl'l with the
Page -s-
applicant ani the City ED;Jineer, shall sul:mit a
plan to prevent soil erosiai ani to screen out ani
fill slopes.
2) I.andscapirg
a) A licensed larDscape architect shall prepare a
tree planting plan far the site which will screen
grad.inq areas, an:l residential st:rucblre, to the
greatest possible extent, as well as to
reint:roduoe t:l: ees cm barren slopes which 'l#el:'e
deraldecl by prior agricultural activities.
b) I..andscapirq .inprtMament:s shall be installed prior
to occupancy unless such installatiai is
bp:acticable in 'Whidl case, the applicant shall
pest a lxn::l, cash, ar other security to insure
installatiai within an 18-month period fran
All such landscape areas shall be
prqe::-ly maintained.
c) st:ructur:es shall be sited in a manner which
retains significant native t:l:ees; refer to tree
preservatiai ardinarD!, Qiapter 14 .18.
3) Ri<Xleta:!s
st:ructures shall net substantially disrupt the natural
silhcuette of the praninent ridges as viewed frail the
valley floor.
4) Views a:rd Privacy
It is net the respa11111ibility of City Government to
ensure the privacy protectia1 of the l::W.ld.irg permit
applicant ar owners of surn:iunding properties that ma.y
<llapter 19. 09 Paqe -6-
be affected by the structure un:3er canstr:uction.
However, the Di.rEICtar of Omnmity Develq:ment may
confer with the b.rlldirg permit ~licant to disrnss
alternate means c1f p:reventirq privacy intrusion ard
p:reservi.n;J views.
C. lot Area ard Width
1) lot Area
a) '!be m.i.nim..Dn lot area for a specific property shall
cm:respond tc1 the smallest lot size permitted by
the density provisia1S of the land use element of
the General Pl.an.
b) '!be m.i.nim..Dn net lot area in a 0-5 General Plan
density rar.ge shall be 7,500 square feet.
c) In the event~ that a property is designated by the
General Plan for ~licaticn Of slcpa density
regulations, the m.i.nim..Dn lot size shall be the
average lot area oc:mp.rt:aticn for a 0% slope
gradient. ('!be 0% slq:e gradient for the slope
density farDLJlae is CXl'ltained within ~ A of
the General Plan.)
d) In slope density CX11pilatia1S, the average lot
area is the grcss lot area. Acx::lard:ixgly, the
m.i.nim..Dn lot area measuranent may include the
street area :bOJn:B:l by the sb:eet center line, the
stteet right-of-way line, and the extenjed side
yard to the street center line.
2) IDt Width Minim.ml
'!be m.i.nim..Dn lot width in an RfS zaU.rg district is
seventy (70) feet measured at the fJ::aJt setba.ck line;
Ola.pteJ:' 19.0!J Page -7-
provided, however, that there is 00 minim.nu lot width
for lots served by a private driveway ani wh.idl do not
adjoin a plblic street.
D. Buildirg coverage, setbacks, ani height :restrictioos
1. Buildim coverage: 'lhe maxi nann b.rlldirg/ st::ructure
coverage is thirty percent (30%) of the net lot area.
2. F1oor area ratio: 'lhe max.iDIJm f loar area ratio is
forty-five percent (45%) of the net lot area.
3. Setbadcs -First Floor
a) FraJt yard
'lhe mi.nimJm f'ralt yard setback is twenty feet (20
feet) except that if the elevaticn or grade
exceeds twenty peroa:tt (20%) within the first
twenty feet fraD the sb:eet elevaticn to the
setback elevaticn, the miniDun fra:tt yard setback
may be ten (10) feet. Garages DllSt be designed to
enable vehicles to park off-st::r:eet.
b) Side yard
'lhe min:i:nllm side yard setback is ten (10) feet
provided that a m.iniDun of fifteen (15) feet shall
be provided en the street side of a earner lot.
c) Rear yard
'lhe min:i:nllm rear yard setback shall be twenty ( 20)
feet.
4. settBcks -seccni flogr
a) FraJt yard
'lhe minim.ml trmt yard setback shall be twenty
(20) feet.
QlBpter 19.09 Page -a-
b) Side yard
'!he mininum side yard setback shall be fifteen
(15) feet.
c) R@f!r yard
'!he minim.ml rear yard setback shall be twenty-five
(25) feet.
d). ld:litional setbacks CSecx:n:l Floor SUrchatge)
A setback distance of fi.:fteen (15) feet shall be
addfri in wh:l1le, or in an:/ oanbinati<X'l, to the
:fra1t arxl side yard setback of the seccni floor.
A miniDLun of· five (5) feet of the fifteen (15)
feet shall be ar;plied to the side yard setbac:k.
5. Set:J:ac.k -Habitable~ 'lhim Floor
'!he m.ininun setbacks far a habitable third floor shall
be the same as those far a seccni floor, except that
the :m.ini.num sideya?d setback shall be twenty (20) feet.
6. Height of Principal Buildirm arxl st:rucbJres
a) 'lhe maxinum height of a principal :t:uilding in an
:RBS zone shall be thirty-five (35) feet (excludin;J
chimneys, anb!!llnaS, ar other appurtenances) •
b) Heights excelE!ding' twenty (20) feet shall be
subject to t:he setback regulaticns prescribed in
19.09.050 (4 Ii 5).
c) structures lcx:::atsd CX'l ar adjacent to praninent
ridqe crests, arxl CX'l ar aJ::iave the 450 foot cx:mtair
shall l'XJt ext::eed twenty (20) feet as measured fran
the average adjacent finished grade. 'llle
resb:icticns shall be established by "cuttint'
the structure.
structures may not exceed a height of twenty ( 20)
feet above the average natural grade for artt
sectial. see A{:perdix A to this .Cl1apter for an
exanple of hew' this N&trict.ial is inplemented.
As used in this Cllapter, the phrase '9praninent
ridge crest" are these which are identified by the
map in ~ B to this chapter.
19. 09. 060 FENCilG
All fe:rres in an RHB zcni.n;J district shall be qaverned by the
followirg regulatiais:
A. SOlid Board fen:::ixg shall:
1) not limited al lots of less than 30,000 square feet
net area.
2) be limited to a 5000 square feet area (excludinq the
principal bJild:iJ'g) for lots exoeed:iJ'g 30 I 000 square
feet in net lot area.
B. Open fen:::iJ'g (cutp:.ed of materials which result in a
m.ininum of 75% visual t:::ranspa:r:er) shall be m1testricted except
that such fen:::iJ'g over three (3) feet in height may not be
cxmst:ructed within the fra1t yard set back.
19.09.070
A. Architectural feablres (not includinq patio oove:rs) may
exter¥:l into a :nqu.ired yard a distance not exceeding three (3)
feet, provided that no architectural feature ar CXIDbination
thereof, whether a partial of a principal ar aoiessary structure,
may exteRi closer than three (3) feet to art/ p:opm.ty line •
.Cl1apter 19.09 Page -10-
19.09.080
B. Additions to Existim str:vctures
Where a sirgle f'.amily dwell.in;J legally oonstructed
ac:x:::ordin;J to existin:.J yard am setba.ck regulations at the time of
cx::instructiai en::roaches trpan present required yards, one
en:::roa.c:hln;J side of the ex.i.stirg structure may be extemed alorg
the existin:.J blild.inq lines even when the existi.rg first floor
setbacks do not meet the reqt:Lirements of this dlapter. only one
such extensiai shall be ~ermitted far a life of such blild.inq.
'!his cq;:plies to the sirgle s;tory aily. 'lhis sectiai shall not be
construed to allow the ftllrt.her extensiat of an erx::roachment by
any blild.inq whidl is the result of the grantin:.J of a variance,
either before or after sum blil.dirg :tecaJes part of the city.
'lhe extensiai or additiai may not further en:::roa.dl into any
required set back; e.g. a sirgle stary may be extemed alorg an
existi.rg five (5) foot side yard setback even thc:u;Jh the other
side yard does not e:iual ten (10) feet. lfof#lever, in no case
shall any wall plane of a first stary additiat be placed closer
than three (3) feet to any pccperty line.
Prior to the issuarx:a of a b.Jil.dirg permit far OC11Structiai of aey
blild.inq or structure at prqlerty in an RHS za1in;J district whidl has been
designated by the General Plan to be within a geologic hazard area, the
a,wlicant shall subnit a geologi.c report prepared by a certified
erginee.rirg geologist and a soils iepc:n:t prepared by a :registered civil
erginee.r qualified in soils mechanics by the state of califarnia.
Qiapter 19.09 Page -11-
'Ihese reports shall be filed in cxnjun:tien with a site develqment
plan arrl shall contain:
1) All pertinent data, inte:rpretaticns, ard evaluatiais,
based upcn the most current prof essicnal.ly rec:x>gnized
soils and geologic data.
2) '1he significan:ie of the inte:rpretaticns ard eva.luatiais
with respect to the acblal develc:pnent or
ilrplementaticn of the intended land use through
identificatien of any significant geologic problems,
critically expansive soils ar other unstable soil
cx:n::litiais which if net cauected may lead to
structural damage ar aggravatiai of these geologic
problems both en ard off site.
3) Reoarmerdaticns far OJtrective measures deemed
necessary to prevent ar significantly mitigate
patential damages to the pr;q:csect project ard adjacent
properties or to otherwise insure safe develc:pnent of
the pr;operty.
4) Recc:mnendatiais far additicnal. investigatiais that
shaJ.ld be made to insure safe develqneiit of the
pr;operty.
5) :Mtf other informatien demed appr;opriate by the city
engineer.
No brllcli.rq pemit shall be issued far the cx:nst:ructien of any
brlldirg or strucbire en property Wh.ich is subject to regulatien ur.der
this sectien, unless the b.rlldirq and site plans incmpatate the above
described corrective measures ard unless said plans are ~ by the
city engineer.
Chapter 19.09 Page -12-
19. 09. 090 Private Roads• an:i Driveways
A. Pavement Width~ Design.
'Ille pavement width ard design far a private road ar oc::moon
driveway servin; two to five lots an:i a single lot driveway shall
carply with developnent standards oantained in the Hillside
SUb:li visioo ord.inan:::le.
B. Reciprocal Dm.'ess/Egress
An applicant far a buildinq permit far a lot served by a
private road ar CU"'la'1 dri vewa.y shall recard an t\R]r:'qxt iate deed
restrictioo gua:rant:eeirg reciprocal in;ress/egress easement to
adjoining pr:q:ierty owners wbo utilize said private road ar oc::moon
driveway far the primary a.ooess to theUr lot(s).
c. Reciprocal ffainbmanpe ~
'Ille applicant far a l:Juil.dir.g permit far a lot served by a
private road ar 01111ai driveway shall record an 2ARltq>Iiate deed
restrictioo guaranteeing pa:rticipatiCl'l in a reciprccal
maintenance agreement with other lot owners utilizing said
private road ar cc 1111• n dri ve~y far primary ao:::iess.
D. Gates
Gates may be used b:> cx:art::rol access to private roads an:i
driveways provided that 1t:he design of the gate, in:::lu:lirg
lcxatiCl'l, d.imnsiCl'l, an:i tha locld.nq devices, are approved by the
Directar of Qm1unity DEM!l.q:m::nt after CXl'.ISUltatiCl'l with the
central Fire District.
Chapter 19.0!~ Page -13-
19.09.100
19.09.110
OOIAR Dg;Igf
'lhe setback ani height restrictiais provided in this
dla.pter may be varied for a structure utilized for passive
or active solar p.IrpOSeS, provided that oo sudl structure
shall infril'ge upon solar access or property rights of
adjoinin;J property owners. Art:/ solar structure whicn
requires variaticn fran the setback or height restrictions
of th.is dlapter shall be allowed atly upon~ of a
corditicnll use permit by the Director of CClmlDtlty
Oevelqnent.
'lhe Direct.er of CClmlmity Oevelopuent shall be ~ to
make reasaiable interpretatia1S of the regulatiais arrl
prcvisicris of this ordinmxe, ocn;istent with the
legislative intent thereof. Persa1S aggrieved by an
Develcpnent may petitial the Plaminq Q'J'mtissicn in writin]
for review of said interpretaticn.
zanirq/zreshill
Q\apt:er' 19.09 Page -14-
sections:
19.10.010
19.10.020
19.10.030
19.10.040
19.10.050
19.10.060
19.10.070
19.10.080
19.10.090
Chapter 19.10
RESIDENI'IAL SIN:;I...E FAMILY ClllSTER zcms
(RIC)
Purposes
AR;>licability of Regulatiais
Olara.cteristics of RIC:: 2.aleS
Permitted Uses
o:rditiaia.l Uses
Site Oevelq:ment Rsgulatiais
Oevelq:ment Plan
Mcdif icatialS of the Devel.q:ment Plan
Ardtltectural and Sib! Review-
Chapter ~~.10 Page -1-
19. 10. 010 Pln:pose
'Ihe intent of a cluster zcne is to ptawte neighbarhood identity a.ro
e:nhan:e t.he quality of life for City residents by enca.n-agirg developers to use
a nore creative approach in lani develcpoent, to provide a means for redud.n;-
the rnmt of st?:eet .i:aprovements arxl p.Jblic utilities required in residential
developnent, to CCl1SeI'Ve natural features, ard to facilitate the provision of
ioore desirable, aesthetic a:rd efficient use of open space.
19.10.020 ""1?licabilit;y of BegulntiCIJS
'Ihe requirements of this ordinance, \.D'lless waived or modified, mJSt be :rret
with respect to all real prq;>ert.ies intended to be develq.ied as, or oonverted
to, a sirgle family residential cluster developuent as described in this
ordinance, in::ludin;J the oonversicn of existinq apartment hcuses to
corrlaniniums.
'1h.e requirements of this ordinance can be waived or DK:.ld.ified if the
Plannin:] o::mnissian a:rd City COllreil make artJ' cne of the followin:;J fi.rrlirgs:
(a) Alth~ aie or mre specific standards cannot be cxirplied with
because of ptcperty size caistrai:nts, existinq buil.din:;J DDJ:phology,
tcpograprlcal problems, or other ocn:liticms :beya'd the control of the
property aimer/developer, the proposed project sul:stantially CXl!t;>lies
with the general starda:rds cx:rrt:a.ineCl within this ordinance.
(b) 'lhat the ptoposal provides far low-mx1erate incxme am. senior citizen
housirg in a manner caisistent with the housirg element of the
General Plan.
Q1apte:t" 19.10 Page -2-
canpliance with the requirements of this Ordinance does not relieve the
owner or developer of prq:>erty intended to be included in a single family
Residential Cluster zaie fran OClllplying with all other awlicable City
ordinances or confonni.rg to the provisions of the City's General Plan.
No b..rlldin;J, structure or land shall be used, ard no b.Jildin;J or structure
shall be hereafter erected, strucb.lrally altered or enlarqed in a Residential
Cluster zone, otherwise than in ccnformanof! with the followirq provisions;
except that uses, l:uild..in;Js ard structures lawfully in existence at the time
this ordinance takes effect may remain as lav;r as no alterations take place
(except those alterations pemitt:ed. bf santa Clara cmn:ty ordinance NS-1200,
section 30, as it existed at octater 10, 1955, which has been adopted by the
City of CUpertino) •
19.10.030 Qiaract.erist:ics of RIC 2.ales
A Residential Sil'gle Family Cluster zaie is a l.an:l use designation for a
sirqle family residential use upai. a parcel of real property, a portion of
which consists of:
A. An urxlivided interest in a ocmncn area ma.inly used far open space,
recreatiaial, parkinq, vehicular ard pedestrian circulatiat bf residences
of the parcel.
01aptex' 19.10 Paqe -3-
B. Separate prcpnty interests owned by each family resid.irg on the parcel.
Said separate property interests may include:
1. Irrlividual sub-parOels which oarprise buildinJ areas atl.y or l:uildirq
areas plus private yards or atria, Qr
2. Separate property interests in space in a residential l:uildi.rg on the
parcel, or
3. Both types of separate property interests enumerated above.
19.10.040 PeJ:mitted Uses
'!he f ollowirg uses shall be permitted in a sin;Jle family Residential
Cluster zcne without the requiranent of a Use Permit:
A. sin;Jle family dwellin;J units with rDt. mare than ale (1) dwellin;J tmit
per lot, or in the case of a ca:D:lninium, rDt. mre than ale (1) d.welli.rg
unit within a defined air space.
B. Hane oocupatiais subject to approval pJrSUant to the Hane OOCU:pation
ordina.rD! (No. 321) of the City of OJpertino, as it l'X7tf exists or may be
hereafter amerded.
c. Day care family hane-sma.11.
o. '!he keepin;J of rDt. to exceed two (2) dcgB ard two (2) cats over fcur (4)
nart:hs of age, or other small m:asebold pets rDt. to exceed fcur (4)
adults four (4) m:nths of age or mre.
O:lapter 19.10 Page -4-
19.10.050 corxiltic>nal Use Permit
'!he f ollCMi.ng uses may be permitted, subject to the securing of a
c:xn:litional Use Permit in each separate case, in locatiais where they, in
the opinion of the Planning O:mnissioo, are oarpatible with existing arxi
planned uses within the develcpnent area:
A. Day care family bane-large.
B. Group care activities providing cxritinJcus care for six (6) or fEMer
persons on a twenty-four (2·~) hour basis which requires licensing by a
goverrnnental aqercy.
19.10.060 Site 0eyelcp:nent RegnJotiaw
A. Initiation of Cluster 2.ale by Property omet:'
1. '!he owner of a pz:cperty w:lthin the City of OJpe.rtino or the City's
spiere of influence may ctR~ly for sirgle family Residential Cluster
zonirg or rezcnirq, to the PlCll"Ulirg Omnissioo of the City of cu:pertino
as specified in the City of OJ)~ Prooedural Ordinance No. 652.
2. 'llle ClR;>lica.tioo shall be aa:x:npanied by a Oevelc:pneut Plan, contents of
which . are described in sectLoo 14 of this Ordinance. said develop:nent
Plan shall be made a cxn::litioo of the rezcning ~.
01apte:c' 19.10 Page -5-
B. Initiation of Cluster :zone by the City Council ar Pl.anni.rq Omnission
1. 'Ihe City COlll"cil and/ar Planning Omnission may· initiate a p..lblic
hearin;J to :rezcne specific prq:>erties to a sir.gle family Residential
Cluster zcne when it is determined that residential cluster developnent
will preserve ar enhance mrl.que lard features and vegetation such as
stream oc:urses and groves of specimen trees, historic build.llY;Js, ani
unique scenic vistas, and will enhaR::2 older neighlxD:h:xx1s which have
W'developed pcq>erties which have an access problan ar a parcel
configu:ratiai which precludes develq:ment utilizing' conventional street
and lot starda:rds. 'lhe permitted density shall in each case be
determined; by the density provisiais of the lard use element of the
adc¢ed General Plan.
2. A DevelqlDellt Plan is not required far a City-initiated sir.gle family
Residential Cluster zatlrg District. Prior to actual developnent ani
use of pcq>erty within a City-initiated sir.gle family Residential
Cluster zatlrg District, the property owner or developer shall sul:ln.it a
Develqm:mt Plan as described by sectiai 19.10.070. Said plan shall be
reviewed and~ by the Pl.amin;J Onnissiai and City COlll"cil in the
same manner as a zaiir.g hearing'.
Qiapt:er 19.10 Page -6-
c. Density
'lhe total number of dwiellirg units per acre shall be defined by the density
provisions of the current lard Use an:1 HaJsin;J Element of the General
Plan. In a case where a broad density ran;Je is designated, the allowable
number of dwellin;J units shall be determined based upon the follawi.rg
criteria:
1. 'lhe relatiaiship to the developoont
character of the imnediate nei~JhlxJrlxxxi.
2. 'lhe inpact of the proposed develcpuent en piysiograptlc factors of the
site such as slope steepiess, ~ieoloqic stabi 1 ity, an:1 vegetatioo.
3. '!he inpa.ct of the proposed dEMllcp:uei1t en CXJ1111mity, utility an:1 social
se:cvices such as sanitary !sewer, st.arm drain, water, fire an:1 police
emergency se:cvices, an:1 school!;
4. 'lhe inpact of the proposEd developuent at the capacity of the
neighborhood stx:eet system.
s. '!he quality of the project de!iign relative to btlld.irq lcx:::atiat, design,
an:1 materials an:1 the livability of the dwellirg units far its fub..rre
residents. '!he performance standards CCl1tained within this orcl.inanaa
shall provide a means to neasuJ:'8 the livability of the dwiellirg units.
6. 'lhe relaticmship of the prcpcsed develqnent to the halsin;J goals
contai.necl within the HaJsirg El.anent of the General Plan.
Chapter l!~.10 Page -7-
D. In hillside areas, i.e. those areas delineated as hillside in the
General dwellirg wtlt.s permitted in a
cluster develqnent·shall be calculated in acx::ardan'Je with slope density
fornulas a.rd/or other mechanically or mathematically approved methods to
determine dwellirg wtlt intensity as outlined by the General Plan.
E. 'Ihe lard area utilized. to CXllp.It:e the ma.xilllJm allowable mmibP..r of
dwellirg wtlt.s shall be the gross size of the p:q:erty less:
1. Non-street areas which have been, or will be required to be,
dedicated or a~, in fee, far p.Jblic purposes such as flood
control ard water oaise:rvatiat, parks, ard p.Jblic schools.
2. Areas ai the site which canrm. legally or physically be utilized for
b..ti.ldirg or recreatiais uses; e.g., areas directly urDerneath
tra:n.smissiai tCMars or areas CXl1tai:nirq easement right.s which
prohibit use of a
F. General Develcpnent stardards
'Ihe followirg standards shall be utilized. to evaluate the site a.rd
ardti.tectural design of a residential cluster develcpuerrt:
Q1apter 19.10 Page -8-
1. Private outdoor space shall be provided for each unit. 'Ihe anomt of
space shall be determined in eadl case by the size of the unit, type
of tern.Ire ani aJID.D1t of canllD"l open space.
2. 'Ihe relatiaiship between .a.::Ijoinin:J units shall be designed in such a
manner so as to preclu:Je visual intrusiai into private a.rt.door yards
or interior spaces.
3. Appr:q:o: iate site design ani CXl'lStructiai tectm.iques shall be utilized
so as to ensure isolaticn :frail excessive noise sources outside of the
project boun:3ary ani ensure accustic:al privacy between adjoinin:J
units. If Director of J?l.amin;J ani Devel.opneut determines that an
excessive external noise source will exist within the project area,
the developer shall reta:i.n an aocustic:al ergineer to evaluate the
noise :inpact ai the pzqXJSed residential develqnent ani develop
mitigaticn DEasUreS.
~licable City orclinancen relative to sound transmission oontrol to
ensure accustic:al privacy b!'tween adjoi.n:i.rg dwellin;J units.
G. ccn:litions
1. In approviig a Cluster Zone, there may incl\D! such cxn:litions as are
deared reasaiable ani nec:essa:ry under the circumstarx::es to preserve
the integrity ani character of the district ani to secure the general
p.i:rposes of this ordinance am the General Plan.
~ ~9.10 Page -9-
2. 'Iha Developnent Plan shall be in:xnporated in and made an cq;pm:lix to
the Resolutial qrantirg a rezarl.r.q to aey Cluster Zone, am
conf~ to the Developnent Plan shall be a condition to the
rezon.irq. Arr:! ~ charges in the Develop:uerJt Plan shall be
in:xn:porated in the Final Map.
H. Developnent Plan
Unless waived or deferred by the Plami:rg Ccmnissial al mctial adopted, the
inf ormaticn required to be shown al or attached to the Develop:nent Plan
shall, in acklitial to the infarmatia'l required by the SUb:livision
Ordinance, and to other infarmatia'l 'Wtlidl my be prescribed by the Plami:rg
canmission, includes the followi.rg:
1. O:ttttun Area that is to be maintained and cart:rolled by the owners of
the property and their successors in interest, b.rt is to be available
for the recrea.tiaW. and lei.sure use of the ocxupants of the cluster
develc:poent.
2. A gradirg plan describi.nq existi.rg cx:rrt:curs and finish g:radirg in
relatia'l to the pcqnsecl bdld.ing p:ogiam. 'lhe plan shall contain
cxmplete cress sectias. 'lhe gradirg plan shall denote the location
of all native tI ees over 4" in diameter and the iDpact of the g:radirg
plan en said tr es.
Qiapter 19.10 Page -10-
3. Parcels of land inten:led. to be dedicated or reserved for p.lblic
parks, playgrcunds, school sites, or otherwise dedicated or reserved.
to the p.Jblic in qeneral.
4. A map showin;J the proposed system of p.Jblic and private streets,
includirg cross-section far all types of stteets.
5. A descripticn of jDITIEdiately adjoi.nllg land use types inclu:i:i.rq the
location of structures.
6. '!he a:rdrltectura.l theme c1f the developnent and the location of
hlil~' hlildi.rg cx:mfiguratia1S I DJj] dirg heights, bJil.d..in;J square
footaqes, fen:Je lines, private patio and balcai.y areas, and lot
lines. A oodin;J system shall be used to delineate l.ll'l.it types
19.10.070
relative to
distril:ution table shall be prepared set:tinJ forth the net prq:>erty
size and the land area devot:ed to varia.JS land use activities.
1. 'lllere is n:> mi.rWnJm develcpne11t area far a residential cluster zon.i.rq
district.
<llapter l~» .10 Page -11-
2. Setbacks: 'Ihere is not specific requirement for setbacks other than a
requirement that a distance of twenty-five (25) feet shall be a setback be
provided cri a oorner lot to the extent that a 40-foot sight triargle is
provided, a.rd that units iDITlfldiately adjacent to the developnent boun::1ary
shall have the same setbacks as required in the adjacent. zcries.
3. Height: irtle :max.i:mJm height shall be thirty (30) feet measured as the
vertical distance fran the average of the highest a.rd lowest finished grade
adjacent to a tllildin;J to the highest point of said l:IU.ildin;J. An increase
in height shall :be permitted if the Plannirg Omnissicri or City council
determine that said height increase will rK:Jt have an adverse inpact upon
the i111l'lf!!diately adjaoent neighbar.hood. Generally, units i111l'lf!!diately
adjacent to the developnent area b:lJndary shall rK:Jt exceed the height of
existing dwelling units adjacent. to the develqwnt area.
A. Site Design
1. Front entryways shall :be private by either orientating them in a
different directiai fran adjoining units, by utilizaticri of an erx::losed
patio, by utilizaticri of win; walls, by utilizatiai of a recessed foyer,
or thraJgh other design ted:miques.
2. All dwelling units (a.rd tllil.d.ir91 CDJtaini.ng ocn:bninium units) shall be
int:ercainected by pedestrian walks fully separated fran mcvin;J vehicles.
Cbapter 19.10 Page -12-
3. Each rm.it shall have direct access to <X111•u1 open spa.ces.
4. In family-oriented planned ret;idential cnrmmities, play fields shall be
in::xll:potated into the cx1ma1 open space to aocu11•cdate g:rrup play
activities.
