Ordinance No. 11624,73
ORDINANCE NO. 1162
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CYPRESS,
CALIFORNIA, ADOPTING AN AMENDMENT TO THE LINCOLN AVENUE
SPECIFIC PLAN AS FOLLOWS: SECTION 4.2, SPECIFIC PLAN LAND USES,
4.3, LAND USE CHARACTER AND EXHIBIT 3, LAND USE MAP; SECTION 4.4,
TABLE 1, PERMITTED LAND USE MATRIX; AND SECTION 4.5, TABLE 2,
DEVELOPMENT STANDARDS MATRIX, BY ADDING A NEW COMMERCIAL
PRESERVATION OVERLAY DISTRICT AND DECREASING THE MAXIMUM
RESIDENTIAL BUILDING HEIGHT IN THE CM COMMERCIAL MIXED -USE, CV
CAMPUS VILLAGE, AND PS PUBLIC & SEMI - PUBLIC DISTRICTS TO 30 FEET.
WHEREAS, an addendum to the Mitigated Negative Declaration was prepared
according to the requirements of the California Environmental Quality Act (CEQA)
guidelines; and
WHEREAS, a duly noticed public hearing for consideration of this specific plan
amendment was held by the City Council of the City of Cypress on the 14th day of
November, 2016; and
WHEREAS, the City Council of the City of Cypress considered evidence presented
at the public hearing including a staff report and public testimony; and
WHEREAS, following the public hearing and Council discussion, a motion was
made to approve the Lincoln Avenue Specific Plan Amendment as proposed and
stipulated herein and in the attached Exhibits A, B, C, and D.
WHEREAS, as provided in Section 4.02.080 of the Cypress Zoning Code, the City
Council has therefore determined the proposed specific plan amendment to be consistent
with the following findings:
(1) The proposed development is in conformance with the goals, policies, and
objectives of the general plan;
(2) The design, location, shape, size, operating characteristics, and the
provision of public and emergency vehicle (e.g., fire and medical) access and
public services and utilities (e.g., fire protection, police protection, water,
schools, solid waste collection and disposal, storm drainage, wastewater
collection, treatment, and disposal, etc.), would ensure that the proposed
development would not endanger, jeopardize, or otherwise constitute a
hazard to the public health, safety, or general welfare, or injurious to the
property or improvements in the vicinity and base zoning district in which the
property is located;
(3) The proposed development would:
a. Ensure quality development by encouraging greater creativity and
aesthetically pleasing designs for the individual components of the
development and the development as a whole;
b. Have no impact on the timely provision of essential public services and
facilities consistent with the demand for the services and facilities; and
c. Promote a harmonious variety of housing choices and commercial and
industrial activities, if applicable; attain a desirable balance of residential
and /or employment opportunities; and result in a high level of amenities and
the preservation of the natural and scenic qualities of open space.
(4) The subject area is:
a. Physically suitable for the proposed land use designation(s);
b. Physically suitable for the type and density /intensity of development being
proposed;
c. Adequate in shape and size to accommodate the proposed development;
and
274
d. Served by streets adequate in width and pavement type to carry the
quantity and type of traffic expected to be generated by the proposed
development.
NOW, THEREFORE, the City Council of the City of Cypress does HEREBY ORDAIN as
follows:
SECTION 1: The Recitals set forth above are true and correct and incorporated
herein by this reference.
SECTION 2: The Lincoln Avenue Specific Plan, Section 4.2, Specific Plan Land
Uses, paragraph 3, shall be amended to read as follows:
"The Lincoln Avenue Specific Plan area is comprised of eight land use districts and
two overlays, as indicated on Exhibit 3, Lincoln Avenue Specific Plan Land Use
Map. Central to the vision for the Lincoln Avenue Corridor is the creation of mixed
use categories that accommodate both commercial and multi - family uses. The
land use districts include Commercial Mixed Use, Residential Mixed Use,
Residential (30 DU /Acre), Campus Village and Downtown. Industrial Light,
Public /Semi - Public and Mobile Home Park land use districts are also included in
the Plan. The Plan also provides for a Quasi - Public Overlay in the Commercial
Mixed Use category. A Commercial Preservation Overlay is provided for select
properties including those located at major intersections in the Lincoln Avenue
Specific Plan area. Each planning area is distinguished by variations in type and
intensity of land use, and /or development standards; yet linked by common
streetscape design elements and similar mixed use characteristics.
