18.20.010:   Purpose

This Chapter describes the City's requirements for the approval of proposed development and new land uses. The permit requirements established by this Development Code for specific land uses are in Chapters 18.21 through 18.28.

18.20.020:   General Requirements for Development and New Land Use

Each land use and/or structure shall be established, constructed, reconstructed, altered, moved or replaced in compliance with the following requirements.

1. Allowable use. The land use shall be allowable by this Development Code in the zoning district applied to the site. The basis for determining whether a use is allowable is described in Section 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
2. Permit and approval requirements.
1. Planning permit. Any planning permit or other approval required by Section 18.20.030 (Allowable Land Uses and Planning Permit Requirements) shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed in Section 18.20.040 (Exemptions from Planning Permit Requirements).
2. Coastal Development Permit. A project proposed within the Coastal Zone may be required by Section 18.71.040 (Coastal Development Permit) to obtain Coastal Development Permit approval in addition to a planning permit. When required, a City Coastal Development Permit will be processed concurrently with any other required planning permit
3. Development standards, conditions of approval. Each land use and structure shall comply with the development standards of this Chapter, applicable standards and requirements in Articles 3 (Site Planning and Project Design Standards), 4 (Standards for Specific Land Uses), 5 (Resource Management), and 6 (Site Development Regulations), and any applicable conditions imposed by a previously granted planning permit.
4. Legal parcel. The site of a proposed development or new land use shall be a parcel that was legally created in compliance with the Subdivision Map Act and Article 8 (Subdivision Regulations and Procedures).

18.20.030:   Allowable Land Uses and Planning Permit Requirements

1. Allowable land uses. The uses of land allowed by this Development Code in each zoning district are listed in: Chapters 18.21 Table 2-1; 18.22, Table 2-6; 18.24, Table 2-10; and 18.26, Table 2-14; together with the type of planning permit required for each use. Each land use listed in the tables is defined in Article 10 (Glossary).
1. Establishment of an allowable use.
1. Any one or more land uses identified by Tables 2-1, 2-6, 2-10, and 2-14 as being allowable within a specific zoning district may be established on any parcel within that zoning district, subject to the planning permit requirements of Subsection B, and compliance with all applicable requirements of this Development Code.
2. Where a single parcel is proposed for development with two or more of the land uses listed in the tables at the same time, the overall project shall be subject to the highest permit level required by Subsection B. for any individual use. For example, a new building proposed in the ­­CN zoning district with a bank on the ground floor and a doctor's office on the second floor would require Use Permit (UP) approval because Table 2-6 requires Use Permit approval for "banks and financial services," even though an "Medical Services - Doctor Office" is listed in the CN zone as a permitted use, requiring only a Zoning Clearance.
2. Use not listed.
1. A land use that is not listed in Tables 2-1, 2-6, 2-10, or 2-14, and is determined by the Director to not be included in Article 10 (Glossary) under the definition of a listed land use, is not allowed within the City, except as otherwise provided Subsection A.3, or Section 18.20.040 (Exemptions from Planning Permit Requirements).
2. A land use that is not listed in the tables within a particular zoning district is not allowed within that zoning district, except as otherwise provided Subsection A.3, or Section 18.20.040.
3. Similar and compatible use may be allowed. The Director may determine that a proposed use not listed in this Article is allowable as follows:
1. Required findings. The Director may determine that a proposed use is similar to and compatible with a listed use and may be allowed, only after first making all of the following findings with the determination:
1. The characteristics of, and activities associated with the use are similar to one or more of the listed uses, and will not involve a greater intensity than the uses listed in the district;
2. The use will be consistent with the purposes of the applicable zoning district;
3. The use will be consistent with the General Plan, Local Coastal Program, and any applicable specific plan;
4. The use will be compatible with the other uses allowed in the district; and
5. The use is not listed as allowable in another zoning district.

A determination that a use qualifies as a similar and compatible use, and the findings supporting the determination shall be in writing.