5. Small sittirq areas or tot lots shall be provided 1:h.ralghoot each
project to provide infarmal D:aeetirg space to enable hrmediate neighl:m'S
to interact with eadl other whE!ll they so desire.
B. streets
1. 'lhe pavement, cm:ts, gutters ard st.arm drains an:l water mains of the
private st:J:eet shall be caistruct:ed to the standards of City streets,
subject to the cq:p:oval of the City En;Jineer, except that the City
Engineer, may permit noiificatiais reo:1111eded by a licensed e:n;ineer.
'lhe minim.ml width of a private sb:eet shall be twenty-fem-(24) feet
curb to curb, with curb am gutter a'l both sides of the sb:eet.
2. All private sb:eets shall be inspected by the City durirq oaistruction.
3. Sidewalks shall be a :miniirum of fem-an:l aie-hal:f (4.5) feet in width.
Chapter 19.10 Page -13-
4. 'Ihe private street an:l the ma.jar walkways shall be lighted to an
intensity awroved l:1j City F.rgineer. '1he type ard lcx::atioo of
electroliers are subject to awrovaI l:1j the Ardlitectural ard Site
Approval O:mnittee.
5. 'nlere shall be a system far the namirg of the private street ard for
address numbers I subject to awroval l:1j the Buildirq Deparbnent after
consultations with the Postmaster, the central Fire District an:l the
O:llmty O=ammicatiais Office.
6. A bicycle circulatioo system
design in a manner 'Which, to the greatest degree possible, separates
bicycle mvements fran 1ll:Jtar vehicles ard pedestrians. '1he bicycle
system shall interface with e.xistirq ard plamed City-wide systems.
7. 'Ihe owner of the develq:ment will be required to participate in the
initiaticn of City ardinance to make the private sl:tel!t subject to the
Vehicle O:>de, under the provisiais of sectia1 21107. 7 of said CCxie;
provisiais of said ordinance subject to the 8AJI"OY8.l Of the enf orcin;J
agercy.
s. The roadways of the private street plus a 5-foot wide strip on either
side shall cxristitute a p.lblic service easenent; other p.lblic service or
Cllapter 19.10 Page -14-
9. Adequate blrn-aroun:I space e;hall be provided at the termini of the
private streets subject to the ~ of the Central Fire District.
c. InproVement:s and OJvenants for carm::n Area
1. Inprovement of the o '"'!Q'l areas shall be CX11pleted by the developer an:l
shall be subject to boncli.rg and other pi:\Xedn:res in the same manner as
required for street iJiprcvere.nts by the SUbdi vision ard.inance. '!he
a 1111•Tl areas shall be deeded to an associatioo of the hc:meowners for
whose benefit the cxmnan area. is set aside; develcpeut rights shall in
this case be dedicated to the City.
2. Maintenance of the ~ 1111on areas shall :be the respc:l'lSibility of the
haneowners association to which the a11111121 areas are deeded. In the
event the private road, driveways, parkinq areas, walkways, lan:lscapin]
or tW.ldin;s are not maintained to ar;plicable City starm.:rds, the City
may, after mtice ani advertised public heari.rg, effect the necessary
maintenarx:e, with the OJSt therefor to be a lien an the prq>erty.
3. To assure that the open space shall be available for the entire
developnent, the develqment. rights to the 011••-xt area shall be
dedicated to the City of CUpertirx> in advance of the recardation of a
final sulxlivisian map.
Qlapter 19.10 Page -15-
3. Prior to reciordatioo of the Declaratioo of o:M!nants, Caniitions and
Restrictions by the developers, said declaratiCll shall be reviewed by
the City Attorney to determine its c:x:IIpitibility with the intent and
cx:n:titiC11S as set forth he.rein. Art:/ changes in said declaratie11 shall
be subject to the 8RJI'OWl of the City OXmcil.
4. 'Ihe articles of ino::a::pJtatioo of the HaDeowners Association and any
other instrument related to said associatiai shall be subject to the
8RJI'OWl of the City Attorney.
19.10.080 ~ after Granting of a Cluster Zen!
In the event that the applicant shall desire to make art/ c:ban;Je, alteration
or amerrlment in the approved Developnent Plan ar CCVenants after a Cluster zone
has been granted by the City OXmcil, a written request and revised Developnent
Plan shall be sutmitted to the Buil.ding Deparbnent. Alag with the plans, a
letter of ~ f:ran the a&P=opriate
architectural board shall be sutmittsd.
haneowners associaticn or
If the number of dwellin;J units is net increased, and the City Planner
makes a fin:ilrg that the charges are minar ard do net affect the general
a~ of the area ar the interests of owners of prcpe:rty with.in or
adjoin.in:J the Develq:meut Area, the :building permit will be issue:!. If the
haneowners associatiai fails to act, the Pl.anning Di.rectar may make a
Olapter 19.10 Page -16-
detennination of signif icarre. 'Itie Plann.irg Direct.or may issue a b.rlldi.rq
permit or require that the applicai'.'lt receive Arc:hit:ectu:ral an:l Site approval.
If the hanecwners association is::;ues a statement cgx:isin;J the proposed
m:xlifications the prq:ierty owner n:ust subnit far Ardli.tectu:ral an:l site
AWroval· Buildin;J permits will not be issued until City Q::Jl.Jn::il ~ the
request (Resolution No. 4128).
A material charge in the Develq;rnent Plan includinq charge of requirements
or coniitions, or an increase
processed as a Zale charge.
'lhe requirements of this ardi:nar~ can be waiwd or mcxli:fied if the
Plannirg Qmnjssicn ar City Q::Jl.Jn::il make any ae of the followirg findirgs:
A. Although ale or :um:e specific st::anda:rds cann:Jt be oai:plied with because of
property size <Xl1Straints, exli;tinq l:uil.dirg morphology, topograJ;trical
problems, or other cxnlitias beycnd the oart::rol of the property
owner/developer, the proposed project substantially cx:nplies with the
ge.neral standards cxrd:ained within this ard.i.nan:::e.
B. '!bat the pcqns;a.l provides fen~ lOW'-fllJderate irmne an:l senior citizen
halsin;J in a marmer cx:aisistent: with the HaJsin;J Element of the General
Plan.
carpliance with the requirements of this Ordinance does not relieve the
owner or developer of p::q>erty interded to be included in a sirgle family
Residential Cluster Zale fran catplyirg with all other applicable City
ordinances or conformi.n;J to the provisiais of the City's General Plan.
No b.1.ildirq, structure or land shall be used, and no b.1.il.ding or structure
shall be hereafter erected, structurally altered or enlarged in a Residential
Cluster zone, othet:wise than in ccnformarx:ie with the followi.rg provisions;
except that uses, blildin;Js an:l st:rucb.J.res lawfully in existence at the time
this Ordinance takes effect may remain as lag as m alteratiais take place
(except those alteratiais _permitted by 5ant.a. Clara County Ordinance NS-1200,
section JO, as it existed Cl'l oct:ober 10, 1955, '41.ich has been adcpted by the
City of OJpert.im) •
19 .10. 090 Architectural and Site ReViEllf
An approval of zaUrg under the provisiais of this Ordinance does not
relieve the develq>er ar owner fraD cbtaini.n;J ardti.tacblral and site approval
as required in Ordinance No. 468.
zoni.n:J/1910
Cbapter 19.10 Page -18-
~. 19.11
Sections:
19.11.010 PUrJ;XISe
19 .11. 020 .AR>lic:ability of ~egu.laticns
19 .11. 030 Establishment of Districts-Permitted and Ctn::litional
USes
19.11.040 Ccn::lepbJal Develqment Plans
19 .11. oso Acticm by the Pmn.irg Omnissicm
19 .11. 060 Acticm by the Ciq' Courci.l
19 .11. 070 USe Permit Required -Definitive Devel.q::ment Plan
19.11.080 Actiat by the Plarn.irg CXJm>issicm
19.11.090 Acticm by the ciq• eouncil
19.11.100 Archltectural and Site Review
19.11.110 Mcdificaticm of ttie Definitive Develq:ment Plan
Cbapter 19.11 Page -1-
19.11.010 Purpose
'Ihe planned developnent zonir.g district is intended to provide a means of
guidin;J land developnent or redevelopnent of the City that is uniquely
suited for planned coo:rd.i.natioo of land uses and to provide for a greater
flexibility of land use intensity and design because of acoessibility,
OiN'I'lerShip patterns, tqx>g:raphi.cal considerations, and CXJDDmity design
objectives.
'Ihe planned developnent zonir.g district is specifically i.nterdad to
encourage variety in the developnent pattern of the cnmunity; to pt:awte
a ioore desirable li vin;J envira11Dent; to encc:urage creative approad1es in
land developuent; to provide a means of reducirq the anrll.lllt of
improvements required in developnent thrQJgh tiet:ter design and land
plannirg, to ocn;erve na.'blral. features, to facilitate a mare aesthetic and
efficient use of open spaces and to erm:irage the c:reatioo of plblic or
private co111on open space.
19.11.020 Applicability of Regulations
No buildirg, structure ar land shall be used and no l:ld ldi.rq or structure
shall be erected, enlarged or strucbJrall.y aJ.terecJ., or dem:>lished in aey
Planned Developnent zaiin;J district, except in ac:xxJrda.nce with the
provision set forth in this dlapter.
19.11.030 f§tahlj$ppent of Districts-Pennitted aa:i o:ulit.ia1al Uses
A. Planned developoeut zonir.g districts may be established,
llDilf ied, or ranaved fran the zaiin;J map aa:i the regulations
awlicable to aey P1anned Oevelopnent District may be
established, llDilf ied, or deleted. in accord with the procednres
descril:led in this chapter.
Cl1apter 19.11 Page -2-
B. All PD districts shall be identified an the zcnin;J map with the
letter c:x::din;J "PD" followed by a specific :ref erenoe to the
general type of use allowed in the particular pl.anni.rq
developnent zcnirg district. Far exanple, a planned develcpnent
zonirg district in which the uses are :i.nter.ded to be general
cx:mnercial in nature it wal1.d be designated PD (CG). A planned
developnent zcnirg district in which the uses are inten:1ed to be
a mix of general cnrmercial an::l residential walld be designated
PD (CG/R).
c. Permitted uses in a PD zonirg district shall CX11Sist of all uses
which are permitted in the zcnirg district which canstitutes the
designation followil'I] the letter oodirq ''PD." Far exanple, the
permitted uses in a PD (CG) zan1rq district are the same uses
which are permitted in a CG zcnirg district.
D. Con:litianal uses in a PD zanin;J district shall OCl'lSist of all
uses which require the issuance of a cx:n:litianal use permit in
the zarl.rg district which constitutes the designatian follO'orirg
the letter oodirg "PD." Far exanple, the ccn:litianal uses in a
PD (CG) zanin;J district are the same use which require a
oorxtitianal use permit in a CG zanin;J district. Each cx:n:litianal
use in a PD zanin;J district requires a separate cx:n:litianal use
permit.
E. 'lhe general category of uses in a PD zcme shall be defined at the
time of the cxn:iepbJal plan and shall be OCl'lSistent with the
adcpted general plan relative to the prq>erty in the
awlicatian. 'lhe develc:pnent stan::lard and regulatiais of the
permitted and oc:n:litianal uses shall be established in
conjurd:ian with the approval of the c::x:n:apblal and definitive
plans.
01apter 19.11 Page -3-
19 .11. 040 Q:mc.:ieptual Develcpnent. Plat)§
'!he awlicant for a PD zonirg d:istrict shall, at the time of the
awlication, a oorx::eptua.l
developnent plan, which will inclu:Je a general description of the pi:cp:ised
uses, the pt:oposed traffic ci:rc:ulat:lon system, a 1:q>og:raprlc::al map of the
site arxi the neighbarirg prope:rt.iE:is, a l.ardscapirg plan, an:l any other
inf ormatiat
Plannirg o=mni ssion, or the City OJuncil. 'Dle Director of Qmnmity
Developnent shall provide the applicant with a detailed list of
informatiat required for a c:xnJepblal develcpneut plan.
19 .11. 050 Actia'\ l;& the Plannirg ~
A. '!be Pl.amirg Omni ssiat shall hold a public hearirg on any
awlication for zaUrg or 1:xre-zatl..nq ptq>eI:ty initiated pursuant
to this cbapter in the same mamer as prescribed by Olapter 19. 27
of this o:rdi.nmxle cx:Jde arr:i by state law for the zalirg, ,
pre-zalirg, or re-zcrdrg of property.
B. In addition to the requiremHrrt:s of Olapter 19.27 regardirg zalirg
of pi:cparty, the Pl.amirg o=mni ssiai shall reviat an:l CXl'lSider
all materials subuitted by the applicant pursuant to this
Chapter, an:l shall prepare ard rec:u'l!end to the City OJuncil, as
~iate, the specific cx:niltiaw of approval, an:l state the
reasa1S for the recc 111•er.da.tic:11.
If the reccmuendatiat is ale for approval of the application, the
followirq f~ ard determinatic:ins llllSt be made by the Pl.amirg
Crmni ssiat:
Chapter 19.11 Page -4-
A. '!hat the cx.n::eptual developnent plan attached to the application
is consistent with both the general plan and any specific plan
whi.ch regulates the site.
B. '!hat the caioeptual developnent plan provides for an organized
and unified system of land uses and land use intensities which
would be cai:patible with the su:rroun:lirg neighOOrhood.
c. '!hat a cx:n:::eptua1 developnent plan for a residential use insures
that the pl"oposed develcpnent provides adequate active and
passive oriented open space within the devel.opnent to satisfy the
needs of :fUture residents and fU:rt:her, that the prqn;ed
develcpnent provides adequate l.an:1scapinq that will furd:ioo in a
manner which will enharx::e the in:lividua..l developuent and the
cxmm.mity as a whole.
o. '!hat the caioeptual plan ensures that the locaticm of the site
with respect to major t.harc.u#l:fares and uses outside the zone
would not create ur.due and un:reascmable traffic OCl'1gE!Sticm in the
area.
E. '!hat the oc:n:ieptual plan make provisiC11S for adequate parkirq,
waste dispxsal, an::l underg.ramd.inq of utilities.
19.11.060 Actiqi by the City Council
Upon receipt of the reo 1111ematicm of the Pl.arming Onni ssicn, the City
Council shall hold a public heari.n:J pmsuant to the ~rres described
in Olapter 19. 27 of the orclinaroa cxxJe an::l p.rrsuant to state law, to
consider the reccmnendaticm. '!he City Council may approve, modify, or
~ a recr 1111er.datiai of the Plarm.ing Onni ssicm, provided that any
nxxlificatioo of the proposed 8R;>licatiai, which was not cx:nsidered by the
Olapter 19.11 Page -5-
Planning" Commission, shall first be referred to the Planning Commission
for re:port arrl. recormnerrlation (which does not require the holdin;J of a
public hearing).
Failure of the Planning Commission to issue a re:port arrl. recommend.ation
on said proposed modification within forty (40} days after referral, or
such lon;:rer period as ma.y be prE:!SCri.bed by the City Council, shall be
deemed to be an approval of the propa;ed modification.
U:pon final approval of the application, the City Council shall enact an
ordinance zoning or pre-zoning th.E! subject property or properties as
planned development zone incorporating within said ordinance the
conceptual plan arrl. corxlitions of approval. Any modification of the
conceptual plan requires the sub:nission of a re-zoning application.
19.11.070 Use Permit Required -Definitive Development Plan
A. Prior to any development within a planned development zoning
district, the applicant nUJst obtain a conditional use permit
approving the development issued by the Planning Commission,
except that in the event that the application is for development
of 5,000 square feet or more of commercial or 10,000 square feet
or more for i:r:dustrial arrl/or office use, the conditional use
permit may only be issued by the City Council upon recommend.ation
of the Planning" Commission.
B. Any application for a conditional use Permit shall be accompanied
by a definitive development plan which shall include
architectural drawings of the proposed development, maps showing'
the locations of buildin;Js., ren:lerings showing buildin;J heights,
arrl. square footages, maps 1mowing the precise location of roads,
sb:E!Ert:s, alleys, arrl access p::>ints, a traffic analysis, a
construction plan, arrl any other infarma.ticn required by the
Director of
CQlncil. 'Ihe Director of eamunity Develq::ment shall provide the
applicant with a detailed list of informaticn required for a
definitive develq::ment plan.
C. A definitive develcpnent plan shall ermrpass the entire
property, unless, in the c:piniai of the Director of CDrmmity
Develq::ment, the iq:>lementatiai of a definitive plan for a
portion of the site will not delay, hin:ie:r or otherwise be in
conflict with the iq:>lementatiai of the conceptual develqment
plan for the remain:3er of the site.
D. Nothirg in this dlapt:er is .intermcl to prx.:tiibit a <Xlllbined
a.R>licatiai far zatlrq arrl use permit to be cx:t1Sidered at the
same p.lblic hearing.
HaNever, the ClR)licant, in that event, shall prepare 1xJth a
conceptual develq::ment plan ani a definitive develq::ment plan far
consideratiai.
19.11.080 Agtiai llf Pl.am:i:rp camrl.ssioo
A. 'Ihe Pl.anninJ c:mmi ssiai shall hold a p.lblic hearing ai any
a.R>licatiai far a oc:n:iitional use permit issued urmr the
provi.siais of this d1apter in the same ma.mer as prescribed in
Chapter 19.28 of this ordinance code.
B. In aa:liticn to the requirements Of chapter 19.28 rega:rd.irq the
issuance of ocn:litional use permits, the Pl.a:nnin;J Qmnissiai
shall review ani cxnsider all materials sutmittecl by the
Chapter 19.11 Page -7-
a.i:plicant an:l in cases where .it is the decisia1-1Daker may approve
or deny the awlicatian. 'Any such approval shall contain
specific cxntitiais of aR;JI'l:JVa.l am shall include all necessary
firdings ard reasons for the~-Any final decision by the
Plan:nir.g Omnissicn un:1er this secticn is subject to arpeal to
City COUnc:il p:rrsuant to chapter 19.28 of this title.
With respect to any acticn by the Plan:nir.g Omnissian which
constitutes a recxmnerDati.cn to the city COUnc:il, the
reo 1111eniaticn shall cx:>nt:ain, as ~q:a: iate, the specific
canditiais for approval, arid the reasai far the :reoc:mne.rdatian.s
b3sed upon the required fj.rr:iirgs far the granting of any use
permit un:1er Chapter 19.28 as well as a dete:rminaticn that the
definitive develq;:ment plan is cxnsistent with the c:aioeptua1
develq;:ment plan.
19.11.090 Actim b'f the city eomcil
Upon receipt of a recamnerdation f:can the Pl.annirg Omnissicn, the City
council shall hold a p.lblic bearilJJ pursuant to the proc~dures described
in Chapter 19.28 of the ordinance code to cxnsider the reoai:merdation.
'lhe City COUnc:il may cq:prave, nn:lify, or disai;prcNe a :rec:uli!ernaticn of
the Plan:nir.g Omni ssicn provided that any mcdificaticn of the prc:.p:eErl
applicaticn, which was net caiside~ by the Pl.annirg Omnissicn, shall
first be referred to the Pl.annirg o:mmissicn far :np:a:t and rea:mnerrla.ticn
(whidl does net require the hol.d.llq of a p.lblic hearin;J).
Failure of the Pl.annirg Omnissia1 to issue a repent an:l rea:mnerrla.tion
within forty (40) days after refE~, ar sudl lager period as may be
prescribed the city OOl.n::il, shall be deaned to be an approval of the
proposed nalificaticn.
Chapter 19.l.l Page -a-
19.11.100 Architectural and Site Review
Unless otherwise determined by the Director of Cornnrunity Development,
all conceptual and definitive development plans, prior to consideration by
the Planning Commission, shall be reviewed by the Architectural and Site
Conunittee for adviso:r:y conunents on the proposed site planning,
architectural theme, landscaping, or other design related matters.
Notwithstanding initial review by the Architectural and Site Committee,
the Planning Commission or the city Council, as the case may be, :may
require, as corrlition of approval for any conceptual or definitive
development plan, review of the plan, or any portion thereof, by the
Architectural and Site Committee.
19.11.110 Mcrlifications of the Definitive Development Plan
A. Minor mcxiif ications
In the event that the applicant or subsequent property owner
wishes to make a minor alteration, change, or amendment of the
approved, definitive development plan, he shall sutmit a written
request to the Director of Community Development, together with a
proposed revised definitive development plan. If the Director
determines that the mcxiification does not result in a change in
the general appearance or function of the project, he may approve
the.mcxiification in a manner specified in O'lapter 19.31.
B. other Mcx:tifications
If the Director of Community Development determines that a
proposed mcxiification to a definitive development is not minor,
then the applicant must seek an amendment to the underlying
corditional permit which may cnly be oaisidered by the City b.xly
which granted the original cX>J"lditiaia.l use permit. In the event
that the City <::aJI¥:il is thE! bc:dy which will oanside:r a prcp:serl
amen:iment to a conditional l.lf;e permit, the p:qx:sal will first be
referred to the Plannirg Q=mni ssiai for hearirq arrl
reccmnen::latiai.
c. Charge of Use
zpldev
1. A c:han:Je fran a ocnlitian use or a permitted use to
arvJther permitted use within a PD zarln;J district does
l'X1t require a m::xlificatian of the definitive plan
unless the c:han;Je of use will also change the general
appearance or char~ hew the definitive develq:ment
plan functions vis-a-vis neighboring p:q>erties.
2. A change fran a permitted use to a ocnlitiaia.1 use
requires the issuar~ of separate oc:niitiaial use
permit issued by the City bccly which WCIUlcl ordinarily
oansider such a pennit in other zaies within the City.
01apte1:' 19.11 Page -10-
Qiapter 19.12
SectialS:
19.12.010 PUcposes
19.12.020 AR;>licability of Rsgul.atiat
19.12.030 Permitted uses
19.12.040 o:n:liticmal Uses
19.12.050 Excluded Uses
19 .12. 060 Site Developneut Rsgul.aticns
19.12.070 Ardrltectural and Site Revia1
Qlapter 19.12 Page -1-
Section 19.12.010 Putp:!se
'!be p:a:rpose of the General Camnet'cial 1.crlirg District is to establish
regulations for retail:i.rq1 offices, arrl service establishments offerirq
goods arrl services to the general p.iblic which will assure maxinum
c::arpatibility with su:r.ro.md.irg residential areas as well as minimiz:i.rq
adverse traffic inpacts result:i.rq fran cxmnercial develqnent.
section 19.12.020 Amlicabilit;y of REgulatial
No b.tlld.in;J, structure, or l.clni shall be used, arrl no b.tlld.in;J or
structure shall be erected, structurally altered, or e.nla:cqed in a GC
zone, otherwise than in CXll'lfarmana:t with the provisions of this chapter
arrl other applicable provisions of th.i.E; title.
section 19.12.030 Permitted uses
'!be follCJW'ixg uses shall be p:!I'Dlitted in a General Q:mnercial (GC)
zonirg district, provided that tliey are cx:n::hJcted entirely within
b.tlld..in;Js or enclosed patios, exc~ for parJd.n;J, and provided a
corditional use permit is not ot:hel:wise required for any portiCl'l of the
b.lsiness:
A. Retail b.lsinesses, such as fcx:d stares (excludi.rq cxrivenienoe
markets) , drug stores, apparel shops, variety stores, and
hardware stares;
C1Japter' 19 .12 Page -2-
B. Professional, general, administrative ard l:usiness offices;
except that said uses shall not cx:mprise nare than 10% of spaces
in a shappirg center;
c. Banks' f ina.rx:ial institutiais' insu:raroa a.rd real estate
aqencies, travel agencies, phatog:rai;:ily, a.rd similar studios which
directly serve the public;
D. Business services, such as advertisirg b.J:reaus, credit report.irg,
aCXX'JlllltiJ'g ard similar oonsultirg agencies, st:erx>g:raptlc a.rd
duplicatiai services, messenger ard t.eiegrapi offices,
carm.micatiai equipnent b.rll.d.ir9i, except that said uses shall
not cx:mprise m:re than 10% of blil.di.ng spaoe in a shappirg
center;
E. Private clubs, lc.x:ges, or fraternal m:ganizatiais as sutxn:di.nate
uses in blil.d.ir9i interded primarily for other permitted uses
provided for in this section;
F. Limited repair services, such as jewelry, danestic C!R>lian:=e,
typewriter ard bJsiness machine repair &heps;
G. Persalal service establishments such as barber shcps, beauty
parlors, shoe repair shcps, a.rd tailor shcps;
H. N:x::essory facilities a.rd uses custanarily incidental to permitted
uses;
Q)apter 19.12 Page -3-
I. A max:imJm of four ( 4) video ~iame madl.ines provided these madlines
are incidental to the main activity of the tusiness;
J. other uses whid'l, in the opiniat of the Oi.rectar of Ccmrunity
Devel.opnent, are similar tc> the alxMe permitted uses, an::1 whid'l
do not create signif ic.ant adverse inpacts to the su:rro.mdin:J area
due to odor, dust, sm:lke, glare, fumes, radiatiat, vibrations,
ooise, traffic, ar litter.
section 19.12.040 a::n:litiCllal. Uses
'lhe follc::JW'in:J uses may be conliticntlly al.lawed in the GC zai.in;J
district, subject to issuance of a conlitia1a.l use permit:
A. Issued by the Director of c:cmll.Jl'lity Developnerrt:
1. Tenparary uses subject to regulatiC11B established by Olapte:r'
19.29;
2. laun:lry facilities in::ludinq self-service a.rd full service
operatia1S;
3 • Retail dry cleanirg establishments I provided that the
solvents used in the ,cleanirg pux:ess shall not be used ar
stared in aey manner not approw!d by the state fire
Marshall. No dry cleanin) is parmit:ted of clothes other
than these delivered to the establistment by retail
Qlaptet' 19. i:~ Page -4-
4. alild day care facilities within an established b.Jsiness
servin:J that l::usiness only and which does oot generate
ac'klitialal. traffic fran that produced by. the l::usiness
itself.
