Article 12: Zoning Districts..............................12-1 12.010 Purpose and Concept..............................12-1 12.011 Purpose.....................................12-1 12.012 Concept.....................................12-1 12.020 Zoning Districts.................................12-3 12.021 Establishment of Zoning Districts...........12-3 12.022 Zoning Map..................................12-3 12.023 Zoning Map Amendment........................12-3 12.024 Zoning District Boundary Interpretation.....12-3 12.025 Land Use Classifications....................12-4 12.026 Summary Schedule: Comprehensive Plan Land Use Map and Zoning Map Designations.........12-4 12.027 Permitted Use and Procedure Schedule: Land Use Types by Zoning District...........12-5 12.100 Residential Zoning Districts.....................12-14 12.120 Purpose of the Residential Zoning Districts......12-14 12.121 Urban Reserve District (UR).................12-14 12.122 R-1 Districts...............................12-14 12.123 R-2 District................................12-14 12.124 R-3 District................................12-14 12.125 R-4 District. ..............................12-14 12.131 Land Use Review.............................12-14 12.140 Determining Residential Density..................12-15 12.150 Residential Base Development Standards...........12-15 12.151 Purpose. ..................................12-15 12.152 Lot Requirements............................12-16 12.153 Height Requirement..........................12-20 12.154 Access Requirements.........................12-21 12.155 Other Requirements..........................12-21 12.156 Alternate Development Options...............12-21 12.200 Commercial Zoning Districts......................12-22 12.220 Purpose..........................................12-22 12.221 Neighborhood Commercial District (NC).......12-22 12.222 General Commercial District (GC)............12-22 12.223 Central Business District (CBD).............12-22 12.224 Riverfront Tourist Commercial District(RTC).12-22 12.230 Commercial Land Uses and Review Procedures.......12-24 12.231 Land Use Review.............................12-24 12.232 Riverfront Tourist Commercial Zones.........12-24 12.240 Residential Densities in Commercial Zones........12-24 12.241 New Residential Dwelling Units..............12-24 12.242 Existing Residential Dwelling Units.........12-25 12.243 Residential Density Within the RTC-I District....................................12-25 12.250 Commercial Base Development Standards............12-25 12.251 Purpose.....................................12-25 12.252 Lot Requirements............................12-25 12.253 Lot Requirements for RTC Districts..........12-26 12.254 Height Requirements.........................12-28 12.255 Access Requirements.........................12-29 12.256 Other Requirements..........................12-29 12.257 Alternative Development Options. ...........12-30 12.300 Industrial Zoning Districts......................12-31 12.320 Purpose..........................................12-31 12.321 Business Park District (BP). ...............12-31 12.322 Industrial Park District (IP)...............12-31 12.323 Industrial District (I). ...................12-31 12.330 Industrial Land Uses and Review Procedures.......12-31 12.331 Land Use Review.............................12-31 12.340 Residential Uses in Industrial Zones.............12-31 12.341 New Residential Dwelling Units..............12-31 12.342 Existing Residential Dwelling Units.........12-32 12.350 Industrial Base Development Standards............12-32 12.351 Purpose.....................................12-32 12.352 Lot Requirements............................12-32 12.353 Height Requirements.........................12-33 12.354 Access Requirements.........................12-34 12.355 Other Requirements. ........................12-34 12.356 Alternative Development Options.............12-34 12.400 General Exceptions to Setback Requirements.......12-34 12.410 Installation of Structure in Public Right-of-Way.12-35 Article 12: Zoning Districts 12.010 Purpose and Concept 12.011 Purpose. The purpose of this Article is as follows: (1) To implement the policies and Land Use Map of the Comprehensive Plan; (2) To protect the right to use and enjoy real property; (3) To protect the health, safety and welfare of the community; (4) To serve as a basis for resolving land use conflict. 12.012 Concept (1) "Zoning" is the grouping of a homogenous and mutually supporting family of land uses in one area, called a Zoning District, or Zone. Certain land uses obviously conflict with one another, such as a brick factory, for instance, located next to a residential subdivision, affecting the residents with its noise, dust, appearance and 24-hour work schedule. Prior to zoning, the conflict was resolved after the fact with desist and damage suits and inevitable heavy losses to the loser. Zoning became the classic tool for mitigating land use conflict in advance, allowing the purchaser to select property guaranteed to be suitable for his needs. (2) Zoning as the primary tool of conflict resolution, however, led to the creation of long lists of allegedly homogenous land uses. Those uses "less homogenous" than others faced added procedures of review (such as the conditional use permit process). As the lists gradually changed over time, the distinction between basic land use categories became blurred, and conflict resolution turned zoning issues once again into courtroom battles. (3) Zoning in this Code is not intended as the primary tool for resolving land use conflict. Instead, zoning in this Code forms a basis for establishing generally homogenous land uses. Design and construction standards, together with the necessary review procedures, then function as the primary tools for resolving specific land use conflicts, both within a homogenous group of uses in a single zone and between groups of incompatible uses at the border of two different zones. Procedures of review may then focus on achieving design solutions and may be greatly simplified as a result. (4) Zoning in this Code fulfills its purpose in the following manner: (a) Reflect Comprehensive Plan Policy. The thousands of acres in each Zoning District resulted from the patterns of historical development, careful analysis of lands needed for future growth and development, the need for protection and enhancement of the environment, and the cost and feasibility of extending necessary services. The Zoning Districts thus reflect the policies of the City Council on housing, economic development, environmental protection and service extension, based on this detailed analysis. Major area-wide changes in, or additions to, the Zoning Districts should therefore return to the policies of the Comprehensive Plan and to the analyses of the data base upon which these policies are based. Major zone changes should be not