SECTION 3: The Lincoln Avenue Specific Plan, Section 4.3, Specific Plan Land
Uses, paragraph 1, shall be amended to read as follows:
"The general character of each of the eight land use districts and two overlays is
described below:"
SECTION 4: The Lincoln Avenue Specific Plan, Section 4.3, Specific Plan Land
Uses, a description of the new Commercial Preservation Overlay shall be added to read
as follows:
"Commercial Preservation Overlay"
This overlay is associated with commercial mixed use, downtown, and campus
village areas located along Lincoln Avenue. Parcels within this overlay are
restricted to commercial uses only. Residential uses are not permitted within this
overlay. (Specific Plan Amendment No. 2016 -01)
SECTION 5: The Lincoln Avenue Specific Plan Land Use Map (Exhibit 3 in the
Specific Plan) shall be replaced with the attached revised land use map Exhibit "B ".
SECTION 6: The Lincoln Avenue Specific Plan, Section 4.4, Table 1, Permitted
Land Use Matrix, shall be amended to prohibit residential uses, including Single Room
Occupancy Housing, in the Commercial Mixed Use, Downtown, and Campus Village
Districts, as provided on Exhibit "C" attached to this Ordinance.
SECTION 7: The Lincoln Avenue Specific Plan, Section 4.4, Table 1, Permitted
Land Use Matrix, Key and Footnotes section, shall be amended to include footnote no.
11 as provided on Exhibit "C" attached to this Ordinance.
SECTION 8: The Lincoln Avenue Specific Plan, Section 4.5, Table 2,
Development Standards Matrix, shall be amended to decrease the maximum building
height from 50 feet to 30 feet as provided on Exhibit "D" attached to this Ordinance.
SECTION 9: The proposed Amendment to the Lincoln Avenue Specific Plan is
consistent with the Specific Plan land use designation of the 2001 Cypress General Plan
Land Use Element.
2
SECTION 10: The addendum to the 2009 Mitigated Negative Declaration for the
2009 General Plan Housing Element Amendment project was prepared in accordance
with the requirements of the California Environmental Quality Act (CEQA) guidelines.
Development projects subject to the amended provisions would be individually analyzed
for CEQA compliance on a project by project basis.
SECTION 11: Severability. The City Council declares that, should any provision,
section, paragraph, sentence, or word of this Ordinance be rendered or declared invalid
by any final court action in a court of competent jurisdiction, or by reason of any
preemptive legislation, the remaining provisions, sections, paragraphs, sentences and
words of this Ordinance shall remain in full force and effect.
SECTION 12: The City Clerk of the City of Cypress shall certify to the passage
and adoption of this Ordinance and the same shall be posted as required by law and shall
take effect as provided by law.
FIRST READ at a regular meeting of the City Council of said City on the 14th day
of November, 2016 and finally adopted and order posted at a regular meeting held on the
28th day of November, 2016.
MAY
ATTEST:
CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
R OF THE CITY ,J CYPRESS
I, DENISE BASHAM, City Clerk of the City of Cypress, DO HEREBY CERTIFY
that the foregoing Ordinance was duly adopted at a regular meeting of said City Council
held on the 28th day of November, 2016, by the following roll call vote:
AYES: 4 COUNCIL MEMBERS: Johnson, Peat, Morales and Yarc
NOES: 1 COUNCIL MEMBERS: Berry
ABSENT: 0 COUNCIL MEMBERS: None
CITY CLERK OF THE CITY OF CYPRESS
EXHIBIT "A"
CITY OF CYPRESS
LINCOLN AVENUE SPECIFIC PLAN 4.0 DEVELOPMENT CRITERIAG 76
4.0 DEVELOPMENT CRITERIA
This chapter establishes the land use districts within the Lincoln Avenue Specific Plan
area and the development standards that apply within each district. Together, the land
use districts and the development criteria provide the development provisions for the
Specific Plan area. The development criteria, together with the design guidelines
(following chapter) implement the goals of the Specific Plan. They are consistent with
the goals and policies of the General Plan and, in most cases, with the requirements of
the Zoning Ordinance.
4.1 General Provisions
Relationship to Zoning Ordinance
The land use regulations and development standards contained herein constitute
the primary zoning provisions for the Lincoln Avenue Specific Plan area. These
regulations are in addition to the current Zoning Ordinance provisions of the City
of Cypress Municipal Code. Where there is a conflict between the regulations of
the Zoning Ordinance and this Specific Plan, the regulations provided herein
shall prevail. Where direction is not provided in this Specific Plan, the provisions
of the Zoning Ordinance shall prevail.