B. Issued by the Pl.annir:q O:mn.issicn:
1. Aut:.cmlbile repair shops, tire repair shcps, and other repair
shcps, except for minor autanoti ve repair and maintenance as
defined. by 19.02.030 (13);
2. QJmercial parking an:l parking garages;
3. o:nvenience markets;
4. Hotels, motels, and boa:rdirg hoJSes;
5. Liquor stares;
6. Drinki.nq establishn:ents;
7. FU.ll service restaurants with or withcut a separate bar
facility; fast food restaurants, with or without a separate
bar facility and any enterta.irment facilities (e.g.,
dan::in;J, live m.JSic) in associaticm. with a full service or
fast food :restaurant;
a. o:mnercial enterta..inrren establistmlents, such as inCkx>r
theatres, bawlin;J alleys, billiard pool parlors, dance
halls, and skatirq rinks;
Chapter 19.12 Page -5-
9. Private clubs, lcx:iges, and fraternal. organizations as
principle uses of b.rlld.in;is; fraternity and sara.rity ha.lses;
10. OUld care centers, day rrurseries, and playg:rt'JllJD; accessa:ry
to a O"J'lllJAt'Cial establishroent;
11. Vocaticnl.l and specializ•:d sch:x>ls, cJar¥Je and D1JSic sb.xlios,
gymnasium and health club:;;
12. Limited food processirgs with retail cx.itlets Cl'1 the same
premises; caterers;
13. Pet shops and faciliti·es far bathllq, cl@i.ng, tr:i.Jrmirq,
and similar services for pets;
14 • McxrbJaries;
15. MiD:u:' autanotive repair an:l maintenance;
16. 'Ibea.tres;
17. Specialty food stares;
18. Aub:m:Jbile service staticans, autam:ibile washing facilities;
19. Aub:m:Jbile, trailer, til:oe and boat sales and rental, limited
to new and used vehicles in operable ocn:litiai.
20. 'Any ca11neroial establismae:nts with drive-tllrcu#l facilities;
21. other 0111oe:n::ial uses which are neither pennittecl uses ar
excluded uses and whid1 are, in the cpinicn of the Plamin;J
o::mnjssicn, o:insistent with the diaracter of a general
o:w111ercial (GC Zale) , are of the same general cbaracter as
Qmpter 19. u~ Page -6-
listed in this section, a.n:i which do not create significant
adverse ill'pacts to the surroum.1rg area due to order, dust,
SDDke, fumes; glare, radiatiat, vibratiai., noise, traffic,
or litter.
Section 19.12.050 -Excll.Eed Uses
'lhe foll<::JWin;J uses shall not be permitted in General O'mnercial {00)
zones:
A. Autaoobile repair shcps, tire repair shops, a.n:i other repair
shqls, elCCept for minor aut:cm:Jti ve repair a.n:i maintenarre as
permitted in sectiai 19.02.030(13) of this ordinance;
B. carpenter a.n:i cabinet shqls, plumbirq shcps;
c. LJJJDher yards I warehcuses I storage garages i
D. Nurseries ard greenhcuses.
E. other uses which, in the opiniat of the Pl..a:nninJ Omnissiai., are
objectiooable by reason of oder, dust, SID:lke, glare, fumes,
radiatiai., vibratiai, noise, traffic or litter shall be excll.Eed.
19 .12. 60 Site [)evelg 11ent Fegul ations
A. Height of hlildin:Js ard st:ruct:ures:
Except as otherwise provided by the General Plan, the max:illlJm
height of a hlildirg/structu:re in a a:; zaUn;J district is 30
feet.
B. Lot area a.n:i c:xJVerage:
No miniDum area, elCCept as may be provided in the General Plan,
no miniDum lat area ar coverage is required; provided, ~,
Chapter 19.12 Page -7-
that any lot in a ex; zonirg district shall have sufficient area
to satisfy offstreet parld..rq an::l loadi..n; requirements oantained
in this title an::l shall othe.J:wise cx:mply with any setback
regulations of this dlapter cir the General Plan.
c. Required setblcks:
l. Front yard:
Front yard setbacks for each site ar lot in a ex; zone may be
established by the City ccunc:il up:11 :reocmnerdation of the
Ardlitectura.1 an::l Site camdttee based up:11 special policies
contained in the GenercLl Plan a.rd to insure sufficient space
to provide adequate light, air, a.rd visibility at
intersectialS; to afaD:e gawra1 cc:l'1fm:mity to yard
requirements of adjaaD'lt ar nearby zaies, lots, ar parcels,
a.rd to pi:anate excellenc~ of develcpnent.
2. Side an::l rear yard:
No side ar rear ya.rd setback shall be required in a ex;
zoniJ'g district, except where a lot in a ex; zcne al:uts any
residential ar agricultural-residential zcne in which the
f ollowi.n;J regulations apply:
a) No part of aey blildirg in a ex; zatl.ng district shall be
closer to a lot in a residential or
agric:ul:b.n:al-residential zme than the height of that
particular part of the bd ld.irg;
Chapter 19.12 Paga -8-
b. 'Ihe side ya.rd adjacent to a lot in a residential or
agricultural-residential zcne shall be a m.i.n:lliun of eight
(8) feet;
c. 'Ihe side ya.rd adjacent to a sb:eet shall be a m.i.n:lliun of
br.'el ve ( 12} feet.
d. 'Ihe rear yard adjacent to a lot in a residential or
ag:ricultu:ra..1-residential zaie shall be a m.i.n:lliun of
twenty (20) feet.
19 .12. 070 Architectural and Site Review•
Prior to the erectia'l of a new l::uild.i.rg or structure in a a; zonin3'
district, or prior to the enlargement or DXlificatia'l of an exi.stirq
l::uildin;r, structure, or site (includin:;i l.an:lscapin;J an:l lighti.rg) in a a;
zonirg district, or the 8A'licant far a. l::uild.i.rg permit nust obtain
architectural an:l site ~ f'ran the Pl.annirg Omni ssia'l upon
reoamneroatiais fran the Architectural an:l Site Omnittee.
zoni.rg/z19-a;
Chapter 19.12 Page -9-
Sections:
OIAPI'ER 19.13
LIGHI' IlIDUSIRIAL zcm:s
(ML)
19.13.010 PUJ:pose
19.13.020 Applicability of Regulatiais
19.13.030 Petmitted Uses
19.13.040 o::niiticnll Uses
19.13.050 Excluded Uses
19.13.060 Restrictiais Related to &nissiaw
19.13.070 Site Develcpnent Regul.atiais
19.13.080 ParJdrg and I.oa.dirg stan:la:rds -o:n:titicrel Use Permit
Chapter 19.13 Page -1-
Section 19.13.010 l?Ul:J20Se
'Ihe p.:n:pose of the Light Irxiustria.l (ML) zcni.nq district is to provide
for, ard regulate, certain irrlustri;tl uses wtlich are i.rxnrp'ltible with
canrnercial ard residential uses but perform inp.rtant storage,
manufactu:rirg, or se:rvicirg fun::tions far such cxmnercial and residential
uses in the City. Light irdustrial uses are al.lawed because of the need
for sites for small industries, and because the dlaracteristic:s of the
permitted irdustrial uses are likely to be similar to many permitted
canrnercial uses. 'lhe uses permitted in th.is Zale often create sane
objectionable inpa.cts such as noisei ard large volumes of truck traffic,
but are essential uses in an urbarl eccnany. 'lhe prc:pRty in this zone
should be locate:i near oentr:al b.Jsiness areas, near arterial traffic
routes, ala-q rail:roacl lines, cir where specialized services for
residential areas sh:luld be oc::n::a1trab:id.
19.13.020 Ag;;>lirnhllity of Begulatiot"llj
No brlldirg, st:rucbire or lard shall be used, and no brlldirg or
structure shall te erected, structurally altered, or enlarged in an ML
zone other than in OCl'lfarmarx::e with the pr:avisia1B of th.is dlapter ard
other applicable provisia1B of this title.
19.13.030 Per:m:itted Uses
'Ihe followin;J uses shall be permitted in an ML zcni.nq district:
A. Manufacturirg, pz:ooessirg, aRIE'lllbly, research and develapnent
Chapter 19.13 Page -2-
factories, l.abJratories, shops, ard other uses which., in the
opinioo of the Directar of canmity Develqnent, are similar to
the above uses, ard which do DJt create undue adverse :inpacts due
to the effects of glare, noise, dust, or any other emissioo
within the premises as provided in sectial 19.13.060 of this
chapter.
B. Autcm:lbile, trailer, tire ard boat sales, rentals, service,
repair and storage, in::ludirq body and upx,lstery shops, bJt
limited to new ani used vehicles in q>erable cxnlitioo ani new
reo:n:litianed and used parts, if stared inside a b.ti.ld.irg.
c ChmlerCial pa:ddrg lots and parkin;J garages.
o. warehouses
E. Wholesale and storage activities within oarpletely enclosed
buildirq;.
F. Packin;J and cratirg establishments
G. Auctioo halses, used furniture sales, feed sales, ex>ld storage
facilities, in::ludirq frozen food lockers.
H. Hane, garden and farm equipnent and ag;>lian::a sales and rentals.
I. Mac:h.inery sales ani rentals, in::ludirq heavy cx:nrtructicn
equipnent.
J. Repa j r and service shops for light machinery, household
appl.iar'D!s and ai:pa.rel.
Chapter 19.13 Page -3-
K. IJDJJMr yards, l::uildirq material sales, ice, coal and wocx:1 sales,
carpenter and cabinet shcp3.
L. NU:rseries and greenhalses.
M. Dry cleaning plants and similar establishments, provided that the
sol vents used in the clean.i..n;J process shall not be used or stored
in any manner not approva:l by the state Fire Marshall.
N. Animal clinics an::l hospitals, facilities for bat:hirg, clippin;J,
tri.mnirq, an::l similar servioee; for pets; kennels, taxidermists.
o. Televisia'l, radio an::l nation picblre st:u::li.os an::l statialS.
P. Public utility facilities an::l service yards a.rd associated
l::uildi.n:;Js, CXJ!l1Ullicatiais, cu'd equipnent l:l1:il.dir91, cxn:patation
yards, oontractars and plumbers shqls, an::l storage yards.
Q. All uses permitted in a GenE:tral. a:mnercial (00) Zale as provided
in sectia'l 19.12.030 of tJtls title, provided. that they are
auxiliary or subsidiary to or an essential part of an established
operatia'l or use permitted by this d1apter inclu:lirg, b.It not
limited to I persaial seJ:vices I retail establishments I and
recreatia'l facilities locatE:d al the same lot as the principal
use, an::l which exist solely for the oc:nvenience of persons
employed in or custaners of tlle principal use.
Qiapter 19.13 Page -4-
R. Notwit.hst.an:lirg the provision of sectiat 19.13.030 (Q) above, the
f ollowirg ccmnercia1 uses are permitted as i.ndeperrlent
operatiais:
1)
2)
3)
4)
Stenogra.phic or duplicatirq services
Messen;Jer or telegraph off ices
Delivery services
Janitorial services
s. Residential d'wellin; for caretakers ar 'lllJatchmen enployed far the
protectiai of the principal permitted use provided it is located
at the same lat as the principal permitted use.
19.13.040 can:litialal Uses
'!he followirg uses may be ocn:li.tionally all0li81 in the ML zarl.rg district
subject to the issuance of a cx:n:litional use permit.
A. Issued by the Pl.annirg ccmnissiai
1) AutcmJbile servia! st.atiat am a1111er'Cial car washiig
facilities;
2) Gasoline ard diesel fuel p.mps whether utilized as a
principal use ar as an ~ use.
3) caterers.
4) 0 1111ercial entertainment establishments operated wholly
ar partly in the open (e.g., drive-in theatres, golf
dri vin:J rarges, arrl minia'blre golf oc:urses) •
Chapt.er 19.13 Page -5-
5) SWim clul:s, swini. schools, a.rd c::xmnercial swinmirg
pools.
6) Retail sales of mixed oancrete sold in ba:t:c:hes not
exoeedi:rg cne cubic: yard.
7) staie cu:ttirg I Jronu:ment marufacture.
a) M:Jrb.Jaries.
9) Heliports as acx:esi=oey uses.
10) ManufacbJ:re of radioactive mat.erial, provided that
emissicns do not exceed permissible levels established
~ federal or stab:! starDa:rtls.
11) other uses which, in the q>iniai of the Pl.ann.ir.q
Qmni ssiai, are c:onsistent with the d1aracter of an ML
zale, aJ'd do not: exceed the levels of cdar I OOise,
dust, SIDClke, qlc:a.re, fumes, radiatiai or vibration
descril::Jed in 19.13 .. 060 of this diapter.
B. ISSIJed ~ the Director of cam.mity Develq:ment:
t.rrmr the provisicms of sect:iai 19 .13. 030, for artf industrial use
where park.irg spaces exceed cne per five hurdred
feet of net lot area, upon a determinatiat that the use will not
have an adverse .i.npact upon the City's street ard circulation
system, ard is consistent with the City's Noise <lrdinarD!.
Qmpter 19.l.3 Page -6-
19.13.050 Excluded Uses
A. '!he followin;J uses shall oot be permitted in ML zaies:
1) Bag cleanirg, blast furnace, boiler ar tank ~, can::Ue
facta:cy, cannery, central m.ixin;J plant far cement, mortar,
plaster ar pavin;J materials, ocke oven, curirg, tann.i.rg ar
storage of raw hides of skins; distillatiCl'l of b:lles, coal ar
'WOOd; clistillatiCl'l of tar, drillirg far oil, gas ar other
hydrocarbon substan::JeS, dunpirg, dj sposal, incineratiCl'l ar
reductioo of garbage, SeNage, offal, dead animals ar refuse, fat
remerirg, forge plant, fCU'Xky ar :metal fal:ricatiCl'l plant, hog
fanns, junk yard ar the balirg of rags ar junk, pmpirg, refinirg
or wholesale staraqe of crude petroleum, sl.a\qlterirg of aniJMls,
smeltirg of c:x:g;.er, iron, tin, zinc, ar other ares, steam p::iwer
plant, stcx::k yard, stone mill ar quan:y, SL¥Jar refini.rg, W'OOl
p..tllirg ar socurirg.
2) Manufacture of acetylene, acid, alcohol, alcoholic beverages,
anm:m.ia, bleachirg powder, dll.arine, d'lenica.ls, soda ar soda
~, brick pattecy, ter:ra oatta ar tile (except hardcraft
products ally), can::Ues; celluloid ar pyraxlin (treatment of
same), cement, gypsum, lime ar plaster of paris, c:bewi.rq tobacxx:>
(ar treatment of same), disinfectants, dye-sblffs, emery cloth or
sanjpaper, explcsives, firewcrks ar gu:rp:JWder (ar storage of
same), fertilizer, glass, glue, gelatin, grease, lard ar
Chapter 19.13 Page -7-
tallow (manufactured or ref .ined f:ran or of animal fat) ;
illum.inatioo or heat.i..rg gru; (or storage of same) , insecticides,
l.anp black, linoleum, oilcloth or oiled products, linseed oil,
pain, oil, shellac, turpentine or varnish (except mi.xin;J);
matdles, paper or pllp, p:Lckles, sauerkraut or vinegar, potash
products, ru1:tm' or gutta peJ~ products (or treatment of same) ,
shoe polish, soap (other than liquid soap), starch, glucx:ise or
dextrin, stove polish, tar :t"OOfirq or watet:pco:>firq or other tar
products, yeast.
3) o '"'lf4:"Cial excavat.i..rg of brildirq or c:xnJt:ructicn materials.
19.13.060 Restrictiais Belated to &nissiais
Dnissioos of noise, vibra.tiai, radiaticn, light, smoke, fUmes or gas,
odor, dust, a.rd toxic waste shall be l:illlited to quantities inilcated in
this sectioo. 'll1S limitatiCX\S shall apply at art/ point outside the
bcundary of each lot in an ML zone; the boundary asanned, far the pzrpose
of this title, to ax:terd in a vertical plane ab::Ma a.rd tlelcw g:t'QJJ'd. In
case of further sub:iivisiat or let. split, the limitatiaw shall apply
outside aey resultirq lot.
A. Vi.bratiaw -in the nonat.;idible ~ shall nat be of such
intensity that they can be pe!t'C'leived witha.lt instruments.
B. Radiaticn elect:ranagnetic radiaticn shall nat result in
perceptible disturbance of t.E!levisicn or radio recepticn.
Cbapter 19.13 Page -8-
c. Light -the intensity of light at the boundary of each lot shall
not exceed seventy-five foot-I.amberts frail a source of direct
light,
light.
or ale hl..mdred f oot-Lamberts frail a source of reflect
'lhe intensity of light at the boundary of an industrial
Zale, or an industrial area in a planned devel.cpnent (P) Zale,
shall not exceed fifty f oot-Lamberts frail a source of direct
light, or seventy-five foot-Iamberts frail a source of reflected
light.
o. Sm:lke -no anissiai shall be permitted, frail arry chimney or
otherwise, of visible qrey SDrJke of a shade equal to or darker
than No. 1 ai the Power's Micro-Ringel.ma.nn. Chart, p.Jbl.ished by
Mc:Gra.w-Hill PUbl.ishing O::ltpany, Inc. and ocpyrighted in 1954
(bein;J a direct facsimile reproductia'l of a standard Ringel.ma.nn.
Chart as i ssuecl by the United states Bureau of Mines) ; except
that a visible CJl:e'f SlIDke of a shade equal to No. 2 ai such a
chart may be emitted far four mirutes in arry thirty minltes.
E. FUmes and Gas -arry toxic or ir.ritatinq inJredients in emitted
fumes or gas shall not exceecl ten percent of the oc:n=entratiai
in:licated in "General safety order" issued by state of
califamia, Department of Irxlustrial Rel.aticns, Divisiai of
Irxlustrial safety (Reprinted January 1964). Olllectiai of heavy
gases at g:rcun:J. level shall be prevented.
F. Odor -no emissia'l of oc1araJs gases ar other odorous matter shall
Qlapter 19.13 Page -9-
be permitted in such quantities as to be readily detectable when
dilute!d in the ratio of one volume of odarous air of liquid or
solid matter to two volumes of clean air. Any process whidl may
involve the crea.tiai or emissiai of any odors shall be provided
with a seocn:mry safeguard system so that a::11trol will be
maintained if the primary safeguard system should fail. '!here is
established as a guide in det:el.'minllg such quantities of
offensive odors:
"Air l?ollutiai
Table III "O::Jars 'lhreshclds," in Olapt.er 5 of
Abatement Mal'Dlal," cx.ipyrighted in 1951 by
Manufacturirg C1anist:s AssocieLtiai, In::., Washi.n;it:al, o.c.
G. DJ.St and other Solid Partic:les -no emissiai shall be permitted
whidl can cause any damage~ to health, animls, veget:atiai or
other forms of property No emi.ssiai shall be permitted in e.iaJess
of fifty percent of the stan:lards specified in Table I, Q]apter 5
of "Iniust:rial Hygiene stardards, MaXi1ll.a Allowable
cancentraticna" of the "Air J?ollut:ial Abatement ManJal",
o::pyrighted in 1951 by Manu:f:actu:rirg Chemists Associatial, In::. I
washirgtai, o.c. In no uvent shall any emissiai, fran any
chimney or otherwise, exceed cne-t:enth of a grain (O .1 grain) per
cubic foot of the ccnveyinq gas. Far measurement of the anamt
of particles in qases I'f:sultirg fJ:all oanblstiai, standard
oorrecticna shall be appli•:d to a stack te•1erature of five
hurdred degr i! es Fahrenheit ard fifty percent e:xx:::ess air.
Cl1apter 19.13 Page -10-
H. Wastes -no d.isc.hal:ge into any plblic sewer, privat.e sewage
di:;p:sa.l system, or stream, or into the gram:I, of any materials
of sud1 nature or temperature as c::an cxntaminat.e any water
supply, interfere with bacterial pro=esses in sewage treatment,
corrode or otherwise damage sewers or pipe-lines, or otherwise
cause the emissiai of dangero.is or offensive elements, shall be
permitted, e:xcept in acx:ord with standards ~ by the
calif omia Department of Public Health or other sud1 governmental
agercy as shall have jurisdictiai of such activities. In
additiCl'l, solid, liquid or gaseaJS t.CJJCic wastes shall not exceed
ten percent of the concentratiCl'l in:licated in the "General
Industey safety order" issued by state of califomia, Department
of Irdustrial Relatiais, Di visiCl'l of Irdustrial safety.
(Reprinted Jaruary 1964)
I. Garbage -rem:wal shall be made in such a way that emi.ssiCl'lS fran
garbage trucks do not exceed the quantities or cxr.cxe.trtratioos set
forth in this secticn.
A. Height of Buildirgs and Structures
Except as otherwise provided by the General Plan, the maxinLnn
height of a principal b.J..ildi.rg/structure in an ML zaU:rg district
is two stories not to exceed f arty feet ard of an accessory
bdldirg in that zme is one star:y not to exceed fifteen feet.
<llapteJ:' 19.13 Paga -u-
B. Lot Area Shape and COVerage
i. IDt area
'lbe· m.in.i.mum lot area of a lot in a light
imust:rial (ML) zatlrq district is ten thousand
(10,000) square feet. Each lot in an ML Zale
the ML zon.iJrg symbol representin;J the mininum
square feet (in thcalsands) allowed for
such lot.
2. Lot shape
Each lot in an ML zai.irg district shall have sudl
shape that .a square with a side of ooe :tnm::tred
(100) feet can be inscribed within the lot.
3. Maxi:num blilcling/structure CXJIJ8rag8
'1he maxilll.nn lot c::x::JYeragl8 far blildings an::l
st:rucblres in an ML za'lirg clistrict is 40 percent
of the net lot area.
C. Regui nrl set:l:!a.cks
1. Fralt yard
Mininum front yard set1:ack shall be twenty-five
(25) feet.
Qiapter 19.13 Page -12-
2. Side yard
No mininum side yanl setback shall be required
where a lot in an ML zcnirq district abJts an:Jthe.?:'
lot zone ML or T.ranspartaticn (T) ; otherwise, the
min:i:nLnn side yanl set.back is fifteen (15) feet
subject, however, to the provisicns cxrrt:a.ined in
19.13.070 C(4).
3. Rear Yard.
No mininum rear yard setback shall be required
where a lot in an ML zcnirq district abJts an:Jthe.?:'
lot zone ML or a lot zae Transpartaticn (T) ;
otherwise, the mini.Dun rear yard setl:adt is twe!l'lty
(20) feet, subject, h:Jwever, to provisicn
CXlltained in 19.13.070 C(4).
4. When acijacent to CRl or (All za'1SS
When a lot in an ML zcnirq district is adjacent to
or separated by a sb:eet fran an area zaled (R)
residential or (A-1) agria.lltural-residential, all
min:i:nLnn yanl setbacks shall be fifty (50) feet.
'!Wnt:y-five (25) feet of any yard nearest any lot
line shall be used and maintained cnly as a
l.an:1scapin;J I plantirq ar sc:reenirg strip (except
far ways).
01apter 19.13 Page -13-
'!he remairrler of arrt such yam may be used ally
for off-street parkirgs, or shall be maintained as
a landscapirq plant.in;J strip in the same manner as
the first twenty five (25) feet.
5. WjtiaiaJ. Set.back Req11jnpmt;
No part higher· than twenty (20) feet of a l:Juildirq
in an ML zonirq district shall be closer to a lot
line than one-l':ia.lf of its height.
19.13.080 Parkim and rooim stamards -CCDlitiaJa! Use Permit
Parkin; and loadirq stardards in sin ML za'li.rq district shall be as
provided by this title, provided,
spaces for arrt lot in an ML zonirg district exceeds ate per five hun:lred
square feet of total lot area, the USE~ shall be subject to the i.ssuaJDe of
a corx:litiaial. use permit as provided in sectiat 19.13.040 B.
zonirq/lightin:i
Chapter 19.13 Page -14-
Sections:
OfAPI'ER 19 .14
PUBLIC BUilDlm (BA), QUASI PUBLIC BUilDlm (BQ)
AND TRANSFORI'ATICN (T) ~
19.14.010 PUrpose
19.14.020 ~licability of Regulations
19.14.030 Permitted Uses in a (BA) ZalS
19.14.040 Permitted Uses in a (BQ) Zale
19.14.050 ccn:litiaial Uses in a (BQ) ZalS
19.14.060 Permitted Uses in a (Br) Za1e
19.14.070 Requirement of a Developnent Plan
19.14.080 Architectural. and Site Review
19.14.090 Site Developnent Regulations
Clapter 19.14 Page -2-
19.14.010 f'lI'POSe
The BA, B:2 and T zonin;1 districts a.re designed to aoo1111J:ldate
gove.rrmental, plblic utility, educational, religicus, cmmmity service,
transport.a.tic.in, or recrea.ticmal. facilities in the City.
19 .14. 020 AcPlicability of Rsgulatioru:!
The specific regulatiais of this chapt.E!r shall apply to all BA, B';2 am T
zonir.g districts.
19.14.030 Permitted Uses in a BA Zone
Buildin;Js and other uses cri land owned or uti 1 i zed by a federal, state,
county, or city govenment or authori~r, or by a special district created
for plblic p:n:poses 1.ll"Dar the laws of the state of califarnia are
permitted in a BA zme.
19.14.040 Permitted Uses in a Bl Zone
Build.in;J and other uses cri land owned 1:r utilized. by the followin;J types
of organizatiais, far the p.n:poses enumerated herein, are permitted in a
(8';2) zone:
A. Ratatirq Hanel.es& Shelter.
Chapter 19.14 Page -3-
19.14.050 conli.tional Uses in a BQ Zone
'Ihe followin;J uses may be c;xn:litianally allowed in the BJ district,
subject to the issuance of a can.iltional use permit issued by the Pl.annirq
camnission:
A. Public utility cnrpmies regulated by the Public utility
QmnjssiCl'l far uses restricted to administrative an:l office
l:luild.ings, cxmmmicatian equipnent l:luil.d.ings, includin;J parkirg,
la.ndscapirg, an:l maintenanc:e within an erci.osed area ar storage
yard.
B. Reliqia.JS, civic, ard cxmparable arqanizaticns, far uses
restricted to ctn.rrch l:luildin;Js, cxmmmity halls, administrative
l:luild.ings, sctaool rcxms, rec:reatiaal faci J ities, an:l athletic
fields, cxnvents, seminaries, an:l simUar use aJStanarily
assooiated with c::tnJrches I includ.irg parkirg an:l l.armcapirg
areas;
c. arllcl care facility, group care facilities, h:Jspitals, vccatiaal
an:l specialized schools i
D. I.ai;Jes, clubs, ocuntry clubs, inclu:ii.nq acx:xassary uses such as
swiJlmirg pools, piati.c areas, golf ca.irses, driving tees ar
rarges, miniature golf courses, (all uses to be restricted to
members of! the alxMa arqanizatiais an:l their guests).
E. Daycare family bane -large
01aptet' 19.14 Page -4-
19.14.060 Cord:itiona.l Uses in a T Zone
'lhe followi..n.J uses are cx:n:litiona.lly allowed in the '1TanSPJitatiC11 (T)
zonin;J di.strict, subject to issuance of a cxn:litiona.l use permit issued by
the Pl.armirg Chm!i ssiC11:
A. Airports, airfields, an:1 helicopter terminals, inclu:llig
administratiCl'l an:1 service bu.ild.i.n;Js, DBint.enanc:e an:1 storaqe
yards.
B. Rail.roads, includin;J terminals;, am staticns, freight yards,
marshallinq yards, storage ya?:'ds, administrative am service
b.tlld.irq.s.
c. Bus termina.1s am stations, includin;J admi.nist:ratiCl'l an:1 service
tuild.irq.s, maintenarr.e am storage yards.