entered into lightly, and should not be used as the sole basis for conflict resolution. (See Amendment Procedures, Article 4). (b) Protect Basic Property Rights. The Zoning Districts are defined by broad categories of land use. These categories establish the "basic ground rules" of land use and development, enabling owners of real property to know in advance what to expect from their neighbors, before investing in or developing property. In this Code, these broad categories of land use are given performance definitions, defining not only the categories of use, but also how the use is to function within the category. The list of specific uses is de-emphasized and is kept at an administrative level. Any given land use is expected to function properly within the purpose of the zone when fully developed and active. (See Definitions, Article 30). (c) Conflict Resolution. The broad categories of land use and the Base Development Standards provided for each category form only the starting point for conflict resolution. This Code anticipates most conflict resolution to occur by meeting performance design and construction standards, or by meeting special conditions arising out of the review procedure. The design and construction standards are tailored for specific land uses, specific opportunities or constraints of the site, differing types of development and ownership, differing building types, specific buffering situations, environmental concerns, and requirements for service extension and utility installation. Conflict resolution issues that may have a design solution should not be resolved by zone changes or changes in definitions of land use. Instead, these conflict resolution issues should be referred to the performance standard sections of this Code. 12.020 Zoning Districts 12.021 Establishment of Zoning Districts. The location and boundaries of the Zoning Districts designated in this Article are hereby established as shown on the Zoning District Map of the Grants Pass Urban Growth Boundary area. The Zoning District Map may be referred to as the "Zoning Map" within this Code. 12.022 Zoning Map (1) All lands within the Urban Growth Boundary shall be classified within a Zoning district, according to the policies of the Comprehensive Plan and the criteria of this Code. The Zoning District shall be shown on a single map at a scale large enough that the zoning districts of individual properties may be identified. (2) The Director shall cause the Zoning Map to be on public display at all times during regular office hours. (3) Copies of the Zoning Map shall be available for public purchase 12.023 Zoning Map Amendment. The Zoning Map may be amended according to the procedures provided in Schedule 2-1 and the criteria provided in Article 4 of this Code. 12.024 Zoning District Boundary Interpretation. If uncertainty exists as to the boundaries of the Zoning Districts, the following rules shall apply: (1) Boundaries indicated as approximately following the center lines of streets, highways or alleys, streams, rivers, lakes or other bodies of water shall be construed to follow such center lines; (2) Boundaries indicated as approximately following railroad lines shall be construed to be midway between the main track or tracks; (3) Boundaries indicated as following the contours of certain elevations or soils of a particular type shall be construed as following the actual height or soil contour as determined by accepted surveying practices; (4) Boundaries indicated as parallel to, or extensions of natural or manmade features indicated in Subsections (1) through (3) above shall be so construed; (5) Distances not specifically indicated shall be determined by the scale of the Zoning Map; and (6) Where a lot is divided by zone boundary other than as provided in Subsections (1) through (4) above, the entire lot may be placed in the Zoning District containing the majority of the land area of the lot by an action of the Director, provided that the boundary adjustment is for a distance of twenty feet or less. If an adjustment of more than twenty feet is required, the boundary adjustment shall be treated as a zone change as provided in Section 4.030. 12.025 Land Use Classifications. (1) Use types. All land uses shall be classified into use types. The definition of each use type shall be performance oriented, describing a category of uses that have common functional, impact, compatibility or product characteristics. For land use type definitions, see Article 30. (2) List of Uses. Each specific land use shall be placed within the appropriate use type according to the definition of each use type category, based upon the functional, impact, compatibility and product characteristics of the specific land use. A list of land uses is arranged by use type category. The classification of a land use by the Director shall be determined and maintained by the Director, and is subject to appeal as provided in Section 10.030 of this Code. 12.026 Summary Schedule: Comprehensive Plan Land Use Map and Zoning Map Designations. The land use designations of the Comprehensive Plan Land Use Map shall encompass the Zoning Districts of this Code according to the Schedule 12-1: Comprehensive Plan/Zoning District Summary Schedule 12-1 Comprehensive Plan Land Use Map Designation Zoning District Map Designation Residential Designation: Allows: Low Density R-1-12, R-1-10, R-1-8 Moderate Density R-1-6, R-2 High Density R-3 High-Rise Density R-4 Commercial Designation: Allows: Neighborhood Commercial NC Riverfront Tourist Commercial RTC-I, RTC-II, RTC-III General Commercial GC Central Business District CBD Industrial Designation: Allows: Business Park BP Industrial Park IP Industrial I Reserve Designation: Allows: Any Residential District UR 12.027 Permitted Use and Procedures Schedule: Land Use Types by Zoning District. The Land Use types permitted in each Zoning District and procedure types for their review are provided in Schedule 12-2, except for the Riverfront Tourist Commercial (RTC) Districts, which are provided in Schedule 12-3. For Definitions of each land use type, see Definitions, Article 30. 