Sections:
I. AGRICULTURAL DISTRICTS
27.60.030 Permitted uses.
27.60.040 Special uses.
27.60.050 Conditions of use.
II. OPEN SPACE DISTRICTS
27.60.060 Lands embraced.
27.60.070 Purpose.
27.60.080 Permitted uses.
27.60.090 Special uses.
III.  QUALIFIED (Q) OVERLAY DISTRICTS
27.60.100 Purpose.
27.60.120 Conditions of use
27.60.140 Land use standards
27.60.160 Planning application submittal.
27.60.180 Qualified (Q) overlay zoning districts.


I. AGRICULTURAL DISTRICTS.

27.60.030 PERMITTED USES. Permitted uses shall be as follows:
(1)  All uses commonly classed as agriculture, horticulture or forestry, including crop and tree farming, and nursery operation;
(2)  Horse racetracks and related uses, including but not limited to veterinary facilities, feed storage facilities, stables, offices, restaurants, sleeping quarters, plant nurseries and equipment storage facilities;
(3)  One family detached dwelling and accessory buildings provided the property (or zoning plot) upon which the dwelling is located has as its principal use one of the agricultural uses permitted above;
(4)  Parks, forest preserves and recreational areas, when publicly owned and operated;
(5)  Golf courses, regulation size, but not including "par 3" golf courses, commercially operated driving ranges or miniature golf courses; and provided, that no clubhouse or accessory building shall be located nearer than five feet to any dwelling;
(6)  Signs, advertising the sale or rental of the property upon which the sign is located;
(7)  Public utility facilities. (Ord. 1991-18 § 34 (part), 1991; Ord. 1982-22 § 40, 1982; Ord. 1974-4 § 1, 1974: prior code § 150.02(A)).

27.60.040 SPECIAL USES. The following uses may also be permitted if their site locations and proposed development plans are first approved, as provided for in Chapters 27.06 through 27.12, 27.62, 27.74, 27.78 and 27.80:
(1)  Mining, dredging, loading, and hauling of sand, shells, salt, dirt, gravel or other aggregate, but not including equipment, buildings or structures for screening, refining, crushing, mixing, washing or storage;
(2)  Railroad rights-of-way and trackage. Airports or aircraft landing fields. Radio and television towers, commercial;
(3)  Filling of lowland with noncombustible material free from refuse and food wastes;
(4)  Sanitary land fill, when operated or supervised by the city;
(5)  Kennels, commercial, and animal hospitals;
(6)  Public service uses:
(A)  Filtration plant, pumping station, and water reservoir,
(B)  Sewage treatment plant,
(C)  Other governmental uses. (Ord. 1991-18 § 34 (part), 1991; Ord. 1982-22 § 41, 1982: prior code § 150.02(B)).

27.60.050 CONDITIONS OF USE. No horses, cattle, or other domestic animals shall be bred, raised, or maintained within five hundred feet of any residential district as established in this zoning title. (Ord. 1991-18 § 34 (part), 1991; Prior code § 150.02(C)).


II. OPEN SPACE DISTRICTS

27.60.060 LANDS EMBRACED. All land not contained within any other district established in this chapter shall be classified as open space embraced within such district as hereinafter provided. (Ord. 1991-18 § 34 (part), 1991; Ord. 1973-24 § 1 (part), 1973: prior code § 150.02(D)).

27.60.070 PURPOSE. The Open Space (OS) is established to provide areas for public and quasi-public open space and recreation purposes, noncommercial private open space and recreation uses, and to ensure continuing maintenance of open space for public safety, health and welfare. (Ord. 1991-18 § 34 (part), 1991; Ord. 1973-24 § 1 (part), 1973).

27.60.080 PERMITTED USES. Permitted uses shall be as follows:
(1)  Parks, playgrounds, community centers and facilities, publicly owned;
(2)  Vacant land for open space preservation (Ord. 1991-18 § 34 (part), 1991; Ord. 1973-24 § 1 (part), 1973).

