Chapter 20.31 — SP-11 CRESCENT HEIGHTS HISTORIC DISTRICT

20.31.010 Purpose. ¶

A. The purpose of this chapter is to establish a Crescent Heights Historic District Specific Plan to guide the orderly development of that portion of the city which is designated SP-11 on the official zoning map of the city. Chapter 3, Article 8 of the State Planning and Zoning Law, authorizes the preparation and adoption of the specific plan. The Crescent Heights Historic District Specific Plan replaces the usual development standards otherwise applicable to property within the SP-11 district, and serves as a basis for the city to consider and act upon more detailed development proposals submitted by landowners and developers.

B. The Crescent Heights Historic District Specific Plan provides guidelines, concepts, regulations and conditions for relocating historically significant dwellings to the Crescent Heights Historic District as well as guidelines for modifications to historic buildings and the new construction of dwellings which are compatible with the historic buildings in the district. This chapter will implement the city's General Plan objectives, policies and programs as they pertain to the SP-11 area, and establish consistency between the general plan and zoning ordinance. (Ord. 2002-08-1308)

20.31.020 Adoption of the SP-11Crescent Heights Historic District Specific Plan. ¶

There is adopted by the Crescent Heights Historic District Specific Plan, the text of which is set forth in the document entitled "Crescent Heights Historic District Specific Plan, August 2002," incorporated in this chapter by reference. The provisions of this chapter shall apply to all property shown on the official zoning map within SP-11, Crescent Heights Historic District Specific Plan.

(Ord. 2002-08-1308)

20.31.025 Permitted special needs housing. ¶

Transitional housing, supportive housing and licensed group homes serving six persons or fewer are an allowed land use "by right" per Cal. Gov't Code § 65583.

(Ord. 2014-08-1471 § 8)

20.31.030 Property development and other standards. ¶

All property within the SP-11, Crescent Heights Historic District shall be developed and maintained in accordance with all policies, requirements, regulations, and provisions set forth in the Crescent Heights Historic District Specific Plan.

(Ord. 2002- 08-1308)

20.31.035 Landscape materials and turf replacement. ¶

A. Maximum Percent Hardscape Area. With the exception of the established driveway allowance, the maximum area of hardscape material (permeable or non-permeable) within the front setback shall be limited to twenty-five percent of the setback area (includes walkways, patios and courtyards, but excludes driveways).

Area of front setback - area of required driveway = remaining front setback area.
Remaining front setback area x twenty-five percent = total allowed hardscape area.

B. Driveway Allowance. Driveways serving required garages, or providing on-site parking (for properties without garages) are excluded from the maximum allowed twenty-five percent of hardscape material in front yard setbacks.

B. Driveway Allowance. Driveways serving required garages, or providing on-site parking (for properties without garages) are excluded from the maximum allowed twenty-five percent of hardscape material in front yard setbacks.

Driveway Allowance is based on required garage capacity and size.
Garage Capacity	Driveway Allowance
0 - 1 car garage	10' (max. width)
2 car garage	20' (max. width)
3 or more car garage	30' (max. width)

C. Turf in New Development. Turf in new development is subject to Chapter 13.10.
D. Turf Replacement.

Turf is not a required or preferred landscape material. Drought tolerant landscape materials that retain water on site are strongly encouraged when replacing existing turf.
Turf replacement in landscape areas of two thousand five hundred square feet or greater is subject to Chapter

13.10. (Ord. 2015-11-1481 § 22)