D. Freeways, expressways, ard otlter roads with limited ar cx:xlt:J."olled
acx:iess, includin;J admi.nistrat:L ve b1.i.ldir'9I an::l ma.int:enan:xe yards.
19.14.070 RfQpj1fJ1¥!It of a Deyelognent Plsm
Prior to the issuance of a cx:n:litional use permit, ar artf amerdment
thereto, a develq:ment plan shall be siJbnitted to the Pl.anrlil'g
camnission. said plan shall inclu:le:
A. Types ani heights of b.tlld.irgs/stxuctures ard locati.Cl'l of areas
where b.tlldings are to be pla0cm.
B. A prq>eeed system of public ard private sb:eets, includin;J
cross-secticns far all types of st:ceets;
01apter 19.14 Page -5-
c. I.an:lscape plans
D. Pa.rkirg a:ni loadin;J plans as required by this title.
E. Any other informa.tioo, which the Director of Chrmmity
Developnent requires in order to evaluate the effects of the
prcpoeed facilities oo the surroun:lirg areas.
19 .14. 080 Architectural. and. Site Review
Prior to the issuance of any ocn:litional use pet:mit in a BA, BQ, or T
zoninq district, the pi:qx:sed use shall be reviewed by the Ardl.itecbn:al
arrl Site Cc:mnittee under the procedures set forth in Olapt.er' 2.44 of Title
2 of the City's ardinance code.
19 .14. 090 Site Devel.a 11«¢ Reau1ations
A. ttaximnn Height of Buildirgs/structures
Height of b.J.il.din;1s in BA, BQ, and. T zaie districts are regulated
by the developnent plan.
B. setbacks and. screenirg
1. 'lhere are no mininum setbacks raquira:J. in BA, BQ, or T
zatlng districts, provided, J:1cwe'IJer, that the Pl.ann.in;J
CDmi ssia'l may establish minilllJm set:l:lacks with respect
to each in:lividual awlicatia'l for a oc:n:litiaial use
permit in order to provide adequate light, air I and.
visibility at intersectioos, and to provide genetal
cx:nfarmity with adjacent and nearby za1eS and lots, or
to prcm:>te the general excellence of the devel.opnent.
Qlapt:er 19.14 Paga -6-
2. hiequate sc:::reenirq to limit noise, to reduce glare of
lights, and to prevent otnaxious anissioos shall be
provided. \1ii.beJl dee.mErl afP:q:Jr iate by t.he Pl.armin:;J
Omnissiai.
zoni.rg/zp.lli:>lcg
Qlapt:er 19.14 Page -7-
secticns:
OiAPI'ER 19.15
PARK AND REX::RE'ATIOO' ZCNES
(PR)
19.15.010 Purp.::ise
19.15.020 Applicability of Regul.atiais
19.15.030 Permitted Uses
19 .15. 040 Park Master Plan
Olapter 19.15 Page -1-
19.15.010
'Ihe prrpose of the Park and .Recreation zaie is to regulate the lan:l
uses and recreational activity permitted within publicly owned parks
within the City, to ensure the safety run enjoyment of the persais
utilizirq the park facilities as well a.i; to protect the rights of
adjoinirq prcprty owners.
19.15.020 AJ;plicability 2f Regulations
No blildirg, st:ructu:re, ar lan:l shall be used, and no blil.d.i.n:;J ar
structure shall be hereafter erected, structurally altered ar enlarged in
a Park and Recreatiat zooe other:wise thm in OCl'lfot'IDi!llDe with the
provisions of this Olapter.
19.15.030
'Ihe followirq uses shall be permitted within the PR zat.in;J district:
A. Parks, playgroun:Js, and recreatiai facilities, as regulated by
Title 13 of the city's m.micipal ocxJe.
B. Ji.gric:ultural uses such as crop and tree farmirg, and the keepirq
of danestic barnyard ani:ma.ls;
c. Sirqle-family residerx::e for the pu:rpcse of halsirg a caretaker
far the park. As used herein the term "caretaker" means a persai
ar persatS whcse duty it is tc1 maintain surveillance of the park
areas durirg and after the ho1J1rs of park operatial. '!be
residerx::e may take the form of' a m::ibilehalle as well as a
permanent residential structure.
D. Nr.essory facilities and uses custana.rily .irx::idental to permitted
uses and ot:hm:wise oaiformi.rg with the pravisias of Q1apter
19.18 of this Title;
C11apt.er 19.15 Page -2-
E. Park.irg facilities as necessary far park usage.
19.15.040 ~Master fl.ml
A. 'Ihe Director of Parks an:1 Recreation shall subnit deve.lcpnent
plans far aey proposed park or recreation facility to the Parks
an:1 Recreation Qnnjssion, which shall hold a public hearing
a. Prior to sub:nitting its recamaermtion to the City ~il, the
crmnission shall sub:nit the proposal to the Planning Onnission
far its reo 111•en:Jation to include an envi.rcnuental. assessment of
the plans an.:i a fi.nd.ing that the pi:oposal is cxmsistent with the
General Plan;
c. 'Ihe finiin';Js of the Planning C:cmnission shall thereafter be
forwarded to the Parks an:1 Rec:reaticn Onnissicn far presentation
to the City o:uncil.
park&rec/zoning
Olapt:er 19. l~) Page -3-
SectialS:
19.16.010
19.16.020
19.16.030
19.16.040
19.16.050
19.16.060
19.16.070
19.16.080
OJAPrER 19.16
PRIVATE REX:REATICN zcm:
(FP)
Purpose
Applicability of Regulatia'ls
1arlrg DesignatialS
o:n:litimal Uses
Oevelopnent Plan Required
SUbsidiary Uses
Exclu:Jed Uses
Perf armanc:e stan::lards
19 .16. 090 Interpretation by the Directar of Qmnmity
Developnent
Chapter 19.16 Page -1-
19.16.010 Purtx:!se
'llle p.irpose of c:reatirg a Private F~ecreatioo (FP) z.aie is to facilitate
zonirq un:1er use permit cxutrols which prcm.Jte privately-spaisared
b.Jsiness enterprise fer the cultural am recreatiaial needs of the
cxm:mmity which are distinct fran, and yet serve as an enhan:anent to the
organized activity and passive open space USES traditiaially provided by
the public sector al City er regional parklan:Js.
'llle FP zatlrg district is inten::led to erJCXJUrage a diverse range of
recreational develq:ment by private interests. At the same time, the use
intensity of art:/ site in the FP zone ls determined by applicatioo of
performance stardards which ensure a c:arpatible fit with the site's
geograprlc and envira'lllental setting.
19 .16. 020 Appljrahility 2f. Begulations
No l:uilclirg, st:rucbJ:re, or land sh.:Lll be used, and no l:uil.di.n;J er
structure shall be hereafter erected, structurally altered, or enlarged in
an Administrative an:i P.rofessicnal Offices zcne, otherwise than in
conformance with the provisioo of this; 01apter. Ccmplianc:a with this
01apter does oot relieve the owner or developer of ptq>erty intended to be
included in an (.AO) zcne fran cx::uplyirg with all other applicable city
ordinances or CXl'lformirg with the provisions of the City's general plan.
Cbapt:er 19.16 Page -2-
19.16.oJo Zonin:r Designations
'Ihe ~ rezarlrg ea.ch property or paroel to the Private
Recreation (FP) zcne classification shall include cne of the.SUffixes in
the table belC!.11, in:licated the primary use intent far the site. Uses
authorized for any site are interchangeable bet:ween in:klor an:i outdoor
activity, an:i may incl\De activities listed unier both sutdivisiat "i" an:i
SUl:xiivision "o" of sectiat 6.2, notwit.h.staniin.;r the SUffix designatiat.
Activity SUffix
O"Jaracterizatian
-i
catplete
symbol
FP-i
Use Characteristics
Uses oriented primarily to
activities which take place
within an en::losed
structure, an:i as list.ed in
sectiC11B 19.16.050 A.
19.16.040 Q:nlitiaial Uses -Use Permit ReqpirW;
'!he followi.rv:J uses may be pemitted in Private Recreatiat (FP) zaies,
subject to the securirq Of a cxnlitional use permit in each separate
case. At the in::eptiat Of a rezonirg to the FP classificatiat, said
rezonirg shall be aoccmpmied. by a simultanecm request for Use Permit
approval. 'lbe Use Permit review procedure shall be similar to that
foll~ for use permits in the Planned Developll!ut zaie, as described in
Chapter 19.
<l1apter 19.16 Page -3-
A. ait.dcx>r Uses permitted l7;{' COrrlitional Use Permit issued l7;{' the
Plannirg Qmnjssicri:
1) El:;{uestrian center includi.rq riding academies, stables and
horse rental;
2) Practice rarge for archery or firearms;
3) Golf cx:urse with or without driving rarge;
4) SWim and raa;tuet club;
5) &Wi.m:nirq, diving or rela.ted sports center;
6) Piadc areas;
7) Raa;{Uet sports center fc>r tennis, raa:).USt:bal.1, badm.i.ntal and
similar activities;
8) Specialty out.door activity center eno111aass:i.rg aw ar mre
of the follcwirq or similar uses:
a) Roller skatirg;
b) Skateboa:rdin;J;
c) Iawn txJwlirg, Bcx::ce ball;
d) Miniature golf;
e) waterslide.
9) C't111•ercial athletic field far cne ar mre of the follcwin;J
or similar uses:
a) Baseball, softball or ba:ttirg cage t:ra.inirg;
b) Foatl::all;
c)
d) Volleyball;
e) Field }xx:::key;
f) Basketball.
Chapter 19.16 Page -4-
10) AnllSement parks with or without rides or live enterta:i.nment;
11) Bicycle motar-cross course/go-cart track or similar
specialty raceway, rut exclud.irq facilities for racir.g of
autancbiles or JOOtorcycles;
12) Air sports field for hang glidirg, ultralight aircraft or
balloarl.rg, bJt excluding cum:ucn ca:n-ier passen;ier aircraft
service;
13) other alt.dear recreation uses which are fani by the City
CCJuncil or Pl.ann.i.ng Commission to be of similar intensity
and dlaracteristic:s of use to these erunerated in this
sulxlivisian.
a. :rn:loar uses per:mitted by con:iitional Use Pm::mit issued by the
Pl.ann.i.ng Qmni ssian:
1} MUsem& and galleries;
2) '!beaters far film, stage or nusic ent:erta.irment;
3) Specialty in:loar activity center en> "\IBSSir.g ane ar Dm"e of
the follc:iwirg ar similar uses:
a) Bowlir.g;
b) Video games;
c) J?ool, Billiards;
d) Martial arts;
e) Ice ar Reller Skating Rink;
4) Persalal fitness or sports t:ra.ininJ center with primary
locatian of facilities and equipneut enclosed within a
structure;
Olapter 19.16 Page -s-
5) Dance hall or facility for dance inst:ructiai;
6) other in:kJar recreation uses which are fcun.:i by the City
CC'llmc:il or Pl..armirg Canmissian to be of similar intensity
am cha.racteristics of use to those enmierated in this
19 .16. 050 Pevelrpner¢ Elim Required:
A Develcpoent Plan shall be approved in conjunct.ian with each request
far rezaning to the FP district, or with each separate use permit
applicatian sutsequent to such rezoning. 'lhe Develcpoent Plan shall
i.oolu:le, tut shall not be limited to the followin;J CCl'Itent:
A) ArchitecbJ:ra.l theme of the dE~velcpoent; the lccatian of
tu.ildin;Js, tu.ild:irg heights, allocatian of floor area;.
B) Definitian of uses within said b.rlld.in;Js, a use distritutian
table settirg forth the propE2ty size, ard the amount of lard
devoted to the principal recreation use or uses and support
activities;
C) Depictian of su:rrtllll"dir uses at least 100 feet in each direction
fran the perimeter of the project; existi:rq am p:cposed private
am p.lblic sb:eets which provide in;Jress and egress to the site;
the lcx::atian of driveway aprons and pedestrian paths;
D) A draw:irg describin;J the areas to be l.an:Jscaped within the
develcpoent inclulirg areas adjacent to streets. 'lhe functiooal
aspects of lardscapin;J design shall be described, includin;J tut
Qiapter 19.16 Page -6-
not limited to haN la.rrlscaping is used to screen parked vehicles,
to enharx:le the enjoyment of activity areas or separate activity
areas fran adjoinin;J uses, and provide an aesthetically pleasin;J
design element.
E) A desc:riptiai of the i;:hasirg of constructiai far the develq.uent,
in::ludi.rg a tentative time schedule and plan describin;J the
extent of build.i.rq square footage and land area involved. with
eadl P°laSe Of the developnent.
19.16.060 su.bsidiary Uses
'lhe followi.rq uses may be permitted with a ccn:litia'lal Use Permit
issued by the Plannin;J Qmni ssion when sudl uses are intended:
A) To serve primarily the convenience of perscns drawn to the site
to ergage in the activities authorized therecn as the prin::ipal
use;
B) To operate in CCl'ljmx::tion with, and be subsidiary to any of the
prin::ipal uses described in Secticn 19.16.050:
1) a:mpetitiai and tournament facilities includi.rg stadimn
sea:ti.rg, cacessiai starrls and l:xJx office/ticket sales far
Cll premises events only;
2) Restaurant wit:hcut separate tar facility;
3) REp' i r Shop servicin;J equipnent associated with the
. activities authorized 1..Urler the principal use pe:r:mit;
Chapter 19.16 Page -7-
4) Retail sales of equiprrent arrl supplies custanarily
asscx:iated with the activities authorized ur.der the
princi:pa.1 use permit;
5) caretaker's or Security Officer's :Residence;
6) other uses cJeemed by the Pla.nnin;;J O"lnmissiai or City cnJrx::il
to be sul:sidiary to the principal use authorized ai the
site.
19 .16. 070 Exclt"fd Uses
'!he followirq uses shall not be allowed in a Private Recreatiai (FP)
zone:
1) card Clute ard similar b.lsinesses q>eratirg games of char¥:e;
2) Nightcluts;
3) other uses which are fam:i by the Plannin;J Omni ssiai or City
o:iuncil to be in ocmlict with the objectives of the FP zcnirg
district;
19.16.080 PwfgnpanQ@ stan::lards
A. General: Irdividual use penitlt requests far devel.opue11t of
facilities in the FP zone sh.:tll be subject to ai;:plicatiai of
perfo.rmaooe standards. 'lhe Perfo.rmaooe standards ard Potential
Mitigatiai strateqies listed in sutsect.iat 19 .16. 090 ( c) shall:
1) Serve as guidellnes applied by the Plannin;J O"lnmissiai ard
City o:iuncil in a manner which best aco "\>lishes the intent
of the FP ZC11S;
Q1apter 19.1.6 Page -8-
2) Ensure adequate mitigation of potentially detrimental
illpacts associated with a specific use in a specific
locatiat.
B. Priority of Recreational Developnent: 'lhe City CCJuncil may
approve a private :rec:reational use which is famd to be
in:xmsistent with any minimum performance staniard stated in this
<l:iapter upal fin:li.rg that:
1) 'lhere is an offsetting factor of need for that use;
2) '!he use is of interest to residents of OJpert.ino over uses
which draw fran a regional area.
c. Inpact Mitigatiat st.arda:rds: '!he followirg dlart shall be used to
determine the level of minimum perfarman::ie appropriate to each
category in which aie or rore significant .inpacts may cx::icur to
adjoinirg property ard/or to the oTmunity at large as a result
of any new or expanied use in the FP zcme. 'lhe City may inpise
specific mitigatiat strategies as cxn:litiaw of Use Permit
~ to ensure cxmpliance with the General Perfar:mance
st.arda:rds, except as noted in sutsectiCl'l 19.16.090(B) above:
P.Emt>RMANCE SI'ANDARDS
CATEXDRY auTJ!RIA
NOISE General st.arda:rds:
Adjoinirg prcpe:rties shall be prot.ectecl fran noise levels
exceedirg Noise ordinance stardards
QJapter 19.16 Page -9-
Potential Mitigation strategies:
1) Provide physical barrier between noise scuroe am
sensitive receptor;
2) Limit hcurs of operation;
3) Prepare noise report descril:>irg detailed mitigaticm
soluticn;;
'IRAFFIC General st.an:Jard:
1) o:rifarm to E>ctraordina.:ry use Policy far uses located in
urban settirgs;
2) Maintain ex.ist:i.rq IDS for nc:n-ud:lan sb:eet system
locaticn;;
Potential Mitigation str.ategies:
1) Prepare traffic report to ensure cxmpl.iance with 16
trip/acre staroard;
2) Provide off site roadway capacity ~;
3) Limit hours of operation ar peak hcur activity.
INIKJSI~ General st.an:Jard:
Adjoinil"g prqm:ties shall n::1t be subject to intrusie11 fran
dust, ocklr, direct visual access or glare fran artificial
lighting;
Qlapter 19.16 Page -10-
Potential Mitigation strategies:
1) Provide visual barrier between activity area ard
adjoinin;J properties;
2) Specify cleanup interval for waste rem:MU./dust
ca1trol;
3) CCIJb:ol ventilation of fossil fuels ard other
oanblstibles;
4) Eq:>loy shielded lighting fixtures near roadways, banes
or parks;
I.ANa3CAPE General standard:
1) Provide extensive lan::lscapinq for functiaial ard
decorative pirposes wtiere caitext so demands;
2) Maintain ard enhance natural landscape elanent:s in rural
ard hillside areas;
Potential Mitigation strategies:
1) Use sb:eet frontage lan::lscapinq to reinforce neighborhocx:l
settirq (setbacks, plant types, tree spacinq);
2) Use interior perimeter lan::lscapinq to ca1trol visual
.intrusicn, separate conflictinq uses, offset large
illp!rviCA.JS surface areas;
3) Preserve healthy native tree specimens, especially oaks
ard Rsdwcods;
4) Select plant palette to carplement natural materials ard
l.andf'arm;
5) HiJtim:ize disturbance of natural grade; avoid ~t.ed
pad elevatiais.
01apte:c' 19.16 Page -11-
-
CXlNl'EXl' General stan.:3ards:
Project design should complement the principal activity
objective for the site's geograplic settin;J;
Potential Mitigation Stra.tegies:
1) Rural cart:.ext:
Preserve hillsides as quiet residential. an:l open space
areas;
2) semi-Rural context:
Preserve delicate natural ecology of floodplain an:l lower
foothills;
3) tJrl:an cart:.ext:
Maximize recreation potential where pc:pJ] atiat is mcst
highly OCllCelrt:rated.;
BUILT PORK General sta:n:ia.rd:
1) Establish l:'IUild.i.rg height an:l coverage in scale to
surraurdirq structures;
2) Maintain a predaninantly open site far out.dear
rec:reatiat use areas;
Potential Mitigation Strategies:
1) Define setbacks to control sbadcwin;J an:l to offset
l::'IUild.in;J mass;
2) Limit buildirg coverc:tge, parking, dri'YE!lliiaYS to a mimr
percentage of lard area for CIU'tdoar recreatiat sites;
3) Dlploy grade depressions an:l bacmin;:J to mitrol visual
iDpact:s to streets and other plblic areas;
Olapter 19.16 Page -12-
19 • 16. 090 INl'ERPRErAl'ICfi BY 'IHE CCM1UNI'IY DE.VELDP.MENr OIREr.KR
'Ihe Chxm.mity Develqment Director shall be E!ll'pJWered to make
reasonable interpretatia'lS of the regulations am prcvisiais.of this
Chapter, consistent with the legislative intent thereof. Persals
aggrieved by an interpretation of the Chapter by the Chxm.mity Developnent
Director may petitioo the Pl.ann.i.ng Commission in writing far review of
said interpretatioo.
zon.in;J/privrec
Cl1apter 19.16 Page -13-
Sections:
OIAPI'ER 19.17
AIMINISffiATIVE AND PROFESSIONAL OFFICE ZONES
(OA)
19.17.010 Purpose
19.17.020 Applicability of Regulation
19.17.030 Pennitted Uses
19.17.040 COr:rlitional Uses
19.17.050 Site Developnent Regulations
Cbapter 19.17 Page -1-
19.17.010 Purpose
An Administrative arrl Professional Office (OA) zone is created to
ac:x:::orocrlate a demonstrated need for development of off ice space together
with necessary larrlscaping arrl off-street parkin;J facilities in locations
served by primary access, yet inappropriate for camnercial development
because of close proximity to purely residental uses. It is intended that
the professional off ice uses established in this zone shall be designed
arrl larrlscaped so as to be in hanoony with such adjacent residential uses.
19.17.020 Applicability Qf Regulations
No building, structure, or larrl shall be used, arrl no building or
structure shall be hereafter erected, structurally altered, or enlarged in
an Administrative arrl Professional offices zone, otherwise than in
confonnanoe with the provision of this Chapter. canpliance with this
Chapter does not relieve the owner or developer of property intended to be
included in an (AO) zone fran complyirg with all other applicable city
ordinances or confonning with the provisions of the City's general plan.
19.17.030 Permitted Uses
'!he following uses shall be permitted in an Ad:ministrati ve a.rrl
Professional Office zone:
A. Administrative or EKecutive offices.
B. Professional offices.
c. Acoassory facilities arrl uses custanarily incidental to permitted
uses a.rrl otherwise confonnin~ with provision of Chapter 19 .18_ of
this Title.
01apter 19.l.7 Page -2-
19.17.040 Corrlitional Uses
Research laboratories shall be permitted subject to issuance by the
Planning Conunission. '!his use may include laboratories which investigate,
analyze, or experiment in order to establish new an::l revised. f irrlirgs an::l
starrlards.
19 .17. 050 Site Development Regulations:
A. Height:
Principal blildirgs shall not exceed a height of two stories an::l
thirty (30) feet. Accessm:y l:uildirgs shall not exceed on (1)
story an::l fifteen (15) feet;
B. I.Dt coverage:
Buildirgs within foun:iation Hnes shall not exceed forty (40) :per
cent of the net lot area;
c. Setba.cks:
'!he minimum front yard setba.ck shall be twenty (20) feet, no
portion of which may be used for required off-street parking;
side arrl rear yard setba.cks shall equal those required in the
nearest adjacent residential 2:one;
o. Off-street Parking:
one parking space (10 ft. x 20 ft.) shall be required for every
150_square feet of gross floor area, or one such space for every
1.3 employees, whichever is greater;
Chapter 19.17 Page -3-
E. LarrlscapinJ a.rd Site layout:
Larrlscapi.rg a.rd Site layout shall be approved by the
Architectural a.rd Site conunittee;
F. Signs:
All signs must confonn to Title 17 of the City's MUnicipal Code.
admprof /zonirg
Chapter 19.17 Page -4-
Sections:
CHAPI'ER 19.18
AC'CESSORY BUIIDINGS
(including Decks arxi Patios)
19.18.010 Application of re!gl.llations
19.18.020 Accessory uses and facilities
19.18.030 site Develop:nent Regulations
Chapter 19.l.8 Page -1-
19.18.010 APPLICABILITY OF RmJI.ATIONS
'!he regulations established by this Olapter shall be applicable in each
district established by this title.
19.18.020 ACCESSORY USES AND FACILITIES
A. Accessory uses an:1. facilities shall be permitted in any district
where incidental to an:1. associated with a permitted use an:l
authorized corrlitional use therein, subject to the provisions of
the section.
B. Accessory uses an:l facilities:
1) shall be subordinate to the primary activity of the
principal use on principal facility, respectively;
2) shall oontrib.xte to the canfort, convenience, efficiency, or
necessity of the occupants or the activities of a principal
use, or the function of a principal structure;
3) shall be located on the same site as the principal use or
structure served.
c. Accessory uses an:1. facilities include, b.It are not limited to,
the followirq list of examples, provided that each acrsssory use
or facility shall canply with all provisions of this title:
1) residential garages, an:l parkin:;J facilities, together with
aCC!eSS an:1. circulation elements necessary thereto;
2) custaner, visitor, an:l enployee parkin:;J facilities, an:l
off-street load:i.n:;J facilities, together with aCC!eSS an:1.
related elements necessary thereto;
3) facilities for storage incidental to a principal use.
Cbapter 19.18 Page -2-
4) recreational uses a.n:i facilities for the use a.n:i convenience
of occupants or employE:!eS, or guests thereof, of a principal
use or facility.
5) J1e'iNSStands, gift shops, drugstores, a.n:i eating a.n:i drinking
facilities, or similar service interrl.eci solely for the
convenience of occupants or employees, or guests thereof, of
a principal use or facility;
6) l:uildirg management offices when lcx::a.ted within the
principal facility a:rd limited to the managem:mt thereof;
7) refreshment a.n:i service facilities in parks, playgrounds,
a.n:i in pennitted p..Iblic or private recreation facilities or
schools;
8) the operation of SE~ice facilities a.n:i equip:nent in
connection with schools;, hospitals, a.n:i similar institutions
or uses, when lcx::a.ted on the site of the principal use.
D. No use or facility pennitted as an accessory use or facility
pursuant to this Olapter shall be construed to be pennitted as a
principal use or facility unless; specifically authorized as pennitted
or con:litional use in the district in which it shall be lcx::ated.
Operation, ocx::upa.ncy, a.n:i contirl.UallCe of allowable accessory uses a.n:i
facilities shall be oon:titioned upon continued ocx::upa.ncy or use of the
principal use or facility being selr\Ted.
19 .18. 030 SITE DEVELOPMENT REritJI.A'.I'IONS
A. GENERAL Rmur.ATIONS
Except as otherwise provided in this section, accessory l:uildings
shall at all times be lcx::atecll in conformance with requirenents for
Olapter 19.18 Page -3-
principal buildings, arrl shall not be located in any required front,
sides, or rear yard setback area.