The development standards contained herein are minimum requirements. In
reviewing individual projects requiring discretionary approval, the City Council
may impose more restrictive standards or conditions as it deems necessary to
accomplish the goals and objectives of this Specific Plan.
Interpretation
The Director of Community Development shall have the responsibility to interpret
the provisions of this Specific Plan.
If an issue or situation arises that is not sufficiently provided for or is not clearly
understandable, those regulations of the Cypress Zoning Ordinance that are
most applicable shall be used by the Director as guidelines to resolve the unclear
issue or situation. This provision shall not be used to permit uses or procedures
not specifically authorized by this Specific Plan or the Zoning Ordinance.
Definitions
Words, phrases and terms not specifically defined herein shall have the same
definition as provided for in the Cypress Zoning Ordinance. When used in this
Specific Plan, the term "Director" shall mean the Director of Community
Development or an appointed representative.
Development Review
To ensure compliance with all applicable policies, land use provisions,
development criteria and design guidelines contained in this Specific Plan area,
projects will be reviewed in compliance with Section 7.1 of the Lincoln Avenue
Specific Plan. The Specific Plan provides regulatory and policy direction for the
approval of discretionary permits in addition to the requirements set forth in the
Zoning Ordinance.
Installation of Public Improvements
Project developers are responsible for providing adjacent public improvements
(e.g., curbs, gutters, sidewalks, street lighting, parkway landscaping, street trees,
and other similar items) in compliance with Section 7.2 of the Lincoln Avenue
Specific Plan and the standards of the City at the time of development.
CITY OF CYPRESS
LINCOLN AVENUE SPECIFIC PLAN 4.0 DEVELOPMENT CRITERIE 7 7
Amendments
This Specific Plan, including the Land Use Map, may be amended in compliance
with Section 7.1.3 of the Lincoln Avenue Specific Plan.
Violations
Any persons, firm, or corporation, whether a principal, agent, employee, or
otherwise, violating any provisions of these regulations shall be subject to the
penalties and provisions of the Cypress Municipal Code.
4.2 Specific Plan Land Uses
The Specific Plan components articulate a vision for the Lincoln Avenue Corridor
as an attractive, high quality, pedestrian friendly, mixed use activity center. As
stated in the Land Use Element of the Cypress General Plan, the Specific Plan is
intended to provide development flexibility within the Lincoln Avenue Corridor
and provide economic inducements for revitalization. The Specific Plan provides
incentives for the development of uses and design features to facilitate upgrading
of the area. The development of larger scale uses, such as furniture, appliance
and retail outlets, theaters and entertainment is encouraged, as are groupings of
complementary uses, such as restaurants and specialty retail. Multi- family
residential is encouraged as a means of stimulating commercial activity on the
corridor.
Development of the Lincoln Avenue Corridor will have a mixed use character.
Commercial and residential land uses are intended to be integrated. Master
planning and lot consolidation are encouraged to achieve larger and better
integrated development projects. Design guidelines and development standards
provided in the Specific Plan promote pedestrian orientation and linkages within
and between uses, including plazas and covered entry spaces; and shared
parking with satellite parking facilities serving multiple uses.
The Lincoln Avenue Specific Plan area is comprised of eight land use districts
and two overlay zones, as indicated on Exhibit 3, Lincoln Avenue Specific Plan
Land Use Map. Central to the vision for the Lincoln Avenue Corridor is the
creation of mixed use categories that accommodate both commercial and multi-
family uses. The land use districts include Commercial Mixed Use, Residential
Mixed Use, Residential (30 DU /Acre), Campus Village and Downtown. Industrial
Light, Public /Semi - Public and Mobile Home Park land use districts are also
included in the Plan. The Plan also provides for a Quasi - Public Overlay in the
Commercial Mixed Use category. A Commercial Preservation Overlay is
provided for select properties including those located at maior intersections in the
Lincoln Avenue Specific Plan area. Each planning area is distinguished by
variations in type and intensity of land use, and /or development standards; yet
linked by common streetscape design elements and similar mixed use
characteristics.
Table 2 lists the maximum and anticipated average floor area ratios for each
district. Average development intensities within the area are anticipated to
demonstrate a floor area ratio (FAR) of 0.5:1, consistent with the General Plan,
Table LU -4 "Land Use Policy Implications." Floor area ratio bonuses of up to 1:1
may be allowed within the Campus Village and Commercial Mixed Use districts
in order to encourage mixed use development containing multi - family residential
over ground floor commercial subject to the requirements specified in Table 2.