27.60.090 SPECIAL USES. The following uses may also be allowed if a special use permit is approved:
(a)  Detached accessory structures, other than secondary units, containing more than two (2) plumbing fixtures or waste lines;
(b)  Swimming pools, hot tubs and spas located in required front yard or street side yard;
(c)  Secondary units subject to provisions of Chapter 27.19;
(d)  Cemeteries and mausoleums;
(e)  Churches, convents, parish houses, and monasteries;
(f)  Community services including but not limited to libraries, parks, playgrounds, and community centers;
(g)  Public and private educational facilities;
(h)  Day care centers serving more than six (6) persons or family day care centers serving more than fourteen (14) children;
(i)  Philanthropic and eleemosynary uses;
(j)  Public utility facilities; and
(k)  Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located. (Ord. 2009-7§ 29, 2009; Ord. 1992-15 § 24, 1992; Ord. 1991-18 § 34 (part), 1991; Ord. 1973-24 § 1 (part), 1973).


III. QUALIFIED (Q) OVERLAY ZONING DISTRICTS

27.60.100 PURPOSE. The Qualified (Q) Overlay District is established to provide for development of land pursuant to standards and regulations which reflect the unique characteristics of a site. Any zoning plot which is classified Q shall retain its underlying classification unless otherwise provided for in this section. (Ord. 1991-18 § 34 (part), 1991; Ord. 1987-26 § 1 (part), 1987).

27.60.120 CONDITIONS OF USE. Conditions of use may be imposed beyond those required by the underlying zoning. Such conditions shall be recorded in a manner satisfactory to the City Attorney and shall run with the land. (Ord. 1991-18 § 34 (part), 1991; Ord. 1987-26 § 1 (part), 1987).

27.60.140 LAND USE STANDARDS. Except as otherwise provided for in this section, the land use standards of the underlying zone shall apply to uses developed subject to the Q Overlay District. (Ord. 1991-18 § 34 (part), 1991; Ord. 1987-26 § 1 (part), 1987).

27.60.160 PLANNING APPLICATION SUBMITTAL. A planning application (PA) shall be submitted for any development of land pursuant to Q Overlay District standards and the standards of underlying zoning. Such planning application may be further conditioned consistent with the Development Handbook, Developer's Contribution Policy, State law and adopted city codes, standards and policies. (Ord. 1991-18 § 34 (part), 1991; Ord. 1987-26 § 1 (part), 1987).

27.60.180 QUALIFIED (Q) OVERLAY ZONING DISTRICTS.
(a)  Q1 (QUALIFIED OVERLAY DISTRICT 1). Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q1:
(1)  Location of structures. Permanent structures or improvements, such as parking, landscaping or open space may be constructed south of the ramp connecting northbound Highway 101 and eastbound Highway 92 only when they are not required to fulfill zoning requirements of adjacent properties.
(2)  Access. No additional curb cuts shall be permitted beyond those existing on the site as of February 1, 1987.
(3)  Residential Use. Residential use is prohibited.
(4)  Parking. Parking on this site, with the exception of the provisions of Section A above, may be used to fulfill parking requirements for adjacent parcels.
(5)  Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the freeway railing.
(6)  Floor Area Ratio. The maximum allowed floor area ratio is .5.
(b)  Q2 (QUALIFIED OVERLAY DISTRICT 2). Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q2:
(1)  Lagoon Access. Public access to and along Marina Lagoon shall be provided, improved and maintained consistent with the Shoreline Park Specific Plan and requirements of the Landscape Resources Division and Public Works Department.
(2)  Parking. Parking on this site may be used to fulfill parking requirements for adjacent parcels.
(3)  Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the roadway railing.
(4)  Recreational vehicle storage facilities may be allowed subject to the approval of a special use permit under the provisions of Section 27.64.267 of this title.
(5)  Floor Area Ratio. The maximum allowed floor area ratio is 1.0.
(c)  Q3 (QUALIFIED OVERLAY DISTRICT 3). Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q3:
(1)  Required Yards. A landscaped thirty foot (30 ft.) building setback and a fifteen foot (15 ft.) parking setback from the edge of shoulder of Fashion Island Boulevard shall be provided. All landscaping shall be subject to the approval of the Landscape Resources Division.
(2)  Access. No curb cuts shall be permitted from Fashion Island Boulevard.
(3)  Parking. Parking on this site may be used to fulfill parking requirements for adjacent parcels.
(4)  Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the roadway railing.
(5)  Recreational vehicle storage facilities may be allowed subject to the approval of a special use permit under the provisions of Section 27.64.267 of this title.
(6)  Floor Area Ratio. The maximum allowed floor area ratio is .5.
(d)  Q4 (QUALIFIED OVERLAY DISTRICT 4). Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q4:
(1)  Accessory Use. Parking of passenger automobiles shall be permitted only when accessory to abutting nonresidential uses.
(2)  Parking. Parking on the site may be used to fulfill parking requirements for adjacent parcels.
(3)  Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the roadway railing.
(4)  Recreational vehicle storage facilities may be allowed subject to the approval of a special use permit under the provisions of Section 27.64.267 of this title.
(5)  Floor Area Ratio. The maximum allowed floor area ratio is 1.0.
(e)  Q5 QUALIFIED OVERLAY DISTRICT 5).  Limitations and Conditions.  The following limitations and conditions shall pertain to the use of property zoned Q5.  Q5 is the portion of the Hillsdale Shopping Center on the east and west side of El Camino Real (i.e.  Sub-Areas A, B, C and D).