B. RE.SIDENI'IAL AND AGR!CUL'IURAL ~
In residential arrl agricultural zoni.rg districts, accessory
bu.ildi.rqs\structures may be located in a req:uired interior yard
subject to the following restrictions:
1) With respect to accessory bu.ildi.rqs\structures (includ.i.rq decks
and patios) which are attached to principal dwellings:
a) All site develcpnent regulations including setba.cks, height,
arrl lot coverage regulations 8.R,)licable to principal
dwellings in the applicable zone also govern attached
accessory bu.ildi.rqs\structures;
b) '!hey shall be structurally integrated with the principal
dwelling;
c) Unenclosed patio covers may exten:i as close as ten(lO) feet
to the rear property line;
d) Attached aocessory bu.ildi.rqs\structures which are used
solely for rec:reation purposes (includi.rg decks and patios),
and which have a floor or step height greater than
eighteen(18) inches above any point of the adjoining
finished grade, must have a min:illB.nn setba.ck of ten(lO) feet
fran any property line.
e) In agricultural zoning districts attached accessory
bu.ildi.rqs\structures which are used solely for agricultural
uses are not restricted as to height, provided that said
bu.ildi.rqs\structures are of a design and height usual for
that purpose;
Chapter 19.18 Page -4-
f) First floor decks arxi patios, other than those described in
subsection d) of this section, may encroach to within three
feet of a property line;~
g) First floor decks an:i patios may encroach three feet into
front yard setba.cks;
h) A secorrl story deck or patio may encroach three(3) feet into
the front setba.ck for the principal dwellinJ;
i) 'lhe mininann side yard setba.cks for second story decks arxi
patios are:
(1) fifteen(15) feet -residential zones;
(2) twenty(20) feet -aqricultural zones;
j) 'lhe mininann rear yard setba.cks for second story decks arxi
patios are:
(1) twenty(20) feet -n:isidential zones;
(2) twenty-five(25) feet -agricultural zones;
2. With respect to detached accessory tuildin;Js\structures
(includin;:J an R2 ZoninJ district -(a) & (b) only)
a) 'lhe mininann lot coverage is thirty per cent (30%) of the
useable rear yard arE?ai
b) 'lhe mininann distanoE! fran a principal dwellinJ is five(5)
feet (measured bet:WE!Em the eaves)
Cl'lapter 19.18 Page -5-
RHS, A, an:l A-l zones; however, small, p::>rtable storage
b.ti.ldirgs less than six(6) feet in height, which are not
attached to a b.ti.ldirg, pennanent fourrlation, or pad, may
be located closer than five(S) feet to a principal
dwell:in;J, but no closer than three(3) feet fran any
property line;
c) No detached accessory b.rlldirg\structure shall be located
less than three feet fran any property line;
d) Detached acoassor:y b.ti.ldirgs\structures shall be limited
to a s:in;Jle-story arrl shall not exceed a height of
seven(7) feet beginn:inJ at a three(3) foot setback fran
rear or side property lines. '!he height enoampasses the
entire wall plane nearest the property line, includ:i.rg
the roof, eaves, an:l any portion of the fourrlation
visible above the adjoinirg finished grade. '!he wall
plane height may be increased by one (l) foot for each
additional 1 1\2 feet of setback (correspon:iin;J to a
thirty-three degree (33) degree argle) , up to a maximum
height of fifteen feet (15), as depicted in the follow:in;J
diagram. '!he maximum height of construction shall not
exceed 20 ft.
01apter 19.18 Page -6-
e) Detached accessory b.tlldirqs\structures which are used
solely for recreation purposes ( includirg decks an:l
patios) , an:l which have a floor or step height greater
than eighteen ( lB) inches above any point at the
adjoining finished grade, nrust have a mininu.nn setback of
ten(lO) feet from any property line;
f) '1he mininu.nn front yard setbacks for detached acx::essory
l:JUildirqs\structures are:
1) twenty(20) feet in residential zones;
2) thirty(30) feet in agricultural zones.
g) With respect to corner lots, the street side yard setback
nrust be no less than fifteen(15)feet an:l no less than
twenty(20) feet in the event that the corner lot is
adjacent to a key lot.
h) In R-2 an:l R-3 zc>nes, in the case of an interior lot
al:uttirg only one srtreet, no detached accessory b.tllcl:in;J
or structure, except a detached garage, ma.y occupy the
front 50% of the lot area.
zonirg/accbldq
Chapter 19.1;6 Page -7-
~: 19.19
SEXX>ND rMELL1NG UNI'I'S m R-1, RHS, A, AND A-1 ZONES
Sections:
19.19.010 Purpose
19.19.020 Application of Regulations
19.19.030 Site Dc3velopnent 'Rl::gulation
19.19.040 Parkirg
19.19.050 Occupancy
19 .19. 060 Architectural Revi•:!W'
19.19.070 Non-conformirg an:3. Illegal 5ecorxi Dwellirg Units
Cbapter 19.19 Page -1-
19.19.010 Purpose
'!he purpose of this chapter is to praoote the goal of affordable housing
within the City through provision of additional housing in certain
residential am agricultural zoning districts which would otherwise be
prohibited in those districts in a manner which :min.imizes ad.verse impacts
to neigh.borhcx::rls.
19.19.020 Applicability of Regulations
Notwithstan:ling any provision of this title to the contrary, a secon:i
dwelling unit is permitted on lots in R-1, RHS, A am A-1 zoning
districts, provided that in addition to complying with the site
developrent regulations specified in those districts for dwelling units,
such second dwellin;J unit complies with the regulations contained in this
chapter.
19.19.030 Site Develoµnent Regulations
A. A second dwellin;J unit located on a lot containing less than
10,000 square feet must be attached to the principal dwellin;J am
integrated therewith except on "A" & "Al" Zoning districts which
can have either attached or detached regardless of lot size.
B. All second dwellin;J units shall have direct outside acx:ess
without going through the principal dwellin;J.
c. All accesses to secon:ia.:ry units shall be screened from a public
street.
D. '!he gross Wilding area of a second dwellin;J unit shall not
exceed 640 square feet of livin;J space, exclusive of dec::ks am
garages.
Cl'lapter 19.19 Page -2-
E. lot coverage of all structur~~, including secon::l units, shall not
exceed forty percent ( 40%) of the net lot area, except that in
RHS zones lot coverage of all structures shall not exceed thirty
percent (30%) of the net lot area.
F. A secon::l dwelling unit may be located. on a secon::l story provided
that: 1) Entry to said secon::l dwelling unit is not provided
19.19.040 Parking
by an exterior staircase, an::l
2) In the opinion of the Director of Community
Developnent, said secon::l unit does not result in
privacy intrusion to adjoining dwellinJs.
In addition to the parkirg requirements in the applicable zoning district
for a particular lot, one (1) functionally :in:leperrlent, paved off-street
parkirg spaaa (uncovered) shall be provided for the secord unit, provided,
however, that said additional space shall not, in the opinion of the
Director of Community DeVelopcent, dc:mi.nate the front setback areas of the
lot in such a manner as to denigrate those areas preserved as larrlscape
spaaa. Drparvious surfaces may not t:oo::ieed fifty (50) percent of the front
setback area (ll.29.040(e)
19.19.050 OOcupanqy
'lhe CMner of a lot which oontains a secord dwelling unit must reside
either in the principal residence or in the secord dwellirg. Prior to the
issuance of a b.lildirg pennit for a secord dwellirg or the issuance of any
occupancy or use pennit for an existirg secon:l dwellin:J, the CMner shall
record a covenant or deed restriction in a fonn approved by the City
Attomey settin;J forth the above described occupancy requirement. In
Olapter 19.19 Page -3-
addition, the owner of said lot shall execute on an annual basis, an
affidavit or declaration urrl.er penalty of perjury that said owner is
residing on the premises.
19.19.060 Architectural Review
Prior to issuance of a b.Jilding permit for a secorxi dwellirq unit, the
Director of c.onununity Develop.nent shall review the architecture of the
proposed dwellirq an::l shall detenn.i.ne:
A. '!hat the design of the proposed second dwellirq unit is
consistent with the architecture of the principal dwellirq.
B. '!hat the b.tllding naterials of the proposed secorxi unit are
compatible with the naterials, color, an::l textures of the
principal dwellirq.
c. '!hat the proposed second dwellirq mtit will not require excessive
grading which is visible fran a plblic street or adjoini.n;J
private property.
19.19.070 Non-COnfonnirg an::l Illegal Secor.rl Dwellirg units
A. A second dwellirq which was constructed prior to the enactment by
the city of any ordinance which regulates second dwellirgs in
R-1, RHS, A or A-1 zonirq districts b.Jt which was constructed in
confonnance with applicable site develcpnent an::l tuilc:tirg code
regulations in effect at the time of construction are governed by
the provisions of Chapter 19.25 (Non-conform.in;J Uses an::l
Facilities).
Chapter 19.19 Page -4-
B. Illegal Secom Units
z-secorrl
A secorrl dwellirg which was constructed without a :ruild.irq pennit
or in conflict with the applicable site development or :ruildin;J
regulations at the time of construction may only be pennitted
upon the a.Nner of such a unit obtai.nirq a corrlitional use pennit
issued by the Director of Community Development.
O'lapter 19.19 Page -5-
OJAPI'ER 19.20
CONVERSIONS OF APARIMENI' P.RQJEX::TS 'ro cx:JVlMUNITY HOUSING P.RaJEX::TS
sections:
19.20.010 Purpose
19.20.020 Application of Regulations
19.20.030 General Regulations
19.20.040 Parking
19.20.050 Application Requirement
19.20.060 Application Prcx::edures
Qiapter 19.20 Page -1-
19.20.010 PUrposes
'Ihe purposes of this ordinance are as follows:
A. To regulate conversion of aparbnents a.rrl other fo:ans of rental
housin;J units to con:lomini\llllS a.rrl other canununity housin;J
projects in order to provide for the housin;J needs of all
economic segments of the ccamnunity.
B. To ensure that said conversions do not conflict with the goals or
policies of the General Plan of the City of CUpertino.
c. To provide tenant a.rrl buyer protection relatin;J to displacement
a.rrl relocation of renters, ensurin;J that purchasers are inforrre:::l
regarding the structural integrity of l:uild:inJs a.rrl the on-site
utility system, a.rrl ensurin;J said l:uild:inJs a.rrl utility system
reasonably CC111ply with all current cxx:ies which may directly
impact the health a.rrl safety of future residences including cxxies
related to noise a.rrl insulation starxlards.
section 19.20.020 Applicability of Regulations
No aparbnent project may be converted to a ccmnunity housin;J project
otherwise than in confonnance with the provisions of the c:hapter.
Chapter 19.20 Page -2-
Section 19.20.040 General Regulations
A. c.ammunity Impacts
1. Residential Displacement
In no case shall an apartment project be converted to a
camnunity housing project unless arrl until it can reasonably
be demonstrated. that comparable replacement housing exists
within the Housing Market Area to accanm:x:tate those
residents displaced as a direct result of the proposed
Chapter 19.20 Page -3-
conversion. 'llle developer shall provide a relocation/
displacement plan which illustrates that sufficient
replacement housing is available in the Housing Market Area
within a price range which is equal to or is less than 25%
of the household income of the tenants to be displaced, or
not to exceed the rent being paid for the existing rental
milt to be converte.d, whichever is higher.
Replacement housing Im..lSt be shown to meet any special needs
of disabled tenants, which are presently available in the
project proposed to be converted, such as facilities for the
handicapped, elderly, families with children, arrl
availability of public transportation for the elderly or
residents who do not own an autaoc>bile. 'llle plan shall also
dem::mstrate that all other provisions relating to tenant
protection addressed in the chapter have been fulfilled.
A developer may meet the above requirements through the
provision of mitigating factors to diminish the number
arrl/or aid relocation of, displaced tenants within the
project. said mitigating neasures my include, rut are not
limited to, discounting the price of project milts to tenant
l:uyers, offering a nmrin;J allowance, exte:ndin;;J leases, or
providing below market rate milts.
Notwithsta.rx:ling the above provisions, in no case shall an
aparbnent house be converted to a ccmnunity housing project
when the vacanc.Y rate for apartment houses within the
Housing Market Area is less than 5% at the t.i.ne of
application arrl has averaged 5% over the past six ( 6) m::mths
Olapter 19.20 Page -4-
as determined by surveys corx:lucted by the Director of
Comnrunity Developnent.
2. Conformity with the Gene:ral Plan
No cxmversion of apartment houses to ccmmmity housing'
projects shall be permitted unless an:i until the City
Council of the City of CUpertino f irns that the proposal
conversion will not conflict with the housing' goals an::i
policies of the General Plan an::i will not adversely impact
the local school system.
3. Prohibition of Disc:rimd.nating' Against Prospective Buyers
with atlldren
In no case shall a CClllmunity housing' project which has been
converted, an:i which can reasonably ac:x:x:rmoodate children, as
detennined in each case by the City Council, limit initial
sales to households or irrl.ividuals withoot children.
B. Tenant Protection
1. '!he developer shall provide each tenant an irrevocable,
nontransferable, pre-emptive right to purchase a unit or
right of exclusive cxx::upancy at a price not greater than the
price offered to the general p.tblic for such unit. Such
right shall be irrevocable for a period of ninety (90) days
after the ca.mencement of sales or the issuance of the final
p.tblic report by the real estate camnissioner. Tenants
shall have the right to the unit presently cxx:upied an:i then
to other units in the project only after they have been
declined for purchase an:i vacated by the cx:x:upyin;J tenants.
Olapter 19.20 Page -5-
In no case shall an existirg tenant have a pre-emptive right
to more than one unit.
2. '!he developer shall offer a ninety (90) day extension of
tenancy after the expiration of a lease or rental agreement
which would expire prior to or at the time of camnencement
of sales or issuance of the final p.iblic report by the real
estate cx:mnissioner.
3. '!he developer shall pennit a tenant to terminate any lease
or rental agreement without any penalty whatsoever after
notice has been given of the intention to convert to
comnnmity housirg if such tenant notifies the developer in
writirg thirty (30) days in ac:lvalx:e of such termination.
c. Buyer Protection
'!he developer shall furnish each prospective purchaser of a unit,
a true copy of the c:xniitional use pennit issued. urder this
chapter a.rd a copy of each of the f ollowirg inf onnational
docunents (said pennit am dc:x:::mnents shall be printed in Spanish
or purchaser's native lar:guage if requested):
1. Property Rep::>rt.
2. structural Pest control Rep::>rt.
3. structural Rep::>rt a.rd Buildirg Depart:nmt Rep::>rt.
4. Buildirg History Rep::>rt.
s. statement of carpliance {Fonn 643) p.irsuant to 10 cal. AD.
Code, Section 2792. 9, or its sucx:::essor, relatirg to
ope:ratirg a.rd maintenance fun:1s durirg start-up.
6. Soils Rep::>rt as determined in each case by the Director of
Plannirg a.rd Develop:nent.
7. certificate of Caq>liance.
Chapter 19.20 Page -6-
D. Building" and Site Improvem:mts
1. All private streets, driveways and park.irg areas for said
canununity housing projects shall be improved and constructed
with a structural section and site dim:msions in accordance
with the st.aroards of the City of eupertino and shall be
designed to ensure that access for tm.micipal services shall
not be denied any dwelling unit therein by reason of
deteriorated or inpassable private streets, driveways, or
park.irg areas, (as det.enn:ined by the Director of Public
works or his/her designeei).
2. sewage collection and water distribution lines on private
property and property unier CCl'!llIDl1 ownership shall be
covered by one of the follCMing responsibilities.
a). All lines owned cin:l maintained by the corporations
shall be constructed to the City of CUpertino stamard
Specifications for Public works. Water metering and billing
shall be provided at EBch inilvidual toNnhouse lot as well
as for the entire develop:nent using a master meter. 'Ihe
difference between the sum of the inilvidual rceters and the
reading of the master rreter will be billed to the corporate
structure. A separab! sewer lateral shall be provided to
serve each inil vidual paJ::oal.
b) • All lines to be cJWned and maintained by the City of
Cupertino, a private water utility and/or the Cupertino
sanitary District shall be placed in asphalt concrete
driveways, or a covere:i concrete line trenc:h, acceptable to
aiapter 19.20 Page -7-
the Director of Public Works, or a_wropriate representation
of the private Water utility or Sanitary District (with
the necessary public utility easement runnin:;J through the
project) so as to provide accessibility for the maintenance
of the lines. A water meter an:l sewer lateral shall be
provided to serve each in:lividual para!l.
c). In cases of conversion to a ccmmmity housirq project
not involvirq in:lividual ownership of separate para!ls (e.g.
ccmmmity apartments, stock cooperatives, pla.nnerl
developnents, etc. ) , separate utility services will not be
required. In these cases, utilities will be billed to the
haooowners association an:l a cash deposit to secure payment
of the bill will be required.
3. urrler-groundin;J Requirements. All structures bei.rq
converted fran in:li vidual, oorporate or partnership
ownership of apartment houses to ccmmmity housirq projects
shall within the exterior l::lour:dary lines of such property
have all electrical, catm.mication an:l similar distril::ution,
service wires an:l/or cables placed u:rxlerground.
4. Cmpliance with Codes. '!he design, inpravement an:l/or
construction of a ccmmmity housirq project shall conform to
an:l be in full acxx:>?."danaa with all requirerrents of all
b.J.ildi.r:g, fire an:l housi.rq codes, zonir:q provisions an:l
other a.R?lica.ble local, state or Federal laws or o:rdinances
relati.rq to protection of p.lblic health an:l safety, in
effect at the time of the filirq of the tentative map.
<llapter 19.20 Page -a-
Also, any violations o:E the latest adopted edition of the
uniform Hous.i.rg Code •:tS prepared by the International
Conference of Building O:Eficials, or its sucx::essor, relatin:;J
specifically to provisi1:>ns protect.i.rg health an::l safety of
residents, shall be corrected. an::l MrJ equipment or
facilities which the building official determines are
deteriorated or hazardoLJS, shall be repaired or replaced.
In particular, the developer shall repair or replace arrJ
damaged or infested areas in need of repair or replacement
as sholNn in the structural pest report. 'lhe interpretation
of what constitutes a hazard to p.lblic health an::l safety
shall be made by the Director of Building an::l Plannirq, or
his/her d.esignee.
5. Separate Meter.i.rg. 'Ihe consmnption of gas and electricity
within each dwellin:;J unit shall be separately metered so
that the unit owner can be separately billed for each
utility. 'lhe requirer.tMSnts of this sul::section may be waived
where the Director of Cc:mnunity Developnent f.iros that such
would not be practical cir reasonable. In all cases, a water
shut-off valve shall be provided for each unit.
6. Shock Mcunt.i.rg of Mechanical B;tuipnent. All pennanent
mechanical equipnent, includi.rg danestic appliances, which
is detennined by the l:.uilding official to be a source or a
potential source of vibration or ooise, shall be shock
:rcounted, isolated fran the floor and ceilin:;J, or otherwise
installed in a manner approved by the bJ.ilding official to
lessen the transmission <>f vibration and ooise.
Chapter 19.20 Page -9-
7. Separate Electrical Panel Boards. Each unit shall have its
own panel board of adequate capacity to acoa:rmxx:1ate all
electrical outlets which serve that unit.
a. IIrpact Soun:l Insulation. '!he awlicant/owner shall
dem.:>nstrate that wall a.rd ceilirg assemblies conf onn to the
soun::i insulation perf onna:noa criteria promulgated in Title
25, california Administrative Code, Section 1092, or its
successor, an:i that any floor cx:iverirq which is replaced
similarly provides the same or greater insulation qualities.
9. storage RequireJ.oonts. Private, enclosed, TNeather-proofed
a.rd lcx::kable outdoor storage space shall be provided for
each dwellirg unit accordirg to the follOW'irg schedule:
#Bedrooms Min. Space in Olbic Ft. I.ease dimension
studio or 1 150 2 feet
2 200 2 feet
3 250 2 feet
4 300 2 feet
'!he above space shall be provided in the garage or parkirg
area or contiguous each unit. '!his requirement may be
waived by the Director of CClml.mity Oeveloptent if it is
determined that SUff icient storage space exists to
reasonably fill th.is starxlard.
10. Private an:i CamPn Area Open Space. '!he Plannirg camtlssion
an:i City Council shall revie111 the adequacy of open space in
tenns of area, an:i privacy stan:Ja:rds. Private outdoor space
shall be provided for each unit, where practical. '!he
annmt of space shall be determined in each case by the size
Chapter 19.20 Page -10-
of the unit an::i a.m:::>il.lnt of COllUIDn open space. Adjoining
units shall be redesi•;ned or larDscaped in such a manner so
as to preclude visual intrusion into private outdoor yards
or interior spaces, where practical.
11. Noise Mitigation. Appropriate site design an::i construction
tec:hniques shall be utilized. to ensure isolation from
excessive noise sources outside of the project boun::3ary an::i
ensure acoustical privacy between adjoining' units. If the
Director of Commlmity Developnent determines that an
excessive external noise source exists, the developer shall
retain an acoustical erqineer to evaluate the noise impact
on the proposed. residential developnent an:l develop
mitigation n-easures. 1he construction shall ccmply with the
a,wlicable City ordinances an:l state codes relatirg to SOl.1I'rl
transmission control to ensure acoustical privacy between
adjoinirg dwellirg units.
12. Interim Maintenance Standards. 'lhe developer shall be
responsible for inprovirg an::i maintaini.rg the structures an::i
lan:lscapirg in acx::ordance with the approved architectural
an:l lan:lscapirg plans an::i good maintenance practices prior
to turnir:g them over to the haooowners asscx::iation. A
performance boni shall be oollected to ensure ccmpliance
with this requirement.
Chapter 19.20 Page -11-
Section 19.20.050 Parking
A. Off-street Parking
'!he project shall provide parking oonsist.ent with the
multi-family zone an:i the owner shall derrcnstrate that additional
spaces exist to reasonably acx::x:arm:x:3ate guest parking.
B. Applicability of city ordinance :Regulating Parking of Trailers
an:i Recreational Vehicles, etc.
C?lapter 19 regulating parking an:i trailers, repairing vehicles,
etc. shall apply to the private street an:i to all parking alorg
said street. '!he parking of recreational vehicles such as boats,
trailers, etc. shall be prohibited throughout the entire
develop:nent lmless said parking is within an enclosed area.
Vehicular curb parking alorg the private street shall be
prohibited except in designated areas. Appropriate ''No Parking''
signs shall be installed by the applicant.
Section 19.20.060 Application Requirements
A. In addition to the requirements of Title 18 of this Code
(sulxiivisions) an:i SUb:livision Map Act, an application for the
conversion of rental housing into cxmm.mity housing shall require
the sul:mittal of the following data, which data nust be sul:mitted
to the Director of c.arm.mity Develop:nent at the same time the
tent;ative map is sul:mitted:
1. A cxmplete legal description of the prq;Jerty.
Qlapt:er 19.20 Page -12-
2. Cer::tif ication that all tenants in any building or structure
proposed to be converted have been notified in:ilvidually arrl
in writirq prior to the time of fil.irg · an application
hereurder.
3. A bourrlary map showinc:.:r the exist:i.rq topography of the site
arrl the location of all exist:i.rq easements, structures arrl
other improverrwant.s, an:L trees over four (4) inches in
diameter.
4. '!he proposed organizational doc:mnents. In addition to such
covenants, con:iitions ani restrictions that may be required
by the Department of Rf~l Fstate of the state of California
pursuant to Title 6 (corrlanini1.UI1S) of the civil Code or
other state laws or policies, the organization dcx::uments
shall provide for the followirg:
a). Conveyance of mri.ts.
b). Assignment of parki.n;J arrl management of CX11UOOI1 areas
within the project.
c). A proposed annual 1aperatirq b.ldget containirq a sinkin;J
fUrrl to acx::umulate reserve :furx'is to pay for major
anticipated maintenance, repair or replacerrent expenses.
d). FHA Regulatory Agreement, if any.
e). 'Ihe m::>st rec:E'lt balance sheet of the Association.
5. A provision that the annual assessments to members of any
Association shall provide for penalties for late paynents
ani reasonable attarne!y' s fees ani costs in the event of
default of said members.
Qiapter 19.20 Page -13-
6. AllCM the Association to term.ina.te the COIJtract of any
person or organization engaged by the developer to perf onn
management or maintenance duties after any Association
a.ssune; oontrol of the project or any time thereafter.
7. A property report describirg the condition a.rd estimatirg
the remainirg useful life of each of the f ollCMirg elements
of each structure situated within the project proposed for
oonversion: roofs, fOl.Jlllations, exterior pa.int, paved
surfaces, mechanical systems, electrical systems, pll.llllbirg
systems, includirg sewage systems, sprinkler systems for
landscapirg, utility delivery systems, central or canmunity
heatirg a.rd air conditionirg systems, fire protection
systems includirg any autanatic sprinkler systems, alar:m
systems, or stan:i pipe systems, a.rd structural elements.
such report shall be prepared by a registered civil or
structural en.;yineer, or a licensed general b..rlldirg
contractor or general en.;yineerirg COirt:ractor.
8. A structural pest report prepared. by a licensed structural
pest control operator :pursuant to section 8516 of the
Business a.rd Professions COde, relatirg to written reports
on the a:bsence or presence of wo:xl d.estroyirg pests or
organisms.
9. A structural report describirg the piysical elements of the
project shall be sul:mitted to the Pla:nn:in;J Deparbrent with
the final map. said report shall also identify any
structural elen<s which are known to be structurally
defective or unsafe so as to j:mpose a hazard to the health
Chapter 19.20 Page -14-
and safety of the ocx::L1pants or users of said ilnprovenents.
'!he Director of cammun:i.ty Developnent shall maintain a form
cx:>ntainin;J a reasonablE~ list of piysical elenents to be
described. in said report:, which form shall be made available
to the applicant. 'IhE~ applicant shall arrarqe for project
inspections by the Bu.ildirg Department to verify the
accuracy
report.
of the deficiencies noted in the structural
'!he b..rlldirg official shall prepare a report
detailin;J b..rlldirg codE~ deficiencies or other health and
safety deficiencies which must be corrected. prior to sale of
units of occupancy.
10. A b..rlldirg history report: includirg the followi.rg:
a). '!he date of construction of all elenents of the project.
b). A statement of trua major uses of said project si.na:!
construction.
c). '!he date and descJ::iption of each major repair of any
ele.roont si.na:! the date of construction. For the
purposes of this sub;ection, a ''major repair" shall mean
any repair for which an experditu:re of m::>re than $1000
was ma.de.
d). '!he date and description of each major renovation of any
ele.roont si.na:! the date of construction. For the
purposes of this :sul::section, "major renovation" shall
mean any renovatio:n for which an experrliture of more
than $1000 was made.
e) • statement regardirg current ownership of all
improvements and urrlerlyin;J land.
Cllapter 19.20 Page -15-
f). 'Ihe :nane an::l address of ea.ch present tenant of the
project.
g) • Failure to provide infonnation required by sul::sections
(1) through (6), inclusive, shall be acx:::anpanied by an
affidavit, given urrler penalty of perjury, settin;J
forth in detail all efforts urrlert.aken to discover
such inf onnation an::l all reasons why said
infonnation cannot be obtained..
11. A rental histo:ry detailin;J the size in square footage, the
current or last rental rate, the nart:hly rental rate for the
pre.cedin;J two (2) yea.rs, ard the nart:hly vacancy over the
pre.cedin;J two (2) yea.rs of ea.ch rental unit proposed to be
converted.
B. con:laninium Plan. '1he application ·for final sulxlivision map
shall include a COf1i of the con:laninium Plan prepared
:p.rrsuant to Civil COdes, Section 1351. said plan shall be
sul::mitted for the infonnation of the local governin;J lxxiy
an::l nee:l not be part of the sulxlivision map.
c. Project Organization. A written description regardirxJ the
proposed project organization includirg the use an::l control
of the cx:mnon elements ard recreation facilities within the
project shall be sul::mitted to the Plannirg Depa.rtnent with
the tentative map. said statement shall detail any proposed
control of canmon facilities to be retained. by the developer
or to be owned or maintained by any other organization other
than the haneowners association or unit C1#1J"ler'S.