2. Applicable standards and permit requirements. When the Director determines that a proposed, but unlisted, use is similar and compatible to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this Development Code apply.
3. Referral for determination. The Director may refer the question of whether a proposed use qualifies as a similar and compatible use directly to the Commission for a determination at a public meeting.
4. Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter 18.82 Appeals).
2. Permit requirements. Tables 2-1, 2-6, 2-10, and 2-14 within Chapters 18.21 through 18.26 provide for land uses that are:
1. Permitted subject to compliance with all applicable provisions of this Development Code, subject to first obtaining a Zoning Clearance (Section 18.71.020). These are shown as "P" uses in the tables;
2. Allowed subject to the approval of a Minor Use Permit (Section 18.71.060), and shown as "MUP" uses in the tables;
3. Allowed subject to the approval of a Use Permit (Section 18.71.060), and shown as "UP" uses in the tables;
4. Allowed subject to the type of City approval required by a specific provision of Chapter 18.42 Standards for Specific Land Uses), and shown as "S" uses in the tables; and
5. Not allowed in particular zoning districts, and shown as "C" in the tables.

Note: a land use authorized through the approval of a Zoning Clearance, Minor Use Permit, or Use Permit may also require a Coastal Development Permit (Section 18.71.040), Design Review approval (Section 18.71.050), a Building Permit, and/or other permit required by the Municipal Code.

18.20.040:   Exemptions from Planning Permit Requirements

The planning permit requirements of this Development Code do not apply to the land uses, structures, and activities identified by this Section. These are allowed in all zoning districts subject to compliance with this Section, except within the Coastal Zone, where exemptions to Coastal Development Permit requirements are instead provided by Section 18.71.040 (Coastal Development Permit).

1. General requirements for exemption. The land uses, structures, and activities identified by Subsection B. below are exempt from the planning permit requirements of this Development Code only when:
1. The use, activity or structure is established and operated in compliance with the setback requirements, height limits, and all other applicable standards of this Article (Zoning Districts and Allowable Land Uses), and Articles 3 (Site Planning and Project Design Standards), 4 (Standards for Specific Land Uses), 5 (Resource Management), 6 (Site Development Regulations) and, where applicable, Chapter 18.90 Nonconforming Uses, Structures, and Parcels); and
2. Any permit or approval required by regulations other than this Development Code is obtained (for example, a Building Permit).
2. Exempt activities and land uses. The following, when located outside of the Coastal Zone, are exempt from the planning permit requirements of this Development Code when in compliance with Subsection A. above. Exemptions from Coastal Development Permit requirements are instead established by Section 18.71.040 (Coastal Development Permit).
1. Decks, paths and driveways. Decks, platforms, on-site paths, and driveways that are not required to have a Building Permit or Grading Permit.
2. Fences and walls. See Section 18.30.050 (Fences and Walls).
3. Interior remodeling. Interior alterations that do not increase the gross floor area of the structure, or change the permitted use of the structure.
4. Repairs and maintenance.
1. Single-family dwellings. Ordinary repairs to, and maintenance of, single-family dwellings.
2. Multi-family, and non-residential structures. Ordinary repairs to, and maintenance of multi-family residential and non-residential structures, if:
1. The work does not change the approved land use of the site or structure, or add to, enlarge or expand the land use and/or structure; and
2. Any exterior repairs employ the same materials and design as the original construction.
5. Small, portable residential accessory structures. A single portable structure per lot or unit, including pre-manufactured storage sheds or other small structures in residential zoning districts, that are exempt from Building Permit requirements in compliance with the Municipal Code and the Uniform Building Code. Additional structures may be approved in compliance with Section 18.42.160 (Residential Accessory Uses and Structures), where allowed by the applicable zoning district.
6. Solar collectors. The addition of solar collectors to the roof or side of a building, provided that the collectors comply with applicable height limit requirements; and ground-mounted solar collectors that comply with the setback requirements and height limitations of the applicable zoning district and are not visible from off the site.
7. Spas, hot tubs, and fish ponds. Portable spas, hot tubs, and constructed fish ponds, and similar equipment and structures that do not: exceed 120 square feet in total area including related equipment; contain more than 2,000 gallons of water; or exceed three feet in depth.
8. Utilities. The erection, construction, alteration, or maintenance by a public utility or public agency of utilities intended to service existing or nearby approved developments shall be permitted in any zoning district. These include: water; gas; electric; supply or disposal systems; including wires, mains, drains, sewers, pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, etc., but not including new transmission lines and structures. Satellite and wireless communications antennas are not exempt, and are instead subject to Chapter 18.44 Telecommunications Facilities).

18.20.050:   Temporary Uses

Requirements for establishing a temporary use (for example, a construction yard, seasonal sales lot, special event, temporary office trailer, etc.) are in Section 18.71.030 (Limited Term Permit).