24Schedule 12-2. Permitted Uses and Site Plan Review Procedures Zoning Districts Residential Commercial Industrial Land Use Types UR R-1-12 R-1-10 R-1-8 R-1-6 R-2 R-3 R-4 NC GC CBD BP IP I General activities not covered below, exempt from Development Permit P-I-EX. See Section 2.033 General activities not covered below, requiring an administratively issued use permit P-I-AU. See Section 2.034 General activities not covered below, where Building Permit serves as Development Permit P-I-A. See Section 2.035 1) Agriculture a) Intensive P-I-EX - - - - - - - - P-I-EX P-I-EX P-I-EX b) Non Intensive P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX c) Forestry P-I-EX - - - - - - - - - - - 2) Residential Dwelling Unit a) Existing P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) P-I-A (e) b) New 1. Detached (1) P-I-A P-I-A P-I-A P-I-A P-I-A P-I-A - P-I-A P-I-A - - - 2. Detached (2) PUD PUD P-II P-I-A P-I-A P-I-A - P-I-A P-I-A - - - 3. Duplex PUD PUD P-II P-IA P-IA P-IA - P-I-A P-I-A - - - 4. Multi-Dwelling PUD PUD PUD P-II P-I-C P-I-C - P-I-C P-I-C - - - 5. Manufactured Housing “A” Individual Lot P-I-A P-I-A P-I-A P-I-A P-I-A P-I-A - P-I-A P-I-A - - - “B” Manufactured Dwelling Park - - - P-III (d) P-III (d) P-I-C - - - - - - “C” Health Condition P-II P-II P-II P-II P-II P-II - P-II P-II - - - c) Group Quarters - - - - - P-II - - P-II - - - d) Home Occupation 1. Occupational Use, per 14.211 P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX P-I-EX (f) P-I-EX P-I-EX P-I-EX (f) P-I-EX (f) P-I-EX (f) 2. Minor, per 14.220 P-I-AU P-I-AU P-I-AU P-I-AU P-I-AU P-I-AU P-I-AU (f) P-I-AU P-I-AU P-I-AU (f) P-I-AU (f) P-I-AU (f) 3. Major, per 14.220 P-II P-II P-II P-II P-II P-II P-I-C (f) P-I-C P-I-C P-I-C (f) P-I-C (f) P-I-C (f) e) Residential Accessory -Building -Use P-I-A P-I-EX P-I-A P-I-EX P-I-A P-I-EX P-I-A P-I-EX P-I-A P-I-EX P-I-A P-I-EX P-I-A P-I-EX (e) P-I-A P-I-EX P-I-A P-I-EX P-I-A P-I-EX (e) P-I-A P-I-EX (e) P-I-A P-I-EX (e) f) Transient Quarters - - - - - - - - - P-III - P-III g h) Residential Home, per 14.510 P-I-A P-I-A P-I-A P-I-A P-I-A P-I-A P-I-A (f) P-I-A P-I-A P-I-A (f) P-I-A (f) P-I-A (f) h) Residential Facility, per 14.521 P-II P-II P-II P-II P-I-C P-I-C P-I-C P-I-C P-I-C - - - i) Dwelling, Accessory - - - - - - P-I-C P-I-C P-I-C - - - 3) Trade a) Retail Indoor - - - - - - P-II P-(a) P-(a) P-(b) - - b) Retail Outdoor - - - - - - - P-(a) - P-(b) - - c) Wholesale - - - - - - - P-(a) - P-(b) - - d) Itinerant Use, per 14.120 - - - - - - - P-I-AU P-I-AU - - - 4) Services a) Professional Office - - - - - P-II - P-(a) P-(a) P-(b) P*-(b) - b) Business Office - - - - - - - P-(a) P-(a) P-(b) - - c) Limited Office P-II P-II P-II P-II P-II P-II - - - - - - d) Repair/Maintenance, Commercial - - - - - - - P-(a) P-(a) P-(b) - P-(b) e) Auto Service Station - - - - - - - P-(a) - P-(b) - - f) Eating/Drinking Establishment - - - - - - - P-(a) P-(a) P-(b) - P-(b) g) Hotel/Motel - - - - - - - P-(a) P-(a) - - - h) RV Parks - - - - - - - P-III - - - - i) Day Care/Family, per 14.310 P-I-A P-I-A P-I-A P-I-A P-I-A P-I-A P-I-A (f) P-I-A P-I-A P-I-A (f) P-I-A (f) P-I-A (f) j) Day Care/Group, per 14.320 P-II P-II P-II P-II P-II P-II - P-II P-II P-II P-II P-II k) Group Care - - - - P-III P-III - P-(a) P-(a) - - - l) Hospitals - - - - - P-III - P-III - - - - m) Vet. Clinics - - - - - - - P-(a) - P-(b) - - n) Commercial Accessory -Building -Use - - - - - - - - - - P-(g) P-EX P-(g) P-EX P-(g) P-EX P-(g) P-EX - - o) Bed & Breakfast, per 14.420 P-II P-III P-III P-III P-III P-II - P-(a) P-(a) - - - p) Voluntary Parking -Local Impact -Area Impact - - - - - - P-II P-III P-II P-III P-II P-III - - - - - - - - - - - - q) Personal Service - - - - - P-II P-(a) P-(a) P-(a) P-(b) - - 5) Recreation a) Residential -Local Impact -Area Impact P-I-C P-II P-I-C P-III P-I-C P-III P-I-C P-II P-I-C P-II P-I-C P-II - - - - - - - - - - - - b) Commercial -Local Impact -Area Impact - - - - - - - - - - - - P-(a) - P-(a) P-(a) P-(a) P-(a) P-(b) P-(b) - - - - c) Athletic Clubs - - - - - - - P-(a) P-(a) P-(b) P-(b) P-(b) 6) Public a) Minor Public P-II (h) P-III (h) P-III (h) P-II (h) P-II (h) P-II (h) P-(a) (h) P-(a) (h) P-(a) (h) P-(b) (h) P-(b) (h) P-(b) (h) b) Major Public - - - - - - - - - P-(b) P-(b) P-(b) c) Schools P-II P-III P-III P-III P-II P-II - P-(a) P-(a) P-(b) - - d) Churches P-II P-II P-II P-II P-I-C P-I-C P-(a) P-(a) P-(a) - - - e) Cemeteries P-III P-III P-III P-III - - - - - P-(b) - - f) Mortuaries - - - - - P-III - P-(a) - P-(b) - - g) Lodges - P-III P-III P-III P-II P-II - P-(a) P-(a) P-(b) - - h) Commercial Parking - - - - - - - P-(a) P-(a) P-(b) - - 20i) Transportation Facilities outlined in the Master Transportation Plan, and local access streets P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) P-I-(c) 21j) Transportation Facilities not outlined in the Master Transportation Plan, nor part of a subdivision or PUD, nor local access streets P-II P-II P-II P-II P-II P-II P-II P-II P-II P-II P-II P-II k) Public Parks P-III P-III P-III P-II P-II P-II - P-II P-II P-II - - 7) Industrial a) Repair/Maintenance, Industrial - - - - - - - - - P-(b) - P-(b) b) Indoor - - - - - - - - - P-(b) P-(b) P-(b) c) Outdoor - - - - - - - - - - - P-(b) d) Prohibited - - - - - - - - - X X X e) Industrial Accessory -Building -Use - - - - - - - - - - - - - - - - - - P-(g) P-I-EX P-(g) P-I-EX P-(g) P-I-EX f) Outdoor Storage - - - - - - - - - P-II - P-II 8) Temporary Uses - - - - - - - P-(a) P-(a) P-(b) P-(b) P-(b) Table Legend: P =Permitted Use - =Use Not Permitted X =Use Specifically Prohibited (Uses defined in Article 30 as “Industrial, Prohibited”) I-EX =Type I Procedure, Exempt from Development Permit Review, Section 2.033 I-AU =Type I Procedure, Administrative Use Permit Review Only, Section 2.034 I-A =Type I Procedure, Building Permit Serves as Development Permit, Section 2.035 I-B =Type I Procedure, Director’s Decision without Comment Period, Section 2.036 I-C =Type I Procedure, Director’s Decision with Comment Period, Section 2.037 II =Type II Procedure, Hearings Officer’s Decision, Section 2.040 III =Type III Procedure, Planning Commission’s Decision, Section 2.050 IV-A =Type IV Procedure, City Council Decision without Planning Commission Recommendation, Section 2.060 IV-B =Type IV Procedure, City Council Decision with Planning Commission Recommendation, Section 2.060 V =Type V Procedure, Joint Board of County Commissioners & City Council Decision with Planning Commission Recommendation, Section 2.070 * =Professional Office use permitted in the Industrial Park District only when subject property is located within the Medical Overlay District. Table Notes: (a) A Type II Procedure is required if the subject property adjoins a residential zone, otherwise a Type I-C Procedure is required. (b) A Type II Procedure is required if the subject property adjoins a residential or commercial zone, otherwise Type I-C Procedure is required. (c) Type I-A, except the following are exempt (Type I-EX): operation, maintenance, repair, and preservation of existing transportation facilities; dedication or public acquisition of rights-of-way and easements; authorization of construction and construction of facilities and improvements, where the improvements are within the existing right-of-way or easement area or are consistent with clear and objective dimensional standards; and emergency measures necessary for the safety and protection of property. (d) Manufactured Dwelling Parks are not permitted in commercial or industrial zones or commercial or industrial Comprehensive Plan land use districts. Siting of an individual home within an approved manufactured dwelling park requires a Type I-A procedure. (e) An existing residential dwelling unit is a permitted use in this