<l'lapt.er 19.20 Page -16-
D. A true copy of each application sul:Jnitted for issuance of a Final
PU.blic Report to the Depcrt:ment of Real Estate of the state of
calif ornia for the project proposed for conversion including all
attactnnents arrl exhibits thereto required by the Depa.rtnelt
pursuant to Section 11011 of the Business arrl Professions Ccx:le.
A true copy of the statement of Carpliance (form 643 as amerrled)
pursuant to 10 cai. Ad. ec:Oe, Section 2792. 9, or its sucx:essor,
relating to operating arrl rnaintenance :furrls during the start up.
A statement whether the developer will provide aey-capital
contribution to our Association for def erred maintenance of the
canrcon areas, arrl if so, the sum arrl date on 'Which the
Association will receive said sum.
E. A true copy Of the SUpplemental Questionnaire for apartments
converted to ccmm.mity housin;J projects sul:mitted to the
Deparbnent of Real Fstate of the state of calif ornia for the
project proposed for o:>nversion, arrl shall include all
attadnnents arrl exhibits thereto; provided, hoWever, that to the
extent the information re:;iuired to be furnished pursuant to
sub-sections D arrl E is not available at the tine of awlication,
any corrlitiona.l Use Permit issued unier this part shall require
the developer to furnish such information to the City within ten
(10) days of i.ssuana9 by the Department of Real Fstate.
F. Rel~tion Displac:envmt Plan. A Relocation Displac:envmt Plan
shall detail the rnnnber of residents which will be displaced as a
result of the proposed cx:1nversion arrl doCl..ment the "reasonable"
availability of canparable! replac:envmt housin;J in the OJpertino
crapt.er 19.2:0 Page -17-
area within a rental rarqe equal to the rarqe which the tenants
have paid as detailed in a rental report (see Section 19.20.060
(11) or within a price rarqe which is equal to or less than 25%
of the income ra.rge of each household to be displaced as a result
of the conversion whichever is higher. Additionally, replacement
housirq must be shown to meet any special needs, which are
presently available in the project, of displaced tenants such as
facilities for the han:lica.i;:psd, elderly, households with
children, arxi availability of public transportation for the
elderly or resident ruyers who are t:.enp:>rarily displaced pen:lirq
completion of improvements to the units beirq p.rrchased.
G. soils Report. A true copy of the soils Report originally
prepared for the subject property. In cases where a soils report
has never been prepared or when information in previous reports
is considered insufficient as determined by the Director of
Pla:nnin;J arxi Develcpnent, then the developer shall provide a
soils Report prepared by a registered Civil Fngineer, or
equivalent, which details information as determined by the
Director of Public Works.
H. All information required by Chapter 19.11 (Planned Develcpnent
Zone) of the City of CUpertino. SUCh information which the
Pla:nnin;J camnission or the Director of Omrtmity Develcpnent
detennines is necessary to evaluate the prqxx;ed project.
Olapter 19.20 Page -18-
Section 19.20.070 Application Procedures
Any aparb:nent hOUSE:! project proposed to be converted to
a cxmmmity housin;J projEct shall be rezoned to the R1C
(Sirgle-family Cluster) or P (Planned Develcpnent project with
Sirgle-family Residential IntEmt) zoning district.
B. Use Pentdt an:l Tentative~ Map or Parcel Map Required.
No conversion shall be pennitted unless an:l until a contitiona.l
use pennit an:l Umtatiw ID2ip or parcel map has been applied for
an:l issued pursuant to an:l in accordance with the provisions of
this chapter an:l the requi:re.uents of the sulxlivision Map Act or
its Sl.100:!SSOr.
c. Property an:l structural Pest Report. After reviewin;J the
property I structural anl structural pest reports required to be
sul:mitted pursuant to section 19.20.060(8) an:l inspectin;J the
structures situated within the project when he deems such
inspection necessary, the l:uildirg official shall identify all
items if evidenced by such. reports an:l/or inspection to be
hazardous to the life, health or safety of the oco.:ipants of such
structure within the project, or the general p.iblic. Each pennit
issued hereurrler shall require all of such items to be corrected
to the satisfaction of the ruildirg official.
'!he ruildirg official shall review the property report an:l may
require its revision an:l re-sul:mission if he determines that
substantial evidence shows that any statement therein is without
fOlll'Dation or fact. said report may be revised to reflect
improveroo:nt, repair or replacement.
01apter 19.20 Page -19-
D. Organizational Documemt ReVier1. 'lhe Organizational Documents
shall be sut.mitted to the City Attorney for a determination that
such doa..nnents canply with the requirements of this chapter arrl.
the applicable state laws.
E. Compliance with Housing, Building Codes arrl. Fire Regulations. If
the proposed project does not carply with the provisions of the
state of california unif onn Building COde arrl. regulations of the
santa Clara central Fire Protection District, arrl./or the b.lild:i.ng
official identifies it.ems to be corrected as provided in the
above, any use pennit issued i:ursuant to this part shall require
the developer to furnish a bon:i, in a penal a:o:omt equal to the
reasonable estimated cost to bring their project into carplianoe
with said codes, said fire regulations ard/or such identified
it.ems to be oorreicted. Said bon:i shall run in favor of the
in:lividual p.rrchasers arrl. the haneowners association arrl. shall
provide for reasonable attorney's fees in the event of default by
the principal. 'lhe City shall hold said bon:i pend.irg issuance of
the certificate of carq;>letion.
F. Public Hearings. 'lhe tentative map, use pennit arrl. rezoni.rg
portion of the awlication will be heard in a plblic hearing
before the Planning Ccm:nission. 'lhe Pla:rm.irg Ccm:nission will
recx:mnen:l either approval or denial to the City Courx::il. If the
city Courx::il approves the proposed conversion, the awlicant will
be required to sutmit detailed site improvement plans to the
Architectural ard site ~ camdttee for any exterior
alterations or improvements to the b.rlld:i.ngs arrl./or landscapi.n;J.
Olapter 19.20 Page -20-
Z-API'PRO
'!he Architectural an:l Site AJ;:proval Committeie will make a final
recannnerrlation to the City c.ouncil regardin;; said improvements.
'!he City Council's final action will be a reviet¥ of the
architectural plan an:l final map to determine approval or denial
of the project.
G. letter Certifying Conpliance. '!he Director of Conmmity
Developtent shall caUSE! a final inspection of all b..rllclirgs
an:l structures to be made, upon request by the developer, to
determine that the require.nents of this chapter have been
fulfilled. '!he b.lildinc;J official shall then mark the
inspection report to show the corrections, repairs an::l
replacenents which have been made. If cxrrplete, the
Director will cause to be issued a letter certifying
cxrrpliance with all of the cor.ditians an:l approvals an::l with
this ordinance an::l authorize sale an::l/or occupancy of said
units. No buildinc;J or unit a,wlied for un::ler this part
shall be sold without said letter certifying cxrrpliance an::l
approving oocupancy.
Cllapter 19.20 Page -21-
SECI'IONS:
19.21.010
19.21.020
19.21.030
19.21.040
19.21.050
19.21.060
19.21.070
PURFOSE
CHAPI'ER 19.21
H<ME OCOJPATIONS
GENERAL ~rrs
STANDARDS
INTERPRErATION OF STANDARDS
PERSONS EMPIDYED
EXCUJDED oca:JPATIONS
NQN-(X)NFORMING US1lS
Chapter 19. =~1 Page -1-
19.21.010 Purpose
'!he puqx:xse of this ordinance is to :permit and regulate the corrluct of
hame c::ccu:pations as a accessory use in a residence, whether owner or
renter occupied., and to ensure that such hone c::ccu:pations are compatible
with the neighborhoods in which they are located. '!he intent is to
protect residential areas from adverse effects of activities associated
with hame c::ccu:pations, while allowing residents of the camrunity to use
their hanes as a 'Wt>rk place and a source of livelihood un:ler certain
corrlitions.
'!he City ac.knowledges that charges in technology and canposition of the
work force, anong other factors, have contriblted to a growing interest on
the part of OJpertino citizens to live and work in their hanes. '!he City
also f .i.ms that home b.lsiness enterprises can help reduce cxmruter-traff ic
iltpacts, reduce or eliminate child care eJqJenses for peq:>le with you:rq
families, and provide the opportunity to "test" creative b.lsiness ventures
with greatly reduced start-up costs.
19. 21. 020 General Requirements
A. A Home OCx::upation is a b.lsiness, profession, c::ccu:pation or trade
activity of a nonresidential nature which is perfonned by the
resident(s) of a dwelling writ within that dwelling writ, or a
yard area or garage associated with that dwelling writ, for
purposes of generating incane or engaging in gainful employment,
whether for llDl1etary or similar forms of ca:npensation, by means
of the manufacture, provision and/or sale of goods and/or
services, rut which activity is clearly incidental to the use of
the dwelling for residential purposes.
C11apter 19.21 Page -2-
B. Ho.me oa::upa.tions conducted in aexx>rdance with the provisions of
this chapter shall be permitted in residential zones, arrl in
other areas where residential use is allov.red, provided that the
oa::upa.tion is clearly incidental arrl secorrlary to the use of the
dwell.irg for residential purposes, arrl does not chang'e the
residential character there!Of; arrl provided that such oa::upa.tion
is not detrimental to the health, safety, public welfare arrl
property values in the neighborhood.
C. Authorization to establish a heme oa::upa.tion shall be evidenced
by paynent of a b.lsiness tax and the issuance of a city of
CUpertino Business License Tax Certificate. All hane oa::upa.tions
shall be subject to all provisions of the CUpertino MUnicipal
OXle regulat.irg the issuance of b.lsiness licenses.
19.21.030 standards
'!he f ollow.irg req_uirements must be met at the establishment of the hane
oa::upa.tion, arrl must be maintained on a continuir:g basis dur.irg operation
of the b.lsiness activity:
(Diagram)
19. 21. 040 Interpretation of starrlards
A. '!he Director of canmunity Developne:nt shall be empowered to
determine if any proposed hane c:x:::cu:pation is consistent with the
standards stated in this Chapter. Persons aggrieved by an
interpretation of the Director of canmunity Develop.rent may
petition the Pla.nni.rg ccmnission in writin;J for review of said
interpretation subject to the provisions of Chapter 19.31 of this
title.
B. '!he Pla.nni.rg ccmnission or Director of canmunity Develop.rent may
interpret a proposed use as an acceptable hane c:x:::cu:pation
activity, bJ.t may determine that the use is of an unusual nature
or intensity such that the applicant may be required to obtain a
con:litional use pennit fran the Director of camunity Develop.rent
prior to cx:mnencin;J b.lsiness activity, in accordance with the
proca:lures outlined in Cllapter 19.28 of this title.
19.21.050 Persons Employed
Hane c:x:::cu:pations shall be carried on by members of the household occupyin;J
the dwellin;J, with not IIDre than one additional person employed on the
premises who is not a resident thereof. '!his shall not exclude the
employment of darestic servants, gardeners, janitors, or other persons
concerned in the operation or maintenance of the dwellin;J, whether livin;J
on the premises or not.
19.21.060 Excluded Oc:D..Jpations
'!he c:x:::cu:pations listed belo;,r, shall not be considered incidental and
secondary to the use of a reside.nee for dwellin;J pn:p::ises. SUCh uses, by
the nature of the i.nvesbnent necessa:cy in equiy;:m:mt or operational
Chapter 19.21 Page -5-
characteristics, demonstrate a tendenc::y once started to increase rapidly
beyon::i the scope of a home occupation,. an::l thus impair the use an::i value
of a residentially zone:l area an::l are therefore prohibited in residential
zones:
A. Autorrobile Repair Shops, includirq paint an::l b:rly work.
B. Barber Shops an::i Beauty Parl<:>rs.
c. Boa.rd.i.rg an::l/ or Roaming H<::lllE!f; for rrore than two guests.
D. Clinics an::l Hospitals, also Veterinacy (Animal) Clinics an::l
Hospitals.
E. Kennels an::l other b::>al:'din;J for pets, in excess of the rrumber of
animals allowed in the base :?:onirq district where specified.
F. Medical offices for Physicians, Dentists, osteopaths, an::l other
practitioners, but excludirq reception an::l examination of
patients.
G. Private schools with organiz1:d classes.
H. Upholstery, small ergine rep3.ir, 11Jeld.i.rq shops.
I. other uses which are fourrl by the camm.mity Developnent Director
to be of similar intensity aim characteristics of use to those
e:rn.m:erated in this section, .an::l are thus in::x:msistent with the
stated purposes of this C'lapter.
19.21.070 Excluded oceupations
Notwithstarxlin;J the provisions of this Chapter, all hare occupations which
exist as non:-cxmf orm:iiq uses in any residential zone or in other areas
where residential uses are allowed, shall be allowed to continue as legal,
non-confonnin;J uses subject to the provisions of Chapter 19.23.
zoning/haneocc
Chapter 19. :a Page -6-
CliAPI'ER 19.22
PARKING AND KEEPING VEHICLES m VARIOUS l.ONES
S~ONS:
19.22.010
19.22.020
19.22.030
Purpose
Application of Regulation
Regulations
Chapter 19.22 Page -1-
section 19.22.010 Purpose
'!he purpose of this ordinance is to regulate the parkir:g of vehicles which
are unsightly, over-sized, or which are detrimental to property values or
the peace an:l enjoynent of neighborin;J property owners or residents.
section 19.22.020 Agplication of Regulations
No vehicle may be parked, stored, or kept on any parcel of lan:l within the
City of CUpertino otherwise than in conformance with the follOW'ing
provisions.
section 19.22.030 Regulations
A. Vehicles permitted in Residential Zones.
1. Front or street side setback area. Vehicles are permitted
to be placed, kept., or parked in a front or street side yard
set back area (as defined in Olapter 19.02.030(44) of this
Title) or within twelve (12) feet of a :public right of way
in a rear yard area in all residential zones subject to the
follOW'in;J restrictions:
a) A maxim..nn of four (4) vehicles are permitted on a lot in
residential zone req:u:irin;J a lot size of 10,000 square feet
or less, a maxim..nn of six (6) vehicles are permitted in all
other residential zonas, unless a greater number is approved
by the city in conjunction with a developrent plan. For
Olapter 19.22 Page -2-
purposes of counting vehicles, a camper lllCllll'lted on a pick-up
truck is considered one vehicle an:l other similarly
vertically stacked carp:ments which belong together shall be
counted as a single vehicle. Horizontal groupings shall be
counted as two (2) vehicles.
b) Any open vehicle contain.irg trash or debris is
prohibited.
c) No portion of any vehicle may over.harg any p.lblic right
of way.
d) All vehicles must be parked on an impervious surfaaa
consistirq of concrete, asphalt, or other like materials.
Said impervious surf aaas may oot exoaed 50% of the front
setback area, unless a greater area is approved by the city
in conjunction with a developnent plan.
e) All vehicles must be currently registered, where
registration is required for legal operation an:l in good
operatirq caniltion.
2. Area outside of front or street side setb:ick areas.
Vehicles are permitted to be placed, kept, or parked in any
yard area, exc:ludin;J those yard areas regulated by 17 .040
(A) (1) provided a three (3) foot m.i..n.i:mum clearance is
maintained to any structure.
C'lapter 19.22 Page -3-
3. Park.big" within structures. Vehicles are pe:nnitted to be
placa:l, kept, or parkied in any legal structure, provided
that no more than one ( 1) required enclosed park.big" space is
occupied by a vehicle not capable of being propelled urxier
its own power.
4. Non self-propelled Vehicles. A maxim.um of two (2) vehicles
not capable of l::eing propelled urxier their own power are
pe:nnitted to be plaoed., kept, or parked outside a legal
structure on a lot.
5. Living or sleeping quarters. No vehicle shall 1::e used for
living or sleeping quarbers, except as pe:nnitted l::elow:
a) Vehicles located in a nobile hane park and used
consistent with any city regulations a.wlicable to mobile
hane parks are permitted.
b) Trailers, campers, or recreational vehicles may 1::e used
by a bona fide guest of a city resident for a period not to
exceed 72 hours where the trailer, camper, or recreational
vehicle is located on said residents property.
6. Mobile hanes. Mobile hanes, excluding travel trailers, are
not permitted within the residential zones of the city,
except in a mobile hane park or as provided by state law.
Cbapter 19. 2:~ Page -4-
B. Vehicles permitted in Non Residential Zones.
1. Parkirg must be oonsistent with allOIN'E!d uses in the zone.
It shall be unlawful for any person to place, keep or
maintain or permit to be placed, kept, or maintained, any
vehicle upon any lot, place or parcel of lan:l within the
non-residential zones of the city, except for storage, sale
or b.Jsiness use as permitted in such zones.
2. Construction Trailers. Trailers may be used for temporary
offices on construction sites provided that a permit is
obtained fran the city b..rlldirg department after
satisfactocy infonnation has been given that the use is in
canpliance with the corrlitions of this acd.inance.
c. I..oadirg an:1 unload:in;J an:1 utility Vehicles. '!he provisions of
this acd.inance are inapplicable to active load:in;J or unload:in;J of
any vehicle or to any i;ublic service or utility carpany vehicles
while in the performanc.la of service or maintenance 'Werk.
D. Parki.rq on vacant lots. No vehicle may be parked, kept, or
store::i upon any vacant or uninproved parcel within the city.
E. other parki.rq regulations as outlined in Title 11.
zvehpark
C1'lapte:r 19.22 Page -5-
SWI'IONS:
19.23.010
19.23.020
19.23.030
19.23.040
CEAPrER 19.23
OFF-STREEI' PARKING REGUI.ATIONS
Purpose
AR;>lication
Parkirg Requirenents (Table #1)
Exceptions
Cl'lapter 19.23 Page -1-
Section 19.23.010 Purpose
'!be purpose of this o:rdinance is. to establish regulations pertainin;J
to the design and ntmlber of off-street parking spaces for land use
activities located in various zoning districts.
Section 19.23.020 As;>lication of RlegyJ.ations
Buildings, structures, and lam uses are required to provide
off-street parking in oonfonnanc:e with this chapter. '!be sta.rrlards
and regulations contained in this: chapter regulate off-street parking
for conventional zonin;J districts: and are inten:1ed also as guidelines
for develop:ne:nt projects located in Planned Developnent (PD) zones.
Section 19.23.030 Parking Regulations
A. Parking Patio and Dinension. Table 1 defines the required ntmlber
of parking spaces by size ard type for specific zonir:g districts
and use within zonir:g districts.
B. Aisle Dinension shall be cLS required by "standard details"
adopted by the City Erqineer.
c. loading areas. I..oa.dirg areeLS, truck parking spaces, and parking
spaces for vehicles other than autcm:>biles shall have ample
dinensions for the particular use and type of operation, and be
designed or required by the Clty Erqineer.
Chapter 19.23 Page -2-
D. Planned Development Districts. '!he parldn;J requirement contained.
in table 1 functions as guidelines for projects in Planned
Develop:nent Zoning Districts. Within such districts, the
architectural am site review-ccmnittee, Pla.nnirq camnission, or
City Council may approve a development plan which deviates fran
table 1 requirements if an applicant provides a parldn;J study
which supports said deviation.
E. Mixed Use Projects. Where IIDre than one of the activities
specified in table 1 is initiated in a b.rlldin;J or on a site not
requiring review-by any cx:mnittee, ca:mnission, or the City
Council, the Director of camm..mity Develop:nent shall detennine
the total parldn;J requirement based upon the application of
parldn;J requirements for in:lividual uses as described in table 1.
F. Shared Parkin;J. '1he Plannirg Camnission or City Council may
approve a shared parldn;J plan for a particular project whereby a
parldn;J space is utilized to serve two or IIDre in:lividual lam
uses urrler the following con:litions:
a) '1he lam use consists of a shopping center, off ice or
irdustrial development which is owned or managed by a simple
entity.
b) '1he lam use urrler simple management are in close proximity
to each other am are served by a cxmrr:m parldn;J facility.
c) '1he applicant has sul::mitted a detailed parldn;J study which
dem:>nstrates that the proposed use is canpatible with the
proposed parldn;J supply.
C1lapter 19.23 Page -3-
'!he proposed shared. parking plan may be approved. in conjunct.ion
with a con::litional use pennit application in a Planned
Development zone or via an except.ion for a project which is not
located in a Planned Develcpnent zone.
G. Tan:iem, Valet, and other special parking' arrarqements. Tan:iem,
Valet, and other special fonns of parking' may be approved. in
oonjunction with a con:litional use pennit in a Planned
Develcpnent zone or via an exception for a project not in a
Planned Development zone.
H. Minimum stall dimension in parking' structure. '!he mininn.nn stall
dimension for a sta:rx3ard space located in a parki.rg garage or
other enclosed parking' struc±ure and interded for non-residential
uses is 9' x 18' • '!he mininn.nn dimensions for a similarly
situated cc:mpact space is 8' x 16"
I. Hardicapped Parking'
'!he han:licapped parking' requirement emlxxlied. in section 7.7102 of
the Title 24 of the Administrative cxxle of the state of
california, as amen:led, is hereby incorporated into this chapter
by reference.
Olapter 19.~~3 Page -4-
J. Other regulations outlined in Title 11.
K. IDts frontin;J on Public or Private streets. If no on-street
parking is available, four (4) functionally irrlepe:rrlent
off-street spaces in addition to required covered spaces.
L. Farm Equipnent, Tractors or farm equip:nent which are regularly
parked on-site within t'iillO hundred (200) feet of a public street
or road, such parking places shall be screened fran sight of the
street.
Section 19.23.040 ExO@Ptions
After a public hearin;J, the Plarmirg camnission may grant a parking
exception for a project not located in a planned develqm:mt zonin;J
district upon nakin;J the followin;J firrlings:
A. '!here are extraordinary oorxli.tions not generally applicable to
similar uses which justify the exception (i.e. unusually high
percentage of the lot area is lan::iscaped).
B. '!he exception departs fran the requirements of this c.bapter to
the minimum degree necessary to allow the project to procee:l.
c. '!he exception will not adversely affect neighborin;J properties by
causin;J unreasonable m.nnbers of vehicles to park on said
neighborin;J properties or upon public streets. '!he decision of
the Plarmirg canmission to grant or deny such an exception may be
appealed to the City Council p.irsuant to the procedures described
in Chapter 19.31.
zonin;J/zoffpark
01apter 19.23 Page -5-
LANDU SE ZONES PARKING RATIO STANDARD % COMPACT
(GROSS SQUARE FEET) DIMENSIONS COMPACTS DIMENSIONS
RESIDENTIAL
SINGLE FAMILY Rl/RHS 4/DU (2 GARAGE + 2 OPEN) 9X 18
Al
SINGLE FAMILY CLUSTER RlC 2.5/DU + 1/BDRM FOR EACH BDRM 9X 18
AFTER FIRST BDRM.
DUPLEX R2 3/DU (1 1/2 ENCLOSED + 1 1/2 OPEN) 9X 18
APARTMENT R3 2/0U (1 COVERED + 1 OPEN) NOTE 1 9X18 33 8' x 15.6"
MULTIPLE FAMILY (HIGH DENSITY) R3 2/DU 9X 18 33 8' x 15.6"
PUBLIC/QUASI·
PUBLIC/ AG RIC UL TURE
CHURCHE<;, CLUBS BQJCG 1/(4 SEATS) + 1/EMPLOYHE + 9X 18 33 9' x 15.6"
LOIX:im, lllllA'I'El{S I/SPECIAL PURPOSE VEHICLE
SOIOOLS & SOIOOL OFFICES BA/BQ I/EMPLOYEE + 1/56 SQ. FT. MULTI-9X 18 33 8' x 15.6"
PURPOSE RM. + 8 VISITOR
SPACES/SCHOOL+ 1/EACH 3
STIJDENTS AT SENIOR H.S. OR
COUF.GELEVEL.
AGRICULTURE A 2 GARAGE+ 2 OPEN
SANITARIUMS & REST HOMES IQ 1/DOCTOR + I/EACH 3 EMPLOYEES) + 9X 18 33 8' x 15.6"
1/6 BEDS
AGRICULTURAL/ENTERTAINMENT A-UA 1/4 SEATS + l/EMPLOYEE 9X18 33 8' x 15.6"
GYMS, AUDITORIUMS, SKATING BA/BQ 1156 SQ. FT. FL. AREA USED FOR 9X18 33 8' x 15.6"
RINKS, wrmour FIXED SEATS CD SEATING PURPOSES + l/EMPLOYEE
MEDICAL & DENTAL CLINICS CD 11175 SO. FT. 9X18 33 g• x 15.6"
COMMERCIAL
MOTELS/HOTELS/LOOOING en I/UNIT + liEMPLOYEE NOTE 2 9XIB
1/3 SEATS + IJEMPLOYEE + 1/36 SQ.
RESTAURANT/BAR & NIGHTCLUBS CD FT. OFDANCEFLCXlll 9Xl8 33 8' x 15.6"
1/4 SEATS + liEMPLOYBU + 1136 SQ.
RESTAURANTS wrmour SEPARATE CD FT. OF DANCE FLCXlll 9X 18 33 8' x 15.6"
BAR
7/LANE + 1/ EMPLOYEE
BOWIJNG ALLEYS CD 9X18 33 8' x 15.6"
1/200 SQ. FT.
GENERAL CD 9X18 33 s· x 15.6"
INDUSTRIAL
MANUFACTURING NOI'E3 ML 1/450 SQ. FT. 8' 8" x 18 so 8' x 15.6"
OFFlCFJPROfQ.. TYPE MP/ML/ 11285 SQ. FT. 8'8" x 10 so 8' x 15.6"
MANUFACTURING OP
OFFICE
CORPORATE/ADMINISTRATIVE CG,QP 1/285 SQ. FT. 8' 8" x 18 33 8' x 15.6"
GENERAL MULTI-TENANT CD 1/285 SQ. FT. s· s· x 18 33 8' x 15.6"
AD MIN/PROFESSIONAL °" 1/150 SQ. FT. OR 1/1.3 m.n>LOYEES 8' 8" x 18 33 8' x 15.6
WHATEVER IS GREATER
1. FOR 10 OR FEWER DWELLING UNITS AT LEAST ONE GARAGE SPACE AND ONE UNCOVERED
PARKING SPACE PER DWELLING UNIT. FOR 11 OR GREATER DWELLING UNITS AT LEAST ONE
COVERED PARKING SPACE AND ONE UNCOVERED PARKING SPACE PER DWELLING UNITS IS REQUIRED.
2. GUEST PARKING FOR MOTELS/HOTELS/LODGING SHAL.L USE A STANDARD
9' X 18' STALL DIMENSION. TWENTY FIVE (25) PERCENT OF THE REQUIRED
PARKING FOR EMPLOYEES AND ANCILLIARY COMMERCIAL SPACE MAY USE A
8' X 15'.6" COMPACT SPACE STANDARD.
3. AT LEAST 50% OF THE FLOOR AREA IS DEVOTED TO MANUFACTURING,
ASSEMBLY, AND OR WAREHOUSING.