4.3 Land Use Character
The general character of each of the eight land use districts and two overlay
zones is described below:
CITY OF CYPRESS
LINCOLN AVENUE SPECIFIC PLAN 4.0 DEVELOPMENT CRITERIA, 78
Campus Village
Campus Village, located east of Valley View Street and bounded by the
City limits, is envisioned as a high density activity center, linking to and
encompassing portions of Cypress College. The Campus Village District is
primarily commercial while also allowing for residential mixed use and high
density residential. Primary permitted land uses within this district included
entertainment, cultural, retail, restaurant, multi- family, and other uses
oriented toward a college student population. Regional commercial uses
may occur if the consolidation of parcels is feasible, and the use is
compatible with the adjacent area. Special design treatments and
development standards distinguish Campus Village as a focal point along
the Corridor.
Commercial Mixed Use
Commercial Mixed Use is a medium density category, located on the north
and south sides of Lincoln Avenue, west of Valley View Street, and
extending to the westerly project limits. This designation also
encompasses portions of Walker Street that have been identified within
the City General Plan for inclusion in the Lincoln Avenue Corridor Specific
Plan. The commercial Mixed Use District offers the widest range of
commercial uses. Both community serving retail and multifamily residential
uses are accommodated. Primary permitted land uses include retail,
restaurant, office, personal services, and multi - family residential uses.
Residential Mixed Use
The residential mixed use district is primarily for residential development
(medium density, high density or mixed use), while also allowing for
limited commercial development. The planning area encompasses
segments of the corridor west of Moody Street and east of Denni Street.
Other uses permitted in this district include various neighborhood serving
uses such as beauty shops, gift shops and general retail. Conditional uses
include grocery stores, furniture sales, theaters and video stores.
Residential (30 DU /Acre)
The residential district encompasses three designated parcels (totaling 4.8
acres) located on the south side of Lincoln Avenue, east of Denni Street.
These sites are intended for exclusively high density residential
development (20 -30 dwelling units per acre) by right. (Specific Plan
Amendment No. 2009 -02)
Downtown
Downtown is a medium density commercial mixed use district, located at
Walker Street and Lincoln Avenue. This district emphasizes a historically
envisioned Downtown for Cypress and establishes an intimate feel in the
Downtown. The Downtown district is primarily a commercial category with
more limited uses due to small lot sizes. Primary land uses within the
Downtown are similar to the Commercial Mixed Use planning area. Many
of the special design treatments and development standards of the
Campus Village are repeated within the Downtown to distinguish it as a
focal point along the Corridor. Key design factors focusing on pedestrian
access includes enhanced pavement areas, landscaping and a clock
tower as a focal point near the intersection of Walker Street and Lincoln
Avenue.
CITY OF CYPRESS
LINCOLN AVENUE SPECIFIC PLAN
4.0 DEVELOPMENT CRITERIA2 7 J.
Industrial Light
The Industrial Light District is bounded by Walker Street, Grindlay Street
and the Southern Pacific Rail line, and is immediately south and southeast
of the existing City Yard. Allowable land uses for the Industrial Light
District are those listed in the,Cypress Zoning Code for the ML Industrial
Light Zone which allows for light industrial and complementary service
commercial businesses. Pedestrian linkages between this planning area
and the adjacent Commercial Mixed Use Area fronting Lincoln Avenue are
strongly encouraged.
Public and Semi - Public
Public and Semi - Public locations within the planning area includes the City
Yard, the Senior Center west of Grindlay Street and property east of
Valley View Street, adjacent to Cypress College and the Campus Village
District. Allowable land uses for the Public and Semi - Public District are per
the Cypress Zoning Code for the Public and Semi - Public zone which
allows for public uses.
Mobile Home Park
The Mobile Home Park District is situated at the southeast corner of
Lincoln Avenue and Bloomfield Street. Allowable land uses for Mobile
Home Park are per the Cypress Zoning Code for the Mobile Home Park
zone which is intended exclusively for mobile home parks.
Quasi Public Overlay
This overlay is associated with a commercial mixed use area located
adjacent to the existing Senior Center and fronting onto Lincoln Avenue.
Allowable land uses for the Quasi - Public Overlay of the commercial mixed
use category are those listed in the Public and Semi - Public zone in
addition to those listed in the commercial mixed use category.
Commercial Preservation Overlay
This overlay is associated with commercial mixed use, downtown, and
campus village areas located along Lincoln Avenue. Parcels within this
overlay zone are restricted to commercial uses only. Residential uses are
not permitted within this overlay zone. (Specific Plan Amendment No.