zone. In zones where a new residential dwelling unit is not a permitted use, this provision allows the existing residential dwelling unit to continue or expand without being subject to the nonconforming use provisions of the Development Code. There may be nonconforming development provisions that are applicable. If an existing dwelling unit is removed in a zone where a new dwelling unit is not permitted, it shall not be replaced. In zones where a new residential dwelling unit is not a permitted use, this provision does not allow for expansion that increases the number of dwelling units. In zones where a new residential dwelling unit is not a permitted use, this provision allows for a new residential accessory structure or accessory use associated with the existing residential dwelling. (f) These uses are permitted within an existing dwelling unit only, since a new dwelling unit is not permitted in the zoning district. (g) A commercial or industrial accessory building of 400 square feet or less that comprises less than 25 percent of the existing floor area of buildings and meets the definition of a minor modification in Section 19.058 of this Code is reviewed through a Type I-A procedure. All other commercial or industrial accessory buildings are subject to the applicable site plan review procedures. (h) A Type I-A Procedure is required for water and sewer pump stations. All other minor public facilities are reviewed through the procedure specified in the table. Schedule 12-3. RTC Zone - Permitted Uses and Review Procedures Land Uses Zoning District RTC-I RTC-II RTC-III 1. Residential a. Multi-dwelling residential P-III-r b. Condominiums P-III-r 2. Lodging and Visitor Accommodations a. Visitor information and tourist center P-III-r b. Small scale visitor accommodations such as bed and breakfasts, and inns and resort lodges at a density of no greater than 25 units per acre P-III-r P-III-r c. Large scale visitor accommodations such as a major hotel chain P-III-r d. Youth hostel P-III-r e. Campground (to include RVs, tents, and trailers) P-III-r 3. Meeting and Performing Arts a. Conference center P-III-r b. Performing arts complex (inside and outside) P-III-r 4. Food and Beverage a. Eating and alcohol drinking establishments (inside and outside), only when associated with a restaurant P-III-r b. Eating, alcohol drinking, and dancing establishments (inside and outside) P-III-r c. Beer and wine drinking establishments P-III-r d. Fast food restaurants and other small cafes with entertainment and meeting facilities (inside and outside) P-III-r 5. River-Related Retail a. Retail (indoor and outdoor) which support river-type activities P-III-r b. River-related retail (location necessary for existence) P-III-r 6. River-Related Services a. Hotel excursion tour boats for river tours down river P-III-r b. Fuel docks P-III-r c. Marine hardware P-III-r d. Bait and tackle shop P-III-r e. Guided sport fishing P-III-r f. River-related club’s and organization’s facilities P-III-r g. Offices and businesses of river-related and recreational activities P-III-r 7. Other Retail and Services a. Specialty and gift shops P-III-r b. Art galleries and displays P-III-r c. Esplanade along the river, small newspaper kiosks, flower carts, specialty food vendors and carts P-III-r d. Small grocery P-III-r e. Bicycle, roller skating, moped, and other recreational equipment rental stores P-III-r 8. Interpretive/Educational a. Fish spawning interpretive center P-III-r b. Natural history library and/or bookstore P-III-r c. Educational interpretive center and displays P-III-r d. River-related museums and libraries P-III-r 9. Public Parks P-III-r P-III-r P-III-r Table Legend P-III-r= Permitted Use, Requires a Pre-application and Type III Review. Prior to Type III Review, all projects will be reviewed by the “Riverfront Review Board”, Section 21.211. The Riverfront Review Board (RRB) will make specific recommendations to the Planning Commission on all RTC applications. 12.100 Residential Zoning Districts 12.120 Purpose of the Residential Zoning Districts 12.121 Urban Reserve District (UR). The purpose of the Urban Reserve District (UR) is to reserve urbanizable lands for large-lot, rural residential and agricultural uses, until such lands are converted to the urban designation consistent with the Comprehensive Plan Land Use Map; to encourage conversion to urban uses in an orderly and economic manner, coordinated with the provision of public facilities and services; and to protect the rural character of lands on the fringes of the Urban Growth Boundary from the disruptive effects of premature urban development. 12.122 R-1 Districts. The purpose of the R-1 Districts is to encourage, accommodate, maintain and protect a suitable environment for residential living at low and moderate densities. 12.123 R-2 District. The purpose of the R-2 District is to encourage, accommodate, maintain and protect a suitable environment for residential living at moderate densities. 12.124 R-3 District. The purpose of the R-3 District is to encourage, accommodate, maintain and protect a suitable environment for residential living at high densities. 12.125 R-4 District. The purpose of the R-4 District is to encourage, accommodate, maintain and protect a suitable environment for residential living at high-rise densities, and for professional uses that typically support residential areas; such as professional offices; hospitals, clinics and other suitable uses, but only in a manner designed to support and protect residential livability. 12.131 Land Use Review. Schedule 12-2 shows the specific land uses permitted in each Residential Zoning District, subject to all provisions of this Code and the review procedure associated with each use and zone. 12.140 Determining Residential Density. (1) The maximum number of dwelling units (du) allowable under either Base Development Standards or Alternative Development Options shall be determined according to the following formula: Total Site (Acres) - dedicated public right of way (acres) = Useable Site (Acres) x maximum density allowed by zone (du/acre) = Maximum Dwelling Units allowed on site (round to whole number by dropping all fractions). (2) Using the Base Development Standards, the minimum lot size, the particulars of site layout and topography, and the access requirements may result in yielding less than the allowable maximum dwelling units for any given proposal. In this case, the most restrictive requirement shall govern. (3) The maximum density for any given zone is not subject to increase using the variance process, the PUD process, or the subdivision option process. The maximum density for any given zone may be increased only by using the density incentives as provided in this Code. (4) The maximum density for all residential zones shall be as given in the following schedule: 1Maximum Residential Density By Zone Schedule 12-4 Comprehensive Plan Designation Zoning Designation Maximum Density Low Density R-1-12 R-1-10 R-1-8 3.6 du/Acre 4.4 du/Acre 5.4 du/Acre Moderate Density R-1-6 R-2 8.7 du/Acre 11.6 du/Acre High Density R-3 17.4 du/Acre High-Rise Density R-4 34.8 du/Acre 12.150 Residential Base Development Standards 12.151 Purpose. The purpose of this Section is to provide the Base Development Standards for all residential uses, including lot size, lot dimension, setbacks, structure height and lot access. 