4. REFER TO PUBLIC WORKS STANDARD DETAILS FOR STALL DIMENSIONS FOR PARKING STRUCTURES
5. REFER TO PUBLIC WORKS STANDARD DETAILS FOR. RJEQUIR.EMENTS FOR. HANDICAPPED PARKING
MAC/ZONE/PARKING/5·'2
Cl:IAPI'ER 19.24
ADULT ORIENI'ED <XJ.1MERCIAL ACl'IVITIES
Sections:
19.24.010 Purpose
19.24.020 Application of Regulation
19.24.030 Regulations Related to the concentration of .Adult-
oriented c.amtercial Activities
19.24.040 Regulations Related to the Proximity of .Adult-oriented
c.amtercial Activities to Residential, Public, or
Quasi-Public Uses
C1lapter 19.24 Page -1-
19.24.010
'lhe purpose of this chapter is 'b::> establish application prcx::e::iures and
regulations concernin:;J location •::>f adult-related camnercial activities
as defined herein. 'Ihese re:;JU.lations are interrled to guide future
adult-related conmercial activities and ensure a healthy, functional
envirornnent for existirg an:i future residents within proposed
developments and between adjoinirg parcels. '!his Chapter is adopted
based on the followirg firdin;Js:
'!his council fin::ls that aartain uses of real property, spec:ifically
adult lx>ak stores, adult motion picture theatres, adult cabarets,
public dance halls, and massage parlors, have serious objectional
characteristics, particularly when several of such uses are located in
close proximity to each other; that such concentration ten::is to create
a "skid row'' atmosphere and has a detrimental effect upon the adjacent
area; that regulation of the locations of these uses is necessary to
ensure that such adverse effects will not contril:ute to the blight or
dowr:gra.dirg of neighborhoods or deter or interfere with the operation
and developoont of hotels, 100tels, and lodgirg houses and other
b.lsinesses which are neede:i an:l desirable in the City; and that the
regulations hereinafter set forth in this ordinance are reasonably
necessary and will terd to prevent the clusterirg of such
establislunents.
'!his council further firrls that, although the control of the
concentration or clusterirg of the above uses in aey OD':! area will
terd to prevent the creation of "skid row'' and be otherwise beneficial
to the people of the city, it will not prevent the deleterious effect
Chapter 19.24 Page -2-
of blight an:i devaluation of both business, residential, public an:i
quasi-public property result:in;J fran the establishment of any of the
above-specified uses in a district which is in close proximity to an:i
which serves residentially zoned, general plarmed or used property, or
property which is zoned, general plarmed or uses for public or
quasi-public uses (i.e. churches, schools, civic b.rildir.gs, public or
private parks an:i recreational facilities, etc.); that concern for the
orderly plannin:;J an:i developnent of a neighborhcxxl should be
encouraged an:i fostered in those persons who canprise the business,
residential, public an:i quasi-public segments of that neighborhcxxi an:i
that the regulations hereinafter set forth in this ordinance
restrict:in;J the location of such uses with reference to public,
quasi-public or residentially zoned, general plarmed or used property
are reasonably necessary an:i will terd tot prevent said deleterious
effects.
19.24.020 Application of Regulations
'!he provisions of this ordinance shall apply to all uses defined in
Section 19.24.030 belo;..r or other uses which in the opinion of the City
eouncil are of the same general character as the uses listed in that
Section. No b.rlldin;J, structure shall be hereafter erected, structurally
altered or enlarged within a zonirg district in the City of CUpertino,
otherwise tpan in conformance with the provisions of this <l1apter. '!he
regulations set forth in this <l1apter are .inten:1ed to be in addition to
an:i not in lieu of other regulations of this COde applicable to any of the
above specified uses, an:i, unless otherwise specifically provided, shall
not be deemed to repeal or amen:l any other provision or provisions of the
CUpert.ino Municipal COde or Zoni.rg ordinarx:=e which are applicable to the
<l1apter 19.24 Page -3-
above-rrentioned uses or activities, nor l::e deemed to excuse non-campliance
with any such other provisions.
19.24.030 Regulations Related To '!he Concentration Of Ad.ult-oriented
Commercial Activities
A. Notwithstan::lirg a.nyt:hirg elsewhere in this Code to the oontra.ry,
no lot or parcel of property in any zon.in;J district or any
l:uilding or structure thereon or any portion thereof, shall l::e
used for an adult beak stor•:?, adult notion picture theater, adult
Q
cabaret, public dance hall <::>r massage parlor at a location closer
than 1,000 feet to any otl'1e:r such use situate within or outside
the City or closer than 1,000 feet to any hotel, notel, or
lodging house situate within or outside the City, unless a
corrlitional use permit shall have been applied for arrl issued for
such use at such location, pursuant to arrl in accordance with the
provisions of Clla.pter 19.28.
B. In addition to the firrlil'.'g'S required to l::e made by the City
Council in issuing a coniitional use permit p.n:-suant to the
provisions of Chapter 19.:28, the City Council may issue a
corrlitional use permit required by the provisions of this section
subject to such corrlitions as it may impose only if it shall make
the following fi.n:lin;s. 'lbat the prq>OSed use:
1. Will not l::e contrary to the public interest or unreasonably
injurious to the use of nearby properties;
2. Will oonform to the spidt am intent of this Chapter;
3. Will not enlarge 1:>r encourage the developnent of a
"skid-row" area;
Chapter 19.24 Page -4-
4. Will not be contrary to any program of neighborhood
conservation;
5. Will not interfere with any program of urban renewal or
redevelopment; an:i
6. Will be in canpliance with all ~licable regulations.
19.24.040 Regulations Related To '!he Proximity Of Adult Oriented
camnercial Activities To Residential, Public, Or
Quasi-Public Uses.
A. Notwit.hst:.a.rrlirq anyth.i.rg elsewhere in this cxxle to the contrary,
no lot or parcel of any property in any zonirq district or any
l:uildin;J or structure thereon of any portion thereof, shall be
used for an adult OOok. store, adult UD'tion picb.J:re theater, adult
cabaret, public dance hall, or massage parlor at a location
closer than 1,000 feet to any real property zoned, general
planned or used for public, quasi-public or residential purpoe;es,
whether said parcel of property is situated within or outside
the City, unless a corrlitional use permit shall have been ~lied
for an:i issued for such use at such location, pursuant to an:i in
acx:x>rdance with the provisions of Clapter 19.28.
B. In addition to the fi.n:iin;;Js required to be made by the City
Council in issuin;J a corrlitional use permit pursuant to the
provisions of Clapter 19.28, the City Council may issue a
corrlitional use permit required by the provisions of this section
subject to such corrlitions as it may ill'ff05P, only if it shall
make the follCMin;J fi.n:iin;;Js. 'lhat the prqx:ised use:
Cllapte.r 19.24 Page -5-
1. Will not be oontrary to the public interest or unreasonably
injurious to the \:ise of p.lblic, quasi-p.lblic or
residentially zoned property situated within 1,000 feet of
such proposed use;
2. Will not conform to the spirit arrl intent of this Olapter;
3. Will not be oontrary to any program of neighlx>rhood
conservation;
4. Will not interfere with any program of urban re:ne!Wal or
redevelopercent;arrl
5. Will be in ccmpliance with all awlicable regulations.
zoning/adlact
Chapter 19.24 Page -6-
aIAPrER 19.25
TELEVISION AND RADIO .AERIALS (ANI'ENNAS, MASTS AND ':KMERS)
SECr.IONS: 19.25.010 .Pu:qx>se
19.25.020 Applicability of Regulations
19.25.030 Site Developnent Regulations
Olapter 19.25 page -1-
19.25.010 Purposes
'!he purpose of this section is to collect into one ordinance height
regulations pertaining to television and radio aerials for all zones
existing in this city.
19.25.020 Applicability of Regulations
No receiving television and radio aerials, antenna, masts, and towers
shall be hereafter erected, structurally altered or enlarged other than in
conf onncrn.ce with the provisions of this chapter and other a:pplicable
provisions of this title.
19.25.030 Site Develqpment Regulations
A. Television and Radio Aerials
1. Receiving Television and Radio Aerials:
a) '!he height of which shall not exceed forty-nine (49) ft.
above grourd level.
2. Transmitting Television and Hadio Aerials:
a) Shall not exceed a height of fifty-five (55) ft. above
grourrl level.
3. An aerial based on the g:courd and exceeding a height of 34 ft.
and an aerial based on a bJ.ildirg and exterrl.i.rq oore than 24 ft.
above its space shall require a buildirg pennit. Said buildirg
pennit requirements shall include adequate details of the
location Sl.gX>rt device includ.i.rg footin;J, guy wires and braces
to the satisfaction of the Pla.nnirq Director.
4. '!he section of masts and towers mre than thirty (30) ft. above
the grourrl shall have a cross section that can be fitted within a
square with a side of twelve ( 12) inches.
B. Antenna
1. An antenna consisting of a single vertical element not nDre than
bNo (2) inches in diameter in lieu of a horizontal arra.rgements
shall be acx:epted fran the height restriction.
2. Antennas and/or guy wires shall not overlap adjoinirg properties
an::l shall not encroach U[X>ll an easement without the written
consent of the owner of said easement. Attached to the
application for a buildirg permit.
c. Towers
1. Not mre than one ( 1) tower shall be erected on a lot with an
aerial less than 20,000 sq. ft. an::l one additional t.aNer for each
additional 10,000 sq. ft. above 20,000 sq. ft. WOOd towers
shall not be erected.
2. Masts and towers must be located at least 10 ft. to the rear of
the front buildirg setbac:k. line and shall not be closer than six
ft. to any property bourx:1ary.
D. Exceptions
a) Height exceptions are subject to PJ.a.nnin;J camnission review
and approval. '!he review shall include impacts to adjoinirg
properties and to the neightorhood as a whole.
zoning/chap1925
Olapt:er 19.25 page -2-
SEX:T.rONS
19.26.010
19.26.020
19.26.030
19.26.040
19.26.050
19.26.060
19.26.070
19.26.080
19.26.090
19.26.100
19.26.110
19.26.120
<lIAPI'ER 19.26
NONCDNFORMING USES AND
NONCDNFORMING FACILITIES
General AR;>lication
Non-COnf onning Uses -Expansion
Non-COnf onning Uses -<lla.r.ge
Non-contonning Uses -Ma.intenance and Repair of Facility
Non-contonning Uses -Replacement of Facility
Non-carplyi.rg Facilities -Enlargenett
Non-carplyi.rg Facilities -Ma.intenance and Repair
Non-carply:i.rg Facilities -Replacement
Dete:rmi.nation of Value
Record of Non-confonning Uses and Non-catplyi.rg
Facilities
ProceeclirY:Js to Determine if Non-conf onning Use is no
I.orqer lawful
AR;>eal
Cbapter 19.26 Page -1-
19.26.010 General Ag>lication
A. Non-conforming' Uses
1) Any non-confonnirg use, as. defined in Section 19.02.030 of this
title, may be continued in:lef initely, rut if such use is
discontinued or abanioned felt." a period of six (6) 100llths or rcore,
it shall thereafter confonn to the provisions of this title.
2) Any non-conformirg use ma.y be c::harged., altered., or maintained
only as provided in this chapter or as otherwise provided. by law.
B. Non::Cgnplying Facilities
1) Any non--canplyi.rg facility, as defined in Section 19.02.050 may
be maintained in:lefinitely subject, however, to the requirements
of Title 16 relati.rg to unsafe, dilapidated. arrl abarrloned
b.rildi.rgs, facilities corrtaini.rg toxic materials, unreinforced.
ma.som:y b.rildi.rgs, arrl otli.er provisions of that title which are
interded to protect the health arrl safety of the public.
Notwithsta.rrli.rg the above, a non-canplyirg facility may not be
maintained as either a public or private nuisance.
2) Any non-canplyi.rg facility D:ay be enlarged, expanded, maintained,
or replaced only as provided in this Qiapter or as otherwise
provided by law.
01.apter 19.26 Page -2-
19.26-020 Non-COnf ormirg Uses -Expansion
A. A non-confonning use nay not be expanded in such a way as to increase
the site area, or gross floor area occupied by such use on a site, nor
may a non-conf onning use increase the number of structures or the size
or height of any structure housin;J such use. A non-confonning use
which occupies a portion of a b.rl.ldirg may not be expanded to include
additional floor area.
19.26.030 Non-confonning Uses -OJarge
A. Except as provided in subsection (b) of this section a non-confonnirg
use shall not be charged to any use except to a cx:mfonnirg use.
B. A non-confonning use may be charged to any other non-confonning use
which ~d have been pennitted unier the IOOSt recent zonin;J
classification of the property unier which the existin;J non-confonning
use was a cx:mfonnirg use subject to the followirg limitations:
1) '!he charge shall not increase the site area or gross floor area
occupied by the existirg non-conf ormirg use nor increase the
number of structures or the size or height of any structure
housirg said use.
2) "Arly period of temporary vacancy or discontinuance associated. with
such charge shall not exoaed six m::mths.
3) SUc.h charge shall be pennitted only if the Director dete:nnines
that the b.rl.ldin;J, or portion thereof, presently occupied by the
non-confonnirg use is not readily usable as a oonfonning use. In
mak.irg this determination, the Director may take into account the
time factors described in section 19.25.020 (B) (1).
4) SUc.h charge shall not create, cause, or significantly increase
ad.verse privacy, noise, park..in;J, traffic, or similar inpacts with
respect to other uses or neighborirg properties.
Cl1apter 19.26 Page -3-
c. A non-conforming use which is dlarqed to a ronforming use, shall not
be re-established, and any portion of a site or any portion of a
b..rild.irg', the use of which dlarqes fonn a non-conforming to a
ronforming use, shall not thereafter be used except to acccmrodate a
ronforming use.
19.26.040 Non-COnf onn:i.ng Uses -Maintenance and Reoair of Facility
Facilities occupied or used by a non-conforming use shall be subject to
the followinJ' provisions governir:q maintenance, and repairs:
A. Nonnal and routine maintenance of any structure for the purpos;e of
prese.rvinJ' its existinJ' cordition, retard:i.n;J or el.iminatinJ' wear and
tear or physical depreciation or for the purpos;e of camplyinJ' with the
requirem:mts of law, shall be permitted.
B. Inc:idental alterations shall be permitted, provided that the value of
said alterations in any one year period do not exceed 10 per cent of
the value of the structure prior to such alterations.
c. Alterations of the facility which exceed 10 per cent of the value as
described above shall only be permitted to acca:rmo:late a ronf onning
use, or when made as a requirement of law.
19.26.050 Non-conf o:nnirs Uses -Rgplac:ement of Facility
A facility used wholly or partly by one or more non-conforming uses, which
is damaged or destroyed by any means except by intentional acts of the
owner and/or tenant of the property may be rea:mstructed for rontinued
occupancy by, said non-conforming use or uses provided that:
Chapter 19.26 Page -4-
A. '1he site area, the gross floor area, the number, size, or height of
the facilities occupied by the nan-conforming use, or the intensity of
activity, shall not exceed that existirq prior to recx>nstruction.
B. '1he reconstruction shall be subject to all applicable laws,
regulations, codes arrl procedures otherwise governin:;J construction on
the site.
19.26.060 Nong:tnplyina Facility -Enlargeneut
EXcept as specifically permitted :try other provisions of this title, no
enlargement, expansion, or other addition or iirprovement to a noncomplyirq
facility shall be permitted which increases the noncompliance. 'lhis
section shall not be construed to prchibit enlargement or improvenent of a
facility, otherwise permitted by this title, which does not affect the
particular degree or manner in which the facility fails to carply with one
or m:>re provisions of this title.
19.26.070 Noncggplyirg Facility -Maintenance arrl Repairs
a) Nonnal arrl routine maintenance of a noncomplyirq facility shall
be permitted for the p.n::pose of preservirq its existirq
con:litions, retard.i.rq or E~liminatirg war arrl tear or physical
depreciation, or for tlle pur:pose of carplyirq with the
requirements of law.
b) Incidental alterations to a norxnnplyirq facility shall be
permitted, provided. such alterations do not increase the degree
of :noncompliance, or otherwise increase the discrepancy between
existirq con:litions arrl the :requirements of this title.
Chapter 19.:::6 Page -s-
c) structural alterations to a rxmoa:nplyirg facility shall be
permitted when necessary to carply with the requirements of law,
or to aCC011u1o:late a conform.in;J use when such alterations do not
increase the degree of noncarpliarx:ie, or other.wise increase the
discrepancy between existirg con:litions and the requirenent of
this title.
19.26.080 Non=Cgnplyi.rg Facilities -Replacarent
A. Notwithsta:nd.irg any oont:rary provision of this chapter, any facility
which houses a conform.irg use in any residential or agricultural zone
in the city, which is damaged or destroyed by any means other than the
willful action of the owner or tenant, may be replaced as it existed
prior to such damage or destruction even if said facility is
non-confo:r.ming with regard to :m:i.n:lllum. lot area, lot coverage,
setbacks, parkirg or other prescriptive zonirg requirements.
B. Except as provided in Section 19.25.0SO(A), a rx:m-canplyirg facility
which is damaged or destroyed by any means, may only be reconstructed
as a ca:cplyirg facility except un:=ler one, or more, of the followirg
circumstanc:es:
1) When the damage or destruction of a rax:x::llplyirg facility affects
only a portion of a facility, which portion does not constitute
or oontri.b.Ite to the nonca:tplian::'8, said portion may be repaired
or reconstructed to its previous configuration.
Cbapter 19.26 Page -6-
2) When the darraged or desb::uction of a non-conply:irg facility
affects only a portion of such facility, which portion
constituted or contribJted to the non-cnnpliance, any replacememt
to such darrage shall be acXX11plished in such a manner as not to
re-instill the non-cnnpliance caUSE!Cl by the darraged portion of
the facility, and. otherwise in full canpliance with law;
provided, howreve:r, that in the event that the cost to replace
that portion of the damaged facility to its previous
configuration does not exc::eed 10% of the value of the entire
facility prior to the damage, then that portion may be replaced
or recxmstructed to its previous condition.
3) When the darrage or destruction of a :nonca:iply:irg facility is
:nonca:iply:irg solely by reason of failure to canply with
regulations for floor area ratio and./or site oovera.ge, and. such
:nonca:ipliance does not exc::eed the maxim.nn floor area ratio by
nDre than a factor of 10 percent and. the maxim.nn site oovera.ge by
nDre than 10 peroent, an::l affects only a portion of said
facility, then that porticm may be replaced or re.constructed to
its previous condition.
Olapter 19.26 Page -7-
19.26.090 Detennination of Value
Value, as used in this chapter with respect to value of a facility, or to
the value of inprovements on a site, or to the value of reconsb:uction or
replacement, means the current cost of construction, or the current cost
of replacenent in kim of existirg facilities or inprovements, exclud.irg
consideration of the value of lan:i. Estimates or determinations of such
cost for purposes of this chapter shall be ma.de by or shall be reviewed
an:i approved by the chief b.tllding official.
19.26.100 ReQ.?rd of Nonconformirg Uses an:i Noncx:mplyirg Facilities
'Ihe Director of Cannumity Developnent shall maintain a list of all
nonconformirg uses an:i all nor¥Xll1Plyirg b.tlldirqs of which he has
knowledge which exist within the City e.xapt thos;e properties in a
multi-family residential zonirg district. 'Ihe list shall state the nature
of the nonconfonnity or noncanpliance an:i date discovered by the City.
19.26.110
Failure to canply with any of the requirements of this chapter shall
render an otherwise valid, nonconformirg use lllllawful. Prcoeedirgs to
detennine the status of such norxxmf ormirg use shall be held at the
request of the Director of Cannumity Developnent, before the Plannirg
-::amm.ission urder the same procedures as described in Section 19. 28 .100 of
this title.
Cllapter 19.26 Page -a-
'!he Planning Conunission may declare a nonconfonnirg use unlawful if it
fin.is that one or 11Dre of the follow'irq g:rourrls exists:
a) '!hat the nonconfo:rmir.g' use is beirq or has been exercised.
contrary to the terms or con:lition.s of the original approval; or
b) '!hat the nonconfonnirg use is so exercised as to be detrimental
to the public health or safety, or to be a nuisance; or
c) '!hat a person has mcdifi·ed. a nonconfo:rmir.g' use in violation of
any of the provisions of this chapter.
19.26.120 A,J;5;>eal
All determinations ani decisions of the Planning canmission or the
Director of cormrunity Developnent unier this <l1apter are subject to appeal
to the City council unier the prcxmures described in section 19.31 of the
title.
zonirq/1925-A
<l1apter 19.26 Page -9-
Sections:
Clapter 19.28
AMENIJJIENI'S 'IO 'IHE ZOOING MAPS
AND ZDNING RlDJIATICNS
19.28.010 AiterX:D:rents
19.28.020 Charqes in District Boundaries
19.28.030 Application by the Property owner
19.28.040 Initiation by the city
19.28.050 Action by the Director
19. 28. 060 Notice of Public Hear~r
19. 28. 070 Action by the Plannirq Canmi ssion
19. 28. 080 Charqes in Regulations
19. 28. 090 Recx:mnen:lation by the Pl.annirg O:mni ssion
19. 28 .100 Action by the City Counc:il
19.28.110 Pre-zonin;J
Chapter 19.28 Page -1-
Section 19.28.010 Amerrlments
'!his Title may be anerrled by chargin;J the bourrlaries of districts, or by
chargin':f the regulations applicable within one or mre districts, or by
chargin;J any other provision of this Title, whenever the :public interest
or general welfare so require.
Section 19.28.020 <llarges in District Boumaries
Cllarges in the bourrlaries of districts established by this Title may be
initiated by any one of the follc:Min';J actions:
a) By application of a property owner, as provided in section
19.28.030;
b) By m:>tion of the City Council, or by m:>tion of the Pla.nnirq
ccm:nission, as provided in section 19.28.040;
Section 19.28.030 ~lication !?i Property owner
Application for a charge in the bourrlaries of District by the owner or his
agent, shall be made to the Director of camm.mity Developoont, an:l shall
contain the f ollc:Min';J:
A. A description an:l map showi.r:g the bourrlaries of existin';J an:l
requested Districts, an:l identifyin':f the property for which a
charge of District is requested.
B. A written statement settin;J forth the reasons for the application
an:l all facts relied upon by the applicant in Sl1pIX'.lrt thereof.
c. SUch additional information as the Director may deem pertinent
an:l.essential to the application.
D. 'Ihe application shall be acxnnpanied by a fee prescribed by City
Council resolution, no part of which shall be returnable to the
applicant.
Chapter 19.28 Page -2-
section 19. 28. 040 Initiation ~ 'lhe C:jj;;y
a) Upon its own initiative, eithl~ the City ca.mcil or the Plannirg
Ccmn.i.ssion may by nation initiate application am prcx::eed.in;Js for
a charge in district boun::t3ri•:!S.
b) A nation of the City ca.mcil c::>r the Plannirg Ccmn.i.ssion pursuant
to this section may include ar1y public or private property, arrl
shall be accanpanied by such lllaps or descriptions as may be
necessary to define exist.i.rg arrl proposed boun::t3ries of
districts, arrl by a statement, describin;J in general terms, the
reasons for consideration of a charge in district boun::t3ries.
'!he nation shall be directed to the Director of camnunity
Develqmmt, who shall prcx:es:s the application without fee, or
otherwise prescribed in this 1Chapter.
section 19.28.050 Action 1',Y the Director
Upon rea!ipt of a carplete application for chan3'e in boundaries, or upon
rea!ipt of the nation of the City council or Plannir.g Ccmn.i.ssion, the
Director shall, within thirty (30) days of such rea!ipt, set a date for a
public hearing upon the matter at either a regular or special meeting of
the Plannir.g o:mnission, unless the application is diverted for
administrative approval p.xrsuant to Chapter 19. 30. 'lhe hearing before the
Plannir.g Ccmn.i.ssion shall canmence within sixty (60) days of the date the
hearin;J is set.
section 19.28.060 Notice of Public He~
a) 'lhe Director shall give a ootice of hearing on a proposed charqe
of District boun::t3ries in the folle7Nin;J manner:
1) Notice of hearirg shall te given by publication once in a
local newspaper of genaral circulation oot less than ten (10)
days prior to the date of the: hearirg as provided in section
65090 of the california Goverrmmt axle.
Olapter 19.28 Page -3-
2) Additionally, except as provided in sul:section 3 of this
section, the City shall mail written notice of such hearing at
least ten (10) days prior to the date of the hearing to each
owner of record of real property within three hurrlred (300) feet
of the exterior bourdary of the property for which classification
is sought as such owner of record is shown in the last tax
assessment roll p.rrsuant to section 65091 of the ca.1ifornia
Government Code.
3) If the number of CJli1l'lif:!rS to whan notice 'tNOUld be mailed or
delivered p.rrsuant to sul:section 2 above is greater than 1000, in
lieu of mailed or delivered notice, the Director may provide
p.lblished notice as provided in Government Code section 65091(3).
canpliance with the procedures set forth in this section shall consti'b.Ite
a good faith effort to provide notice, arxi the failure to provide notice,
arxi the failure of any owner to receive notice shall not prevent the city
frcm proceedirq with a hearing or fran taking any action nor affect the
validity of any action.
b) '!he Notice of p.lblic hearing shall a:ntain the follOlfling:
1) 'lhe exact address of the property, if known, or the location
of the property, if the exact address is not known, arxi the
existing and requested district or districts awlicable
2) 'lhe time, place, arxi p.irpase of the hearing
3) A brief description, the content of which shall be in the
sole discretion of the city, of the cl:lan;Je in district
ba.m:laries or regulations sought
Cl1apter 19.28 Page -4-
4) Reference to the application or DXJtion on file for
particulars
5) A statement that any inti~ person, or agent thereof,
may appear and be heard. Typographical and/or publishing
errors shall not invalidate the notice nor any city action.
19. 28. 070 Action .Q:{ the Planning camnission
a) on the basis of evidence and testimony presented to the
camnission at the public hear:i.rg, the Chmni ssion may determine
that the public interest will be served either by revisirg the
area beirg considered for reclassification to include properties
not originally part of the application, or by givirg
consideration to district cla:;sifications not originally
requested by the application. 'lhe o:mnission may solely at its
cption, consider additional piroperties or district
classifications, or both.
b) If the area proposed for re-classification is enlarged,
additional notice shall be given in accord with Section
19. 28. 060, and the hearirg shall be continued, allCMirq public
consideration of and cx:mnent 1.1p011 the enlarged prcp:isal.
c) If the modifications, if any, considered by the Camnission
involve the sarce or a reduced area, no additional notice or
heari.rqs shall be required.
d) If, fran the facts presented .at the public hearirq, including
public testimony an::l reports .a.rd reccmnendations fran the
Director of canmunity Developnent or other appropriate city
staff, the camnission fims that a dlan;Je of district boun::iaries
"W'Ollld be in accord with the purposes of this Title and, in aocord
with the CUpertino catprehensive General Plan, the camnission may
recanm:erd such C'hange as it deems appropriate to the City
council.