18.21.010:   Purpose

This Chapter lists the land uses that may be allowed within the Residential zoning districts established by Section 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

18.21.020:   Purposes of the Residential Zoning Districts

The purposes of the individual residential zoning districts and the manner in which they are applied are as follows.

1. RR (Rural Residential) zoning district. The RR zoning district is applied to areas on the northern fringes of the City that are appropriate for single-family dwellings in a semi rural environment that can also accommodate lower intensity agricultural land uses. The maximum allowable residential density within the RR district ranges from one dwelling unit per five acres to one dwelling unit per acre, with the maximum density allowed on specific property being identified on the Zoning Map by means of a numerical suffix to the RR zoning district symbol (see Section 18.21.040 - Residential District Subdivision Standards). The RR zoning district implements and is consistent with the RR5, RR2, RR1, and RR land use designations of the General Plan.
2. RS (Suburban Residential) zoning district. The RS zoning district is applied to areas of the City that are appropriate for single-family dwellings, but where infrastructure limitations and/or environmental constraints limit the ability for development to achieve urban densities. The maximum allowable residential density within the RS district ranges from one to three dwelling units per acre, with the maximum density allowed on specific property being identified on the Zoning Map by means of a numerical suffix to the RS zoning district symbol (see Section 18.21.040 - Residential District Subdivision Standards). The RS zoning district implements and is consistent with the SR land use designation of the General Plan.
3. RL (Low Density Residential) zoning district. The RL zoning district is applied to areas of the City that are appropriate for neighborhoods of single-family dwellings on standard urban lots, surrounding the more densely developed core of the City. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels, or as small, pedestrian-oriented neighborhood centers. The maximum allowable residential density within the RL district ranges from three to six dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RL zoning district implements and is consistent with the R1 land use designation of the General Plan.
4. RM (Medium Density Residential) zoning district. The RM zoning district is applied to areas of the City that are appropriate for neighborhoods with a variety of housing types located in proximity to parks, schools, and public services. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels, or as small, pedestrian-oriented neighborhood centers. The maximum allowable residential density within the RM district ranges from six to 12 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RM zoning district implements and is consistent with the R2 land use designation of the General Plan.
5. RH (High Density Residential) zoning district. The RH zoning district is applied to areas of the City that are appropriate for a variety of higher density housing types, primarily on larger parcels where innovative site design can provide the desired mixture of housing types, aesthetic and functional open space areas, and other features that enhance the development and neighborhood. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels, or clusters of retail establishments. The maximum allowable residential density within the RH district ranges from 10 to 15 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RH zoning district implements and is consistent with the R3 land use designation of the General Plan.
6. RVH (Very High Density Residential) zoning district. The RVH zoning district is applied to areas of the City that are appropriate for high density multi-family housing near commercial areas and public services. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels or clusters of retail establishments. The maximum allowable residential density within the RVH district ranges from 12 to 24 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RVH zoning district implements and is consistent with the R4 land use designation of the General Plan.

18.21.030:   Residential District Allowable Land Uses and Permit Requirements

 

1. General permit requirements. Table 2-1 identifies the uses of land allowed by this Development Code in each residential zoning district, and the planning permit required to establish each use, in compliance with Section 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
2. Requirements for certain specific land uses. Where the last column in Table 2-1 ("Specific Use Regulations") includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

18.21.040:   Residential District Subdivision Standards

1. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-2 for the applicable zoning district.
2. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.
3. A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size, and the total number of any dwellings complies with the maximum density for the applicable zone.

   TABLE 2-2 - MINIMUM PARCEL SIZE STANDARDS

   Zoning District	Minimum Parcel Size
   	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth
   RR-1 through RR-5	As shown by the numerical suffix to the RR symbol on the Zoning Map, with the number in the suffix indicating the minimum lot area in acres.	200 ft, or more as determined by the review authority for a parcel larger than 3 acres; 100 ft for a parcel smaller than 3 acres.	200 ft	N.A.
   RS	40,000 sf	100 ft	200 ft	N.A.
   RS-15	15,000 sf	100 ft	100 ft	N.A.
   RL	6,000 sf, but no more than 6 parcels per net acre	50 ft	100 ft	3 times width
   RM	6,000 sf, but no more than 12 parcels per net acre	50 ft	75 ft	3 times width
   RH	Determined by the review authority during the subdivision process, consistent with the General Plan
   RVH	Determined by the review authority during the subdivision process, consistent with the General Plan

18.21.050:   Residential District Site Planning and Building Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Tables 2-4 and 2-5, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 3.