512.152 Lot Requirements (1) Minimum lot requirements shall be as given in Schedule 12-6: Minimum Residential Lot Requirements Schedule 12-5 Zone Lot Area One Dwelling Unit in sf (See Note 1) Area/du Two or More Dwelling Units in sf (See Note 1) Lot Width in ft (See Note 2) Front Yard in ft (See Note 3) Ext. Side/ Rear Yard in ft Side Yard in ft (See Note 4) Rear Yard in ft (See Note 4) UR 43,560 43,560 150 20 10 10 20 R-1-12 12,000 12,000 80 20 10 6-10 (See Note 5) 6 R-1-10 10,000 10,000 75 20 10 6-10 (See Note 5) 6 R-1-8 8,000 8,000 70 20 10 6-10 (See Note 5) 6 R-1-6 6,000 5,000 60 20 10 6-10 (See Note 5) 6 R-2 5,000 3,750 50 20 10 5 5 R-3 5,000 2,500 50 20 10 5 5 R-4 5,000 1,250 50 10 10 5 5 sf = Square Feet ft = Linear Feet du = Dwelling Unit Note 1: Where public right-of-way is required to be dedicated from a lot for development permit approval, the area dedicated in excess of that necessary to provide a 60- foot wide right-of-way may be counted towards the minimum lot area. Note 2: Lot depth shall not be greater than four (4) times its width, exclusive of the flagpole of a flag lot. 22Note 3: If each property that adjoins an interior side property line of the subject property is developed with a residential structure that has a nonconforming front yard setback, the front yard setback for a single-family residential structure on the subject property may be reduced subject to Subsection (3). See Concept Sketch: Reduced Front Yard Setback Note 4: The structure shall be constructed so that any point on the structure is set back from the side and rear property lines the required minimum setback plus one-half (1/2) foot for each foot over fifteen (15) feet that the point is above finish grade. See Concept Sketch: Side and Rear Yard Setback. Also, see Section 12.400 for exceptions to side and rear yard setbacks. Note 5: Side yard setbacks shall be a minimum of six (6) feet, and the sum of the two side yards shall be a minimum of sixteen (16) feet. Any side yards beyond the first two shall be a minimum of six (6) feet. Concept Sketch: Side and Rear Yard Setback (2) A lot with frontage on two streets requires only one front yard. For a lot with frontage on more than one street, the applicant shall designate one such frontage as the front yard, and all other frontages shall be designated exterior side or rear yards, as appropriate. See also Article 30, Definitions. Exterior side or exterior rear yards shall be as given in Schedule 12-5. 22(3) If both properties that adjoin the interior side property lines of the subject property are developed with residential structures that have nonconforming front yard setbacks, the front yard setback for a single-family residential structure on the subject property may be reduced, subject to the following. If the first adjoining property is a flag lot, the setback of the next property that adjoins the flagpole may be considered. (1) The subject property must be in a residential zone, and the properties that adjoin the interior side lot lines must be subject to the same front yard setback requirement as the subject property. (2) The front yard setback for the single-family residential structure may be reduced to a distance equal to the average setback of the adjoining residential structures, but to no less than 10 feet. If the subject property is a corner lot, the front yard setback for the single-family residential structure may be reduced to a distance equal to the nonconforming setback of the adjoining property along the same public street frontage, but no less than 10 feet. (a) The minimum setback for a front wall of the single-family residential structure shall be the average of the setback of the nonconforming front walls of the adjoining residential structures, but no less than 10 feet. (b) The minimum setback for a covered porch shall be the average of the setback of the nonconforming front walls or nonconforming covered porches of the adjoining residential structures, but no less than 10 feet, measured from the outermost wall or vertical roof support. (3) No reduction in front yard setback for a residential structure or other structure shall be permitted based on the setback of a carport or detached accessory structure on an adjoining property. (4) A reduction in front yard setback shall only be permitted for a single-family residential structure; however, no reduction in front yard setback shall be permitted for a wall containing a front-facing garage door. No reduction in front yard setback shall be permitted for a carport or a detached accessory structure. (5) If the subject property is adjacent to a corner lot, an exterior side yard of the corner lot shall not be considered a nonconforming front yard. Concept Sketch: Reduced Front Yard Setback 3(4) Compliance with Solar Standards (a) Solar Setback Standards Any structure built on a lot to the south of a residentially zoned lot shall comply with the solar setback standards of Section 22.620 of this Code. (b) Solar Lot Design Standards All subdivisions in residential zones shall comply with the solar lot design standards of Section 22.630 of this Code. 12.153 23Height Requirement (1) Maximum heights shall be as given in Schedule 12-6. Maximum Building or Structure Height Schedule 12-8 Zone Feet* R-1-12 35 R-1-10 35 R-1-8 35 R-1-6 35 R-2 35 R-3 35 R-4 45 * Any gabled or hipped roof feature with a pitch over 5:12 may exceed the maximum height by two additional feet for each additional unit of rise per 12 units of run, up to a maximum of 16 additional feet: Additional Height for Roof Pitch >5:12 (measured from reference datum to highest point of roof) Roof Pitch Zone R-1-12, R-1-10, R-1-8, R-1-6, R-2, R-3 R-4 5:12 or less 35 45 more than 5:12 up to 6:12 37 47 more than 6:12 up to 7:12 39 49 more than 7:12 up to 8:12 41 51 more than 8:12 up to 9:12 43 53 more than 9:12 up to 10:12 45 55 more than 10:12 up to 11:12 47 57 more than 11:12 up to 12:12 49 59 more than 12:12 51 61 (2) Exceptions. Residential Zoning District height limitations may be exceeded by the following: (a) Farm buildings and structures (b) Chimneys (c) Church spires, belfries, cupolas and domes (d) Flagpoles, masts and aerials (e) Firehouse towers (f) Elevator shafts 12.154 Access Requirements (1) Each residential lot shall have access to a dedicated public street not less than 20 feet in width. (2) Where such access is not provided by lot frontage on a dedicated public street, access may be provided by a flagpole running to a dedicated public street other than a minimum access street, as provided in Article 28, Access. 