O:iapter 19.20 Page -5-
e) If the Canunission finis that a chan;Je of district boun:laries,
either as requestecl by an application or as m:xlified by the
Canunission, would not be in accord with the purposes of this Title, or
would not be in accord with the CUpertino CCl!prehensive General Plan,
the Canunission shall recamnerrl against any such re-classification.
f) 'Ihe decision of the Plannin:f Canunission shall be rerrlered within a
reasonable time f ollCMirg the close of any public hearirg or hearin;Js
arrl the written recx::mner:dation of the Canunission shall be forwarded to
the Council within thirty {30) days thereof. '1he recc:mnen::2tion of
the Plannin:f Canunission shall set forth fully the f .i.ndirgs arrl
determinations of the Canunission with respect to the application.
19.28.080 C1Ja.rges in Regulations
C'lar'ges in any provision of this Title, other than the boun:laries of
districts, may be initiatecl f:ran time to time, by ·one of the follCMirg
actions:
a) By motion of the City council on its own initiative
b) By motion of the Pla.nnin;J camnission on its own initiative.
C'lar'ges initiatecl by motion of the council shall be forwarded to the
Plannin:f Canunission arrl may be supplemented by such explanator.y material
as the Council may deem a.i:p:copriate to facilitate review arrl
recamnen:Jation by the camdssion.
19.28.090 Recxmnen:lations ll{ Planni.rg ccmnission; Notice
'Ihe Canunission shall review any proposed charge in the provisions of this
Title, whether initiatecl by the council or camnjssion. '1he Plannin:J
Canunission shall hold a public hearirg on any d:la.rges proposed to the
zonin;J regulations Notice of such hearirg (publication) shall be given in
the manner prescribed in Section 19.27060(a)(1) of this Chapter.
Chapter 19.28 Page -6-
Additionally, if the proposed change in the provisions of this Title
affects the permitted uses of real property, notice (mail.i.rg or
publication) shall be given pursuant tc> sections 19.28.060(a) (2) or (a) (3)
as the case may be.
In the case of proposed changes initiated by the City OJuncil, the
a:munission shall forward its recx:.111mendations tc> the OJuncil within a
reasonable time period, not tc> exceed e;ix months, unless said period is
exterded by the City OJuncil.
'!he written recamnendations of the Plann.i.rg Ccmnission shall be sul:Jnitted
tc> the OJuncil, and shall set forth thE~ f.in:.i:i.n:Js and determinations of the
camnission with respect tc> the prqx:>se.Cl change.
19.28.100 Action ,Qy the City Counc:il
Upon receipt of the recaomen:1ation of the Plann.i.rg Ccmnission on a change
of district boun:Jaries, or on a change in the provisions of this Title
other than a change in district b::iun::Jaries, the OJu.ncil shall hold a
public hear.i.rg and provide notice of such hear.i.rg in the manner provided
by section 19.28.060(a) or 19.28.070, whidlever is applicable.
After consideration of the recaomen:1ation of the Pla:rmin;J Camnission, and
the canpletion of the public hear.i.rg, the OJuncil may approve, natify, or
disa~ the proposed change of district boun:Jaries or changes of any
other provision of this Title. Should the courx:il dete:rm:ine that a change
of district boun:Jaries or change of any other provisions of this Title
shall be ~opriate, such change shall be acx:x:mplished by ordinance
pursuant tc> the procedures described irl section 36931 et seq of the
califomia Goverrment o:.xie. Passage of' any ordinance adopted pursuant tc>
this Chapter requires an affirmative vclte of at least three OJuncil
members.
Chapter 19.28 Page -7-
19.28.110 Pre-zoning
'!he determination of district classifications an::l district bounjaries
appropriate for property located outside the City, bJ.t potent;.ially subject
to a.nnexation, ma.y be ma.de in the sama manner as prescribed in th.is
crapter for any property within the city, provided that any ordinance duly
passed by the City Council establish:i.rq or chargirg such classification
shall become effective only upon the effective date of annexation of such
property to the City.
Upon passage of such an ordinance, the zonirg map shall be revised to
show the pre-zoned or potential classification to becane effective upon
annexation, an::l shall identify the district or districts applicable to
such property with the label or nanen::lature ''pre-zoned".
zonirg\amerrlmap
Chapter 19.28 Page -a-
C1IAPl'ER 19.29
cnNDITIONAL USE PERMrI'S AND VARIANCES
Sections:
19.29.010 Authority of the Director of Ccmm.mity Develcptent
19.29.020 Application for Con:titional Use Permit or Variance
19.29.030 Action by the Direc:tar
19.29.040 Public Hear:i.rg an:l Notice
19.29.050 Decision after Hear:i.rg
19.29.060 Action by the City Council
19.29.070 COn:titional Use Permit -Fin:lin;Js an:l COn:titions
19. 29. 080 Variance -Fin:lirgs1 an:l conditions
19.29.090 Effective Date
19.29.100 Revocation, Extension, an:l Duration
19.29.110 Reports
19.29.120 Concurrent Applications
Chapter 19.29 Page -1-
19.29.010 Authority of the Director of CommUnity Development
SUbject to the provisions of this Chapter a.rd general p.rrpose a.rd intent
of this title, the Director of Community Developrrent may grant the
following:
A. A con.:titiona.l use permit which is authorized to be issued by the
Director pursuant to any provision of this title. All other
con.:titiona.l use permits shall be issued by either the Planning
camnission or the City Cc.Jun:::il, as provided by this title.
B. A variance frcm the site developrrent regulations a.rd parking a.rd
loadirg regulations (except those han::li~ parking regulations
Illal'Da.ted by state law) applicable within any district established
by this title.
c. A variance frcm the special conditions that ClR?lY to site
developrrent a.rd parking a.rd loading regulations (including
conditions attached to planned developnents) applicable within
any district established by this title.
19.29.020 Application for con:litiona.l use Pennit or Variance
A. An application for a corrlitiona.l Use Permit or Variance may be
made by the owner of recxn:d, or his agent, of property for which
the corrlitiona.1 Use Pennit or Variance is sought.
B. AR;>lication shall be made to the Director, on a fonn provided by
the city, a.rd shall oontain the follow'irq:
1) A description a.rd map showing the location of the property
for which the pennit or variance is sought
2) If the ClR;>lication is for a corrlitional Use Permit, plans
a.rd/or descriptions of existing a.rd proposed uses of the
property, a.rd describing in detail the nature of the use
proposal to be cor.ducted on the property
Chapter 19.29 Page -2-
3) If the application is fat: a variance, plans/or descriptions
of existirg arrl proposed construction on the property
involved, together with a statement of the circumstances
which justify the variou:s applications
4) SUch additional informa.t.ion as the Director ma.y deem
pertinent arrl essential to the application.
C. Application for a Corxlitional Use Permit or Variance shall l::e
acxx:anpanied by the fee prescr.i.be::l by City Cowx:il resolution, no
part of which shall l::e returnable to the applicant.
19.29.030 Action Qy' the Director
Upon receipt of a canplete application for Corxlitional Use Permit or
Variance, the Director shall, within thirty days, fran the date the
application is deemed by him to l::e cx111plete, set a date for a p.lblic
hearirg upon the ma.tter either before him or at a re:JU].ar or special
meeting" of the Planning' Commission, as the case ma.y l::e, unless the
application is diverted for admi.n.istrative approval, p.rrsuant to Cllapter
19. 29. 030. '!he public hearirg shall CX1I1111e11Ce within sixty days of the
date it is set.
19.29.040 Notice of Public Hear:i.rg
Notice of any public hearirg under tlW; Chapter shall l::e given in the same
manner as provided in Section 19.27 of this Title.
19.29.050 Decision After Hear:i.rg
At the tilre iilrx:l place set for hearirg, the Director or Planning'
Ccmnission, as the case may l::e, shall hear evidence for or against such
application. Within a reasonable time after the ocn:::lusion of the
hearing", the Director or Commission shall make fin:lin:Js arrl shall rerrler a
Cllapter 19.29 Page -3-
decision on the application which is supp::>rted by the evidence contained
in the application or presented at the hearirg.
In the event that the decision by the Director, or the Camnission, is a
final one, then such decision is subject to the appeal procedures
contained in Qiapter 19. 32. In the event that a plannirg ca:mnission
decision is advisory to the City council its recxmnen:lations together with
the fin:iin;Js, shall be forwarded to the City council within fifteen (15)
days thereof.
19.29.060 Action kti the City council
Upon receipt of a recamnenclation of the Plannirg canmission p.n:suant to
Section 19.29.050, the City council may ~, DDilfy, or disapprove the
reccmnerrlation of the Plannirg canmission.
19.29.070 Con:litional Use Permit -Firrlirgs and con:litions
A. 'Ihe decision maker may grant a oc:n:litional use permit only if all
of the f ollCMirg f in:lirgs are ma.de:
1) 'Ihe proposed use, at the proposed location, will not be
detrimental or injurious to property or inprovements in the
vicinity, and will not be detrimental to the public health,
safety, general -welfare, or convenience.
2) '!he proposed use will be located and cxn:lucted in a manner
in aexx>rd with the CUpertino catprehensive General Plan and
the purpose of this Title.
B. 'Ihe. decision maker may imp=6e with reasonable oc:n:litions or
restrictions as he deems necessary to secure the purpose of this
title and to assure operation of the use in a manner canpatible
with existirg and potential uses on adjoinirg properties and in
the general vicinity.
Chapter 19.29 Page -4-
19.29.080 Variance -Fin::lin;;Js arrl Con:Utions
A. 'Ihe Director may grant a variance fran the site developnent
regulations, the parking arrl loadi.rq regulations or the special
requirements of this Title applicable within any district, if he
firrls:
1) '!here are exceptional or extraordinary circmnstances or
corrlitions applicable to the property involved that do not
apply generally to property in the same district.
2) 'Ihe grantir:g of the application is necessa:cy, for the
preservation arrl enjoyment of a substantial property right
of the applicant, arrl to prevent unreasonable property loss
or unnecessary hardship.
3) 'Ihe grantir:g of the application will not be detrimental or
injurious to property or iliprovements in the vicinity arrl
will not be detrimental to the plblic health, safety, arrl
general welfare, or convenience, arrl to secure the p.xrpose
of the Title.
19.29.090. Effective Date
A corrlitional use pennit or variarx::e shall take effect ten "WOrking days
f ollowir:g the mailir:g of the notice of decision, \ll1l.ess an ~ is filed
as provided in Cl1apter 19.31.
19.29.100. Revocation, Extension, arrl l:XJ.ration
A. In any case where the corrlitions of a corrlitional use pennit or
variarx::e have not been OC111plied with, the Director shall set a
date for plblic hearirg before the decision maker grantirg the
original pennit or variarx::e and notice plblic hearir:g in
acx:x>rdance with section 19.29.040. Followirg such hearirg the
decision maker shall make finlirgs of whether the corrlitions of
Cl1apter 19.29 Page -s-
the pennit or variance have not been or are not beirq cx:rnplied
with arrl ren:ier his decision to revoke or JJXXlify such pennit or
variance.
B. In any case where, in the judgement of the Director, substantial
evidence .in:licates that the use conducted p.rrsuant to a
corditional use pennit is beirq conducted in a manner detrim:mtal
to the public health, safety arrl welfare, the Director shall set
a date for public hearirq before the decision maker g:rantirq the
original use permit arrl notice the public hearirq in accordance
with Section 19.29.040. Follc:Min;J such hearirq, the decision
maker shall make f irxlin:Js of whether the use has been conducted
in a manner detrimental to the public health, safety, arrl welfare
arrl render a decision whether or not to revoke or JJXXlify the
con:litional use permit. In determin.in;J whether the use is
conducted in a manner detrimental to the p.:ablic health, safety,
arrl welfare, the decision maker shall CXJ11Sider, tut not be
limited to, the follc:Min;J:
l) ir¥%eased traffic
2) insufficient parkirg
3) increased ha.Irs of operation
4) increased noise level
5) increased capacity
Chapter 19.29 Page -6-
c. A corrlitional use permit or variance which has not been used
within two years followirg tlt.e effective date thereof, shall
become null ard void ard of no effect 1.mless a shorter time
period shall specifically be prescribed by the corrlitions of such
permit or variance. A permit shall be deercEd to have been "used"
when actual sul:stantial ard continuous activity has taken place
upon the lard pursuant to the! :pennit or in the event of the
erection of a st:ru.cture or structures when sufficient b.rlldirg
activity has occurred ard continues to occur in a diligent
manner. Any :pennit or variance which hecanes null ard void urrler
this subsection is subject tc1 revocation pursuant to the
prcx::edures described in section 19.29.100 (A). 'Ihe decision
maker grantirg the original permit or variance may, without
p.iblic hearirg, exten:l such time for a maximum of one additional
year only, upon application filed with the Director before the
expiration of the one-year limit, or the expiration of such limit
as may be specified by the corrlitions of the :pennit or variance.
D. A variance granted pursuant to this chapter shall exist for the
life of the existirg structure or such structure as may be
const:ructed pursuant to the variance ai;:proval 1.mless a different
O:lapter 19.29 Page -7-
time period is specified in the issuance of the variance. A
variance fran the pa.rkirx;J arrl loa.d.i.rg regulations shall be valid
only dur:i.rg the period of contirrued operations of the use arrl/or
structure for which the variance was granted.
E. All decisions related to revocation, arrl extension of permit am
variances contained in this section are subject to the appeal
procedures contained in Chapter 19.32.
19.29.110. Expansion of Conditional Uses
A. Any significant expansion in b..rlld.i.rg size on site area of a
con:litional use shall ~itate the issuance of a new
con:litional use permit for the expansion in aocord with the
provisions of this chapter.
B. No applications for a con:litiona.l use permit shall be :necessary
for existirg uses which were lawful conform:in;J permitted uses am
which were rerdered con:litional by reason of re-zonirg or charge
to the Title, provided that any expansion in the b..rlld.i.rg site or
site area of such use shall be subject to the issuance of a
con:litional use permit in accord with this chapter.
19.29.120. Reports
'!he Director of camunity Develop:nent shall make periodic written reports
to the City COUncil am Pl.annin;J camnissions of the action he has taken on
each awlication for corxlitional use permits arrl variarces. Each report
shall be delivered to the City COUncil am Plannin;J camnission in a manner
which will allow time for any Council Member or camnission to appeal any
decision l.D'lder this chapter.
Chapter 19.29 Page -s-
19.29.130. Concurrent Applications
Notwithst:a.niin:J any provision in this title to the contrary, any
application for corditional use permit., or variance, which 'WOUld nonna.lly
be issued by the Director of o:mm.mity Developnent or the Plann:inj
Connnission, may, at the discretion of the Director, be processed
concurrently with applications for general plan ame.rxlnents, zonirg
charqes, suJ:xlivision maps or other a_wrovals which require City Council
approval.
zonin;J/coni-use
aiapt:er 19.29 Page -9-
Sections:
CliAP1'ER 19. 30
TEMPORARY USES
19.30.010 Corrlitional Use Permit For Temporary Uses
19.30.020 Corrlitions To Issuance
19.30.030 Required F~
19.30.040 Review Of '!he Director's Act.ion
Clla.pter 19.30 Page -1-
19.30.010 Conditional Use Permit for Terrg;x>rary Uses
'Ihe Director of Cormm.mity Develq;m;mt nay grant a conditional Use Permit
authorizing the use of a site in any zoning district for a temporary use
as provided in this Olapter.
19.30.020 Conditions To Issuance
A conditional Use Permit unier the provision of this Olapter is subject to
the follCM'ing conditions am provisions:
A. Application for a conditional use pennit 'llnier this Cl1a.pter shall
be nade to the Director of camm.mity Developrent am shall be
subject to the fee prescribed by City council resolution.
B. 'Ihe pennit nay be granted by the Director without a requirement
for a public hearing am Notice as otherwise required by Olapter
19.29 of this title.
c. 'Ihe pennit nay include authorization to vary fran the specific
requirements and regulations of the Title as nay be solely
related to the requested temporary use.
D. A conditional use permit for a temporary use, if granted by the
director, shall be valid for a specifically stated time period
not to exceed six ( 6) lIDI1'ths.
E. 'Ihe Director nay inp:>se sud:1 reasonable oon:litions or
restrictions as he deems necessary to SE:!CUre the purposes of this
Title and to assure operation of the use in a manner c::x:m:patible
with existing and potential uses on adjoining prq>erties am in
the general vicinity.
Cl1a.pter 19.30 Page -2-
19.30.030 Required Fin::lings
A conditional use permit for a temporary use may be granted by the
Director, if, from the application or the facts presented to him, he makes
the folla.vin;J written fin:tings:
A. 'lhe grantin;J of the application will not be detrimental or
injurious to property or inproveaents in the vicinity, and will
not be detrimental to the public, health, safety, general
welfare, or convenience; and
B. 'lhe prop::>Sed use will be located and oonducted in a manner in
accord with the OJpertino General Plan and the purposes of this
Title. Upon issuance of a cxm:litional. use permit urrler the
provisions of this Chapter, the Director shall provide his
written fin:tings to the applicant, and any other person,
requestin;J a cx:ipy. 'lhe Director shall al.so hmnerliately forward
his written f in:tings to the Plann:i.rg Canmission and City Council
as an infonnational item.
19.30.040 Review of the D;irect.ors Action
Any person may ~l to the Planning a:mnission any decision of the
Director to grant or deny a cxm:litional Use Permit urrler this Chapter by
f ilin;J a written notice of appeal with the city Clerk within the tine
limits prescribed in Section 19.32 of this Title.
zonin;J/ten:p-use
Chapter 19.30 Page -3-
CHA.Pr.ER 19.31
Al:MINISTRATIVE APPROVAL OF MINOR aIANGES IN ~
sections:
19.31.010. Purpose
19. 31. 020. Definition of Minor Charge
19.31.030. Applicability of Chapter
19.31.040. Diversion of Applications for Administrative Approval
19.31.050. SUSpension of Time Periods
19. 31. 060. Review an::l AR;>roval Process
19.31.070. Reports
Chapter 19.31 Page -1-
19. 31. 010 Purpose
'lhe purpose of this chapter is to provide a unifonn an:1 orderly proc:edure
for expeditious administrative approval of minor c::hanges to existirq
projects an:1 plans.
19.31.020 Definition of Minor Olange
''Minor change" means an alteration or nx:x:tification of an existin;J plan,
developnent, or project which is substantially inferior in bulk, degree,
or importance to the overall dinension an:1 design of the plan,
develop.nent, or project with no charge proposed for the use of the lan:l in
question, no change proposed in the character of the structure or
structures involved, an:1 no variance required.
19. 31. 030 AJ;plicabilit;y of Qiapter
A. Type of Applications. 'Ibis chapter shall apply to a minor charge
to the f ollowin;J:
1) An awrovecI develop.nent plan in a planned develop.nent zonin;J
district or RIC District.
2) An existin;J b.rlldin;J or structure requirin;J site an:1 designs
approval.
3) A plan which has received site an:1 design approval.
4) An existin;J b.rlldirq, structure, or plan requiri.rq City
Council approval pursuant to a CX>J itractual ag:ree.rm;mt,
resolution, notion, action, or urxxxlified ordinance.
B. con:litions. No application shall be diverted for administrative
approval under this chapter if any of the f ollowi.rq c:orrlitions
exist:
1) 'lhe proposed c::hange is not minor when considered in
cxmjunction with other minor changes to the same project
Cbapter 19.31 Page -2-
19.31.040
approved wxler this chapter or \llXler considerations, even
though such changes relate to different plans, l::uildi.n;Js or
structures.
2) In the opinion of the Director of camm.m.ity Developnent, the
proposed change will be cx>nt:roversial.
3) In the opinion of the Director of camm.m.ity Developnent, the
proposed change will probably be denied by him.
4) In the opinion of the Director of camm.m.ity Developnent, the
proposed change will prol:>ably be denied by the City Council.
Division of @lication for Administrative Approval
'!he Director of camm.m.ity Developnent, in his discretion, ma.y divert a
qualified application of a minor chang•a to the administrative approval
process provided in this chapter, and the applicant shall then pay the fee
prescribed by the City council resolution.
19.31.050 SUspension of Time Pericx:ls
'!he di version of an awlication shall 1:rusperrl arr:/ time pe.ricx:ls for action
by the City Council or Planni.rg ccmnis:;ion for a pe.riod of ninety (90)
days or until the application is returned to its normal review process,
which.ever is less.
19.31.060
A. Architectural Review Referral. '!he Director, in his discretion,
may re:fer diverted application directly to the Architectural arrl
Site Review canmittee for review and rec:cmnendation.
B. Director of camm.m.ity Develqmant. Upon diversion, or upon
receipt of the Architectural and Site canmittee rec:cmnendation,
the Director shall expeditioosly approve or disapprove the
application in acxxmiance wit:b. the same st.an.:3ards and with the
C1'lapter 19.31 Page -3-
sa:nll3 poi;Ner to impose con::litions as 'WOU.ld have applied to the
Plannin;,J Camnission or city council.
c. Decision. '!he Director shall reeder his decision in writing,
statirg reasons therefore, am. mail thereof to the applicant.
Miy aggrieved or affected person may appeal such a decision in
accord with the provisions of C1lapter 19. 32. Unless an appeal of
such a decision is filed within ten (10) workirg days following
the mailirg of the notice of decision, it shall bec::are final upon
the expiration of said time period.
19.31.070 Reports.
'lhe Director of ca.mmmity Developnent shall make periodic written reports
to the City council am. Plannin;,J Ccmnjssion on all diverted applications
u.rder this chapter. Said :rep:n::ts shall be delivered to the City council
am. Plannin;,J Ccmnission in a manner which will allow time for any Council
Member or Plannin;,J Ccmnission to appeal any decision u.rder the chapter.
zonirg/admapprv
C1lapter 19.31 Page -4-
Sections:
Chapter 19. 32
(APPFAI..S)
19.32.010 Appeal from the Determinations of the Director
19.32.020 Filirg Prcx::edures
19.32.030 Action by the City Clerk arrl stay of Proceedings
19.32.040 Hearirg arrl Notification
19.32.050 Action by the Camnission
19.32.060 Action by the City a:uncil
19.32.070 Appeal fran Actions Taken by the camnission
19.32.080 Hearirg arrl Notification
19.32.090 Action by the City Q:Jllncil
Chapter 19.32 Page -1-
19.32.010 Appeal From the Determinations of the Director
An appeal may be taken to the Planning Commission by any person, f inn, or
corporation aggrieved or affected by any: grant, denial, modification or
revocation of any permit, variance, or exception or any detennination or
interpretation of or by the Director of Conmrunity Development related to
any provision of this Title.
19.32.020 Filing" Procedure
A. An appeal shall be in writing on fonns prescribed by the City and
shall be filed during regular office hours with the City Clerk
within fourteen (14) calendar days after the mailing of notice of
City decision or detennination of the Director und.er the Title.
An appeal not filed within suc:::h ti.ma shall be barred. 'Ihe appeal
shall state the grounds thereof.
B. An appeal shall be subject to an appeal fee as prescribed by
Resolution of the City Council.
19.32.030 Hearing and Notification
Upon notification and receipt of the appeal, a date for public hearing
before the Planning Commission shall bE~ set, which will 1:le held within
ninety (90) days from the date of the 1:iling of the appeal. Notice of
Hearing shall 1:le given in the same manner as provided in section 19.28.060
for notice of hearing by the Director of Comnrunity Development.
19.32.040 Action Qy the Commission
Upon the date set for hearing, the Planning Commission shall cx:>nduct a
public hearing thereon, unless, for cause, the cormnission on that date
continues the matter. Upon cx:>nclusion of the hearing on the appeal, the
connnission shall make findings and reccmnend to the City Council that the
decision of the Director be affinned, 1:±1.anged, or modified, or in lieu
thereof, make such other or additional recommendations as it deems pro:per
and shall sub:nit the determination in the form of a recommendation to the
City Council.
19.32.050 Action by the City council
Upon receipt of the recarmnendation of the Planning' commission, the city
council shall consider the appeal within thirty (30} days of receipt of
the recommendation by the City Clerk. 'lbe City Council may, at its
option, conduct a public hearing on th•: matter. In conformity with the
provisions of this Title, the Council may affirm or reverse 'Wholly or
partly, or may modify any decision, determination, or requiremant
recorrnnended by the planning' conunission and may make such decision or
determination or may inp::>se such corrlitions as the facts warrant with
respect to the appeal and the decision or determination of the Council
shall be final. Any permit or'varianoa by the council on appeal shall be
effective inunediately. Notice of the Council's decision shall be mailed
to the original applicant, to the person filing the appeal, and to any
other person 'Who has filed a written r1=q,tJ.est therefore with the City
Clerk.
19.32.060 Appeal from Actions of Carmnissions
An appeal may be taken to the City council by any person, firm, or
corporation aggrieved or affected by any final determination or decision
of the Planning commission or Architecture and Site commission urrler the
provisions of this Title. An appeal taken urrler this sect.ion shall be
processed by the City Clerk in the samE: manner as provided in section
32. 020 & 19. 32. 30 of this chapter. 'lb.1: time for appeal urrler this sect.ion
is fourteen (14) working days from the mailing of the notice of decision
of the Planning Conunission or Architecture and Site Conunittee as the case
may be.
processed by the City Clerk· in the sarre manner as provided in section 19.
021 of this chapter. '!he tine for appeal under this section is ten (10)
workirq days fran the mailin;J of the notice of decision of the Planning
camnission or Architecture and Site Ccmnittee as the case may be.
zonin;J/appeals
Chapter 19.32 Page -4-
Resci.rrled Ordinances
Ordinance No. 1451
Ordinance No. 1452
Ordinance No. 1450
Ordinance No. 1449
Ordinance No. 575
Ordinance No. 779
Ordinance No. 664
Ordinance No. 220(1)
Ordinance No. 668
Ordinance No. 1344
Ordinance No. 002(x)
Ordinance No. 1484
Ordinance No. 002(y)
Ordinance No. 002 (k)
Ordinance No. 618
Ordinance Ns-1200, Section 29
Ordinance No. 802
Ordinance No. 220(g)
Ordinance No. 1495
Ordinance NS-1200, Section 30
Ordinance No. 1277
Ordinance No. 002(b-1)
Ordinance No. 906
Ordinance No. 652
misc/zonirq
(Agricultural Residential)
(Agricultural)
(Residential Hillside)
(Sin;Jle :~ly Residential)
(Residential Duplex)
(Multipl1a Family Residential)
(Residential Sin;Jle Family Cluster)
(Public Build.irgs, Quasi-Public Build.irgs &
Transportation)
(Parks & Recreation)
(General Ccmnercial)
(Planned Off ic.e & Planned In:iustrial Park)
(Private Recreation)
(Administrative & Professional Offices)
(Light In:lustrial)
(Planned Develop:nent)
(General Provisions)
(Adult-oriented Ccmnercial Activities)
(Height l~ations)
(Hate OCA::upations)
(Non-<:onform:i.rg Uses)
(Parkin;J)
(Veterinary Offices)
(Corx:laninimn C.onversion)
(Prcx::edural Ordinance)