 

 

 

(1)  Projects which involve less than 75% demolition and/or expansion and/or redevelopment of structures (including parking structures) in Sub-Area A or Sub-Area B or Sub-Area C or Sub-Area D, and which require a Site Plan and Architectural Review (SPAR) as per Section 27.08.030, will be required to meet the following findings in addition to findings in Section 27.08.030 (a)(1-5):
(i)  The development facilitates the safe and efficient flow of traffic balanced with enhanced opportunities for public transit and a safe pedestrian environment along and across El Camino Real;
(ii)  The development is compatible with existing retail uses, provides increased density of development near transit nodes, and contributes to a mix of uses along the corridor;
(iii)  The development enhances the district's identity as a focal point along El Camino Real by providing high-quality architecture, landscaping and signage, and promoting pedestrian-oriented activity;
(iv)  The development enhances the streetscape with high-quality landscaping sidewalks, street furniture, signage, entry features, and in the case of Sub-Area A, B, and D, theme intersection improvements at 31^st Avenue, and improved connections and amenities for transit riders; and
(v)  The development promotes a healthy, vibrant business environment and complements the existing businesses and uses along El Camino Real.
(2)  When 75% or more demolition and/or expansion and/or redevelopment of structures (including parking structures) occurs in Sub-Area A or Sub-Area B or Sub-Area C or Sub-Area D, a comprehensive Master Plan for such Sub-Area(s) which is consistent with the El Camino Real Master Plan and Hillsdale Station Area Plan is required.  The development will be required to meet the findings in Section 27.60.160(e)(1)(i-v) in addition to findings in Section 27.08.030(a)(1-5).
(f) Q6 (QUALIFIED OVERLAY DISTRICT 6). Limitations and conditions. The following limitations and conditions shall pertain to the use of the property zoned Q6:
(1) Uses. All uses in this district shall require a Special Use Permit, as set forth in Chapter 27.74 of the Zoning Code.
(2) Development. Future development in this district shall substantially comply with the conceptual development plan submitted as part of Planning Application #01-154 and as subsequently approved by the City Council on March 3, 2003.
(3) Floor Area Ratio. This district shall have a maximum floor area ratio of 0.37:1. For the purposes of this district to calculate floor area, the size of the site is 557,568 square-feet. (Ord. 2011-5 § 5, 2011; Ord. 2003-10 § 2, 2003; Ord. 2001-27 § 7, 2001; Ord. 1991-18 § 34 (part) & 35, 1991; Ord. 1987-26 § 1 (part), 1987).