12.155 Other Requirements. All relevant procedures and standards of this Code apply to use and development within Residential Zoning Districts. 712.156 Alternate Development Options. Residential Development other than as provided in these Base Development Standards may be pursued by the following procedures of this Code: (1) Planned Unit Development, Article 18. (2) Modified Setback Option, Residential Development Standards, Article 22. (3) Variance, Article 6. 12.200 Commercial Zoning Districts 12.220 Purpose 812.221 Neighborhood Commercial District (NC). The purpose of the Neighborhood Commercial District is to provide locations for small businesses which serve the retail and personal services needs within residential zoning districts. The businesses are intended to be limited in size to fit into residential patterns of development without creating land use, architectural or traffic conflicts. 12.222 General Commercial District (GC). The purpose of the General Commercial District is to provide for all commercial and professional uses, excepting those uses requiring on-site manufacture or assembly. Performance development standards are designed to protect adjacent uses and development from impact, and the market factors of supply, demand, location and cost are expected to provide commercial development in appropriate types, amounts and relationships. 12.223 Central Business District (CBD). The purpose of the Central Commercial District is to provide appropriate commercial and professional uses for the Central Business District of Grants Pass. Performance development standards are designed to encourage mixed commercial, professional and high-rise residential uses. The Central Business District recognizes and encourages viable and economic uses, while performance development standards and the Downtown Plan act to maintain and enhance the District's unique architecture and historic qualities. 912.224 Riverfront Tourist Commercial District (RTC). The purpose of the Riverfront Tourist Commercial District is to provide for and to promote special tourist commercial uses adjacent to the Rogue River where either existing or proposed bridges are located. Uses appropriate to the RTC districts would either need to be located adjacent to the river for their existence or utilize the river's scenic quality for economic development. In addition to providing economic opportunity for the City of Grants Pass, these ordinances will preserve the scenic quality wetland habitat and promote river related recreation. For the purposes of this document, the following descriptions apply: 100-Year Flood Plain: The 100-Year Flood Plain has boundaries determined by the Federal Insurance Administration as the base flood elevation for purposes of flood plain management and is the level at which a flood may occur every 100 years with a one percent (1%) chance of occurring annually. River Bank: The area that extends out from the mean high water line, measured between June 1 and September 1, as determined by survey. The width of the river bank is the width of the river floodway, or fifty (50) feet from the survey point, whichever is greater. Floodway: Floodways are stream corridors designed to conduct waters of a 100-year flood out of the area as fast as possible. They are not necessarily a natural feature. River Corridor: The river corridor establishes the location of the Scenic Overlay Zone and is covered by the same area as the 100-Year Flood Plain. There are three subdistricts for the RTC zone located approximately at Grants Pass Parkway (Third Bridge crossing), at the Sixth and Seventh St. Bridge crossings and at the future Fourth Bridge crossing. Each of these subdistricts has special characteristics, due to the existing land uses and development patterns and their locations within the City's Urban Growth Boundary. (1) River Tourist Commercial District-I (RTC-I). The RTC-I is within an established single- and multi-dwelling residential area. Therefore, it is the purpose of this subdistrict to promote residentially scaled development which will complement these residences. Further, this subdistrict is adjacent to wetland environment, which will necessitate special protection and limited access to the river. (2) Riverfront Tourist Commercial District-II (RTC-II). The RTC-II District is located next to the downtown and Central Business District of Grants Pass. The purpose of this subdistrict is to encourage both high quality building density and visitor-serving activities which allow the beauty of the river to be seen. The scale and architectural character must have an urban ambience and sophistication. (3) Riverfront Tourist Commercial District-III (RTC-III). The RTC-III District is directly related to the County Fairgrounds/Race Track and the Riverside West All Sports Park. Affordable visitor-serving activities and commercial recreation development are desired. These activities should occur in a park-like setting. 12.230 Commercial Land Uses and Review Procedures 12.231 Land Use Review. Schedule 12-2 shows both the specific and general categories of land uses permitted in each Commercial Zoning District, subject to all provisions of this Code and the review procedure associated with each use and zone, except for the Riverfront Tourist Commercial (RTC) Districts, which are provided in Schedule 12-3. 12.232 Riverfront Tourist Commercial Zones. The Riverfront Tourist Commercial Zones require special review procedures due to the uniqueness and the environmental sensitivity of these districts. The review procedures apply to RTC-I, II and III. Prior to the Planning Commission hearing for the Type III Review, all projects will be reviewed by the "Riverfront Review Board," Section 21.211. The Riverfront Review Board (RRB) will make specific recommendations to the Planning Commission on all RTC applications. Projects are defined in this situation as follows: 1. Requiring a Building or Development Permit 2. Alteration or removal of riparian vegetation within the 100-Year Flood Plain must be approved by the RRB 3. Grading of more than 50 cubic yards of soil within the RTC Districts 4. Removal of trees (with six (6) inch diameter at four-and-a-half (4-1/2) feet high or greater) within the RTC Districts. 12.240 Residential Densities in Commercial Zones 2012.241 New Residential Dwelling Units. New residential dwelling units may be permitted in General Commercial and Central Business Districts. No minimum or maximum density standard applies in these districts. Residential Development in the GC zone must meet the applicable Residential Development Standards of Article 22 for the R-3 zone. 12.242 Existing Residential Dwelling Units. Existing residential dwelling units are permitted in all Commercial Zones, provided there is no increase in density. For any increase in density within existing residential dwelling units, Section 12.241 shall apply. 