2016 -01)
EXHIBIT "B"
Lincoln Avenue Specific P
ect:
0141
431
Exhibit "C"
Table 1
PERMITTED LAND USE MATRIX -- CONTINUED
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Photographic Studio
P
P
P
P
X
Playland Associated with a Restaurant
C
C
C
X
X
Pool Sales, Service and Supplies
C
C
C
C
X
Post Office Branch
C
C
C
X
X
Printing and Publishing
C
C
C
X
X
Professional Office
P
P
P
P
X
Public Storage Facility (Mini-
warehouse)
C
C
C
X
X
Public Utility Service Office
P
P
P
P
X
Public Utility Substation, Reservoir, or
Pumping Plant, not including office
X
X
X
X
X
Recording Studio
C
C
C
X
X
Recreation Facility, public or private
C
C
C
C
X
Recreational Vehicle Sales, Service,
and Storage
C
X
X
X
X
Residential: Mixed Use High Density
C /X"
C /X"
C /X"
C
X
Residential: High Density
C /X"
X
C /X"
P
P
Residential: Medium Density (Small Lot
Single Family)
X
X
X
C
X
Restaurant, Drive - through, Fast Food,
or with
Outdoor Seating - see also " Playland"
C
C
C
X
X
Restaurant, Sit -down
P
P
P
C
X
Restaurant, With Alcohol Sales4
C
C
C
C
X
Retail Sales, General
P
P
P4
P
X
Reverse Vending Machine and Storage
X
X
X
X
X
Satellite Dish Antenna4
C
C
C
C
X
Shoe Repair /Sales
P
P
P
P
X
Sign Painting Shop (within enclosed
building -
no spray booth)
C
C
C
X
X
Single -Room Occupancy Housing8
C /X"
X
C /X"
X
X
Exhibit "C" (page 2)
Table 1
PERMITTED LAND USE MATRIX -- CONTINUED
Key:
X = not permitted
Footnotes:
KEY AND FOOTNOTES
P = permitted C = conditional use permit required
1 - large appliance stores greater than 5,000 square feet
2 - small appliance stores up to 5,000 square feet
3 - subject to adequate parking for both rental vehicles and required parking spaces for on -site uses
4 - subject to additional special use standards in the Cypress Zoning Code
5 - 5,000 sq. feet or Tess is permitted; for over 5,000 sq. feet, conditional use permit is required
6 - subject to Air Quality Management District (AQMD) permit requirements
7 - 2,500 square feet or Tess is permitted; for over 2,500 square feet, conditional use permit is required
8 - subject to additional single -room occupancy standards in the Cypress Zoning Code
9 - subject to additional standards and review by Cypress Police Department
10 - subject to additional standards in the Cypress Zoning Code
11 — residential uses are not permitted on parcels within the Commercial Preservation Overlay Zone
(refer to Exhibit 3) (Specific Plan Amendment 2016 -01)
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General Requirements
Minimum Lot Area (square feet)
Minimum Lot Frontage (feet)
Maximum Floor Area Ratio (FAR)
Maximum FAR with Density Bonus
Maximum Building Height (feet)
Minimum Building Facade located within
Landscape Setback Area ( %) [3]
Maximum Lot Coverage ( %)
Minimum Front Setback (feet)
Maximum Front Setback (feet)
Minimum Side Setback (feet)
Minimum Side Setback Adjacent to a
Residential Zone (feet)
Minimum Rear Setback (feet)
Minimum Rear Setback Adjacent to a
Residential Zone (feet)
Maximum Dwelling Units (D.U.)
Per acre (net)
• Mobile Home Park
• Residential Mixed Use High Density
• Residential High Density
• Residential Medium Density
Dwelling Unit Size for High Density
Residential
• Residential Mixed Use High Density
• Residential High Density
• Residential Medium Density
Minimum Private — Open Space [8]
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Minimum Distance between Buildings on
Same Parcel (feet) for Non - Residential
Uses [9]
Minimum Distance between Buildings on
Same Parcel (feet) for Residential Uses [9]
" Refer to the City of Cypress Zoning Ordinance.
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At mobile home parks, an 8' decorative wall shall be provided at the rear of the front setback line, across the full length of the property where it fronts on Lincoln Avenue.
Within the Campus Village District, the maximum 10' front building setback has been eliminated (Amended 11 -13- 2006).
Minimum 20 DU /Acre (Amended 10 -26- 2009).
Includes private open space or shared open space. A minimum linear dimension of 50 feet shall be required for shared open space (Amended 10 -26- 2009).
Amended 10 -26 -2009.
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