12.243 Residential Density Within the RTC-I District. The RTC-I District allows for residential development up to R-3 densities or 17.4 dwelling units/acre. 12.250 Commercial Base Development Standards 12.251 Purpose. The purpose of this Section is to provide the Base Development Standards for all commercial uses, including lot size, lot dimension, setbacks, structure height and lot access. 12.252 Lot Requirements. (1) Minimum lot size and dimensions and front, side and rear yard setbacks shall be as given in Schedule 12- 7. 13Minimum Commercial Lot Requirements Schedule 12-7 Zone Lot Area in sf Lot width in ft Lot Depth in ft Front yard in ft Exterior Side/Rear yard in ft Side yard Rear yard Lot Coverage NC No min. 21,780 max* 25 100 20 10 None** None** 35% Max GC None 25 100 10 10 None** None** None CBD None None None None None None** None** None Legend: sf = Square Feet ft = Linear Feet Max. = Maximum Requirement; otherwise given as minimum requirement. * = Maximum square footage for contiguous commercially- zoned lot area, regardless of ownership. ** = See Landscape and Buffering Requirements when adjacent to residential zones. (2) A lot with frontage on two or more streets requires only one front yard. The applicant shall designate one such frontage as the front yard, and all other frontage yards shall be designated exterior side or rear yards, as appropriate. See also Article 30, Definitions. Exterior side or rear yards shall be as given in Schedule 12-12. 12.253 Lot Requirements for RTC Districts (1) Lot Area, Width and Depth for RTC Districts. There are no minimum sizes for lots within the RTC Districts. (2) RTC Front and Rear Setbacks. Concept Sketch: RTC District Setbacks delineate the setback requirements for the RTC Zone Districts. These requirements shall supersede the requirements of Section 24.341, Stream Corridor Setback. (3) RTC Side Yard Setback. Consideration shall be given to view corridors by the RRB. However, the minimum side yard set back adjacent to a residential zone is 20 feet for the first floor and an additional 10 feet for each extra floor (Refer to Concept Sketch: RTC District Setbacks). No structures or parking may occur in the 20- foot setback area. A 20-foot wide landscaping area shall be provided according to Section 23.034, Type D: Buffering Between Zones. (4) RTC Lot Coverage for Buildable Area (with setbacks) RTC-I None RTC-II None RTC-III None Concept Sketch: RTC District Setbacks 2312.254 Height Requirements (1) Maximum heights shall be as given in Schedule 12-8. Maximum Building or Structure Height Schedule 12-8 Zone Stories Feet*** NC 2 1/2* 35* GC N/A* 35* CBD N/A* 100 RTC-I 3** 45** RTC-II 4** 65** RTC-III 2 1/2** 35** *The most restrictive shall apply. **The least restrictive shall apply *** Any gabled or hipped roof feature with a pitch over 5:12 may exceed the maximum height by two additional feet for each additional unit of rise per 12 units of run, up to a maximum of 16 additional feet: Additional Height for Roof Pitch >5:12 (measured from reference datum to highest point of roof) Roof Pitch Zone NC, GC* CBD RTC-I** RTC-2** RTC-3** 5:12 or less 35 100 45 65 35 more than 5:12 up to 6:12 37 102 47 67 37 more than 6:12 up to 7:12 39 104 49 69 39 more than 7:12 up to 8:12 41 106 51 71 41 more than 8:12 up to 9:12 43 108 53 73 43 more than 9:12 up to 10:12 45 110 55 75 45 more than 10:12 up to 11:12 47 112 57 77 47 more than 11:12 up to 12:12 49 114 59 79 49 more than 12:12 51 116 61 81 51 (2) Exceptions. Commercial Zoning District height limitations may be exceeded by the following: (a) Farm buildings and structures (b) Chimneys (c) Church spires, belfries, cupolas and domes (d) Flagpoles, masts and aerials (e) Firehouse towers (f) Elevator shafts and cooling towers (g) Outdoor theater screens 23(H) Hospitals, provided that no hospital shall exceed a height of 55 feet, with additional height permitted for a roof pitch over 5:12 as provided above. 12.255 Access Requirements (1) Each commercial lot shall have access to a dedicated public street across its entire frontage. (2) Flagpoles do not constitute frontage for commercial lots. See Section 12.256 for Alternative Development Options. 12.256 Other Requirements. All relevant procedures and standards of this Code apply to use and development within Commercial Zoning Districts. (1) RTC Development Standards. Articles 23 through 27 are to be supplemented by Article 21, RTC Development Standards. 20(2) Parking Lot Location in the CBD zone. In the CBD zone, all surface lots shall be located at the rear or side of the building. Where it is not possible to provide parking behind the building, parking may be located along the side of the building providing it comprises no more than 50% of the site frontage of the primary street. The Review Body may waive this requirement if the applicant demonstrates that parking in those locations would not allow reasonable use of the site due to lot configuration, physical site conditions, site access restrictions, or similar site constraints; would pose a risk to public safety by restricting visibility of the lot from the street; or that parking in front of the building would better implement the purpose of this district by, for instance, enabling shared parking or providing superior pedestrian access. Parking areas allowed in front of buildings shall, where possible, be located adjacent to an existing parking area to enable shared parking. 20(3) Building Orientation in the CBD zone. Buildings shall be set back no more than 10' from the property line facing a public or private street, except where parking is allowed in front of the building per Section 12.256(2). Minimum setbacks shall preserve intersection sight distance to ensure safe ingress/egress. A building’s main entrance shall be oriented to a street or pedestrian-oriented plaza or park. 12.257 Alternative Development Options. Commercial Development other than as provided in these Base Development Standards may be pursued by the following procedures of this Code: (1) Planned Unit Development, Article 18. (2) Variance, Article 6. 12.300 Industrial Zoning Districts 12.320 Purpose 12.321 Business Park District (BP). The purpose of the Business Park District is to provide a mixed-use zone for light industrial and commercial uses. Retail trade is permitted as an accessory use or when determined to be compatible with, or can be made compatible with, light industrial or wholesale trade uses via a discretionary review process. Performance Development Standards are designed to ensure the compatibility of the light industrial uses with the commercial uses, and the compatibility with adjacent Commercial and Residential Zoning Districts. 12.322 Industrial Park District (IP). The purpose of the Industrial Park District is to provide for light industrial uses in a campus-like setting. High Performance Development Standards assure compatibility among Industrial Park users and the compatibility with adjacent commercial and residential uses. 12.323 Industrial District (I). The purpose of the Industrial District is to provide for those industrial uses with heavier impacts upon their surroundings and the need for outdoor functions. Performance standards are less than required for other industrial districts and graduated buffering standards ensure compatibility with neighboring zones of lesser intensity of use. It is the express intent of the Industrial District to maintain lands for industrial use, with commercial and residential uses limited to those uses accessory to industrial development. 12.330 Industrial Land Uses and Review Procedures 12.331 Land Use Review. Schedule 12-2 shows both the specific and general categories of land uses permitted in each Industrial Zoning District, subject to all provisions of this Code and the review procedure associated with each use and zone. 12.340 Residential Uses in Industrial Zones 12.341 New Residential Dwelling Units. New residential dwelling units are not permitted in any Industrial Zone, except those units serving a direct industrial function, such as a watchman's cottage. In no case shall there be more than one such unit per industrial use or lot. 12.342 Existing Residential Dwelling Units. Existing residential dwelling units are permitted in all Industrial Zones, provided there is no increase in density. 12.350 Industrial Base Development Standards 12.351 Purpose. The purpose of this Section is to provide the Base Development Standards for all industrial uses, regulating lot size, lot dimension, setbacks for structures on the lot, structure height and lot access. 2512.352 Lot Requirements. Minimum lot size and dimensions, front, side and rear yards, and building setbacks shall be as given in Schedule 12-9: 25 Minimum Industrial Lot Requirements Schedule 12-9 Zone Lot Area Lot Width in ft Lot Depth in ft Front Yard/ Bldg Setback in ft* Exterior Side & Rear Yard/ Bldg Setback in ft* Side Yard/ Bldg Setback in ft* Rear Yard/ Bldg Setback in ft* Max. Lot Cover-age BP None 25 100 10 10 None None None IP None 25 100 20 10 15 20 50% I None 25 100 10 10 None None None Legend: ft = Linear Feet Max. = Maximum Requirement; otherwise given as minimum requirement. * = See landscape and buffering requirements when adjacent to residential, commercial, and indoor industrial zones and uses of lesser intensity, or corner lots. 12.353 23Height Requirements (1) Maximum heights shall be as given in Schedule 12-10. Maximum Industrial Height Schedule 12-10 Zone Maximum Building or Structure Height* BP 45 ft. IP 45 ft I 45 ft. * Any gabled or hipped roof feature with a pitch over 5:12 may exceed the maximum height by two additional feet for each additional unit of rise per 12 units of run, up to a maximum of 16 additional feet: Additional Height for Roof Pitch >5:12 (measured from reference datum to highest point of roof) Roof Pitch Zone BP, IP, I 5:12 or less 45 more than 5:12 up to 6:12 47 more than 6:12 up to 7:12 49 more than 7:12 up to 8:12 51 more than 8:12 up to 9:12 53 more than 9:12 up to 10:12 55 more than 10:12 up to 11:12 57 more than 11:12 up to 12:12 59 more than 12:12 61 (2) Exceptions. Industrial Zoning District height limitations may be exceeded by the following: (a) Farm buildings and chimneys (b) Chimneys not exceeding 100 feet in height (c) Flagpoles, masts and aerials (d) Firehouse towers (e) Elevator shafts and cooling towers 12.354 Access Requirements (1) Each industrial lot shall have access to a dedicated public street across its entire frontage. (2) Flagpoles do not constitute access for industrial lots. See Section 12.356 for Alternative Development Options. (3) Retail trade uses proposed to locate in the Business Park Zone must demonstrate adequate street capacity as per the City's Traffic Management Plan. 12.355 Other Requirements. All relevant procedures and standards of this Code apply to use and development within Industrial Zoning Districts. 12.356 Alternative Development Options. Industrial Development other than as provided in these Base Development Standards may be pursued by the following procedures of this Code: (1) Planned Unit Development, Article 18. (2) Minor Variance, Section 6.020. (3) Major Variance, Section 6.030. 1912.400 General Exceptions to Setback Requirements. All buildings and structures shall meet the minimum setbacks or separations of this code, except as provided elsewhere in this Code or as follows: (1) Architectural features and mechanical equipment attached to the building, such as an eave, balcony, chimney, or window air conditioning unit, may extend up to two feet into a required setback. A fire resistant gutter may extend an additional three inches into a required setback. (2) Structures less than six feet high, including railings, may be placed in an interior yard, provided a three foot wide exiting path is maintained as required by the applicable Building Code, and provided the yard is not a required buffer strip per Section 23.034, or a stream corridor setback as per Section 24.340. 1 Revised 3-6-96 2 Revised 1-3-96 3 Revised 1-3-96 4 Revised 1-3-96 5 Revised 2-7-96 6 Revised 3-6-96 7 Revised 3-6-96 8 Revised 11-9-98 9 Revised 1-3-96 10 Revised 2-7-96 14 Revised 3-20-97 (3) Uncovered porches, decks, stairways, and ramps may encroach up to five feet into a required exterior yard, except that no such structure shall be less than eight feet from a right-of-way line. (4) Public utilities such as transformers, utility poles, pump stations, irrigation structures, and reservoirs are not subject to setback requirements. (5) Structures less than three feet high may be placed in a required exterior yard, provided not more than 10 percent of the yard area is covered by such structures. (6) Hand rails and protective railings may be located within an exterior yard provided they are not more than six feet above grade. (7) Signs as permitted in Article 26 and fences as in Section 23.037 may be located in a required yard. (8) Retaining walls may be installed as necessary due to topography. (9) No items for sale or storage shall be placed within an existing exterior yard or required landscaped area. (10) Nothing listed above shall be construed to allow any structure to be constructed over or to extend over a property line. 12.410 Installation of Structure in Public Right-of-Way. No structure shall be installed in a public right-of-way without permission from the agency responsible for the right-of-way and the City of Grants Pass. 15 Revised 3-6-96; 5-1-02 16 Revised 12-19-94 17 Revised 3-6-96 18 Revised 3-6-96 19 Revised 10-19-94, 3-6-96 20 Revised 9-4-02 21 Added 8-6-03 (Ordinance 5186) 22 Added 12-17-03 (Ordinance 5205) 23 Revised 2-4-04 (Ordinance 5213) 24 Revised 5-20-05 (Ordinance 5285) 25 Revised 5-20-05 (Ordinance 5286)