TABLE 2-4 - RR, RS, AND RL DISTRICT DEVELOPMENT STANDARDS

TABLE 2-5 - RM, RH, AND RVH DISTRICT DEVELOPMENT STANDARDS

Notes:

(1) A proposed residential project shall not be proposed at less than the minimum density provided for the applicable zoning district.

18.21.060:   Commercial Uses in Residential Zoning Districts

1. Applicability. The standards in this Section apply to agricultural, resource, and open space uses, retail trade, and business and professional service uses identified by Section 18.21.020, Table 2-1, as allowable within a residential zoning district and subject to the requirements of this Section.
2. Retail uses. A neighborhood market, restaurant, café, or coffee shop shall comply with the following standards:
   1. Site planning. Each proposed site shall be planned to provide pedestrian orientation and the buffering of on-site non-residential activities from adjacent residential development. No parking shall be located between buildings and a public street.
   2. Limitation on floor area. No individual use shall exceed a total floor area of 10,000 square feet.
   3. Hours of operation. A commercial use that is subject to this Section shall be open for business only during the hours from 7:00 a.m. to 8:00 p.m., unless other hours are specifically authorized by the Use Permit approval for the project.
3. Business and professional services. A doctor's office, or professional or administrative office may be approved in a residential zoning district only on a site that is adjacent to, or separated only by a street or alley from, a commercial or industrial zoning district.

18.22.010:   Purpose

This Chapter lists the land uses that may be allowed within the commercial zoning districts established by Section 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

18.22.020:   Purposes of Commercial Zoning Districts

The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows.

1. CN (Neighborhood Commercial) zoning district. The CN zoning district is applied to areas of the City that are appropriate for small-scale facilities providing convenience shopping and services for adjacent residential neighborhoods. The maximum allowable residential density within the CN district for the residential component of a mixed use project is 12 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CN zoning district implements and is consistent with the C1 land use designation of the General Plan.
2. CO (Office Commercial) zoning district. The CO zoning district is applied to areas of the City that are intended to serve the office and institutional needs of the community that cannot be accommodated within the CBD zoning district. Other related and office-supporting uses may also be allowed. The maximum allowable residential density within the CO district for either the residential component of a mixed use project or multi-family dwellings as a primary use is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CO zoning district implements and is consistent with the C4 land use designation of the General Plan.
3. CBD (Central Business District) zoning district. The CBD zoning district is applied to the core of the downtown which is the civic, cultural, and commercial center of the City. The CBD zone is intended to accommodate retail stores, government and professional offices, theaters, and other similar and related uses in the context of pedestrian oriented development. The maximum allowable residential density within the CBD zone for the residential component of a mixed use project is 40 dwelling units per acre; the maximum floor area ratio (FAR) is 2.0. The CBD zoning district implements and is consistent with the CBD land use designation of the General Plan.
4. CG (General Commercial) zoning district. The CG zoning district is applied to areas of the City that are appropriate for less compact and intensive commercial uses than those accommodated within the CBD zone. Allowable land uses are typically more auto-oriented than pedestrian oriented, and may include automotive and service-related uses, a wide range of retail stores, including those selling large products (appliances, home furnishings, building materials, etc.) The maximum allowable residential density within the CG district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CG zoning district implements and is consistent with the C2 land use designation of the General Plan.
5. CH (Highway and Visitor Serving) zoning district. The CH zoning district is applied to sites along Highway 1 and arterials at the entry points to the community. Allowable land uses include lodging, restaurants, and retail stores. The maximum allowable residential density within the CH district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CH zoning district implements and is consistent with the C3 land use designation of the General Plan.

18.22.030:   Commercial District Land Uses and Permit Requirements

1. General permit requirements. Table 2-6 identifies the uses of land allowed by this Development Code in each Commercial zoning district, and the planning permit required to establish each use, in compliance with Section 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
2. Requirements for certain specific land uses. Where the last column in Table 2-6 ("Specific Use Regulations") includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.
3. Findings for Use Permit or Minor Use Permit approval. The approval of a Use Permit or Minor Use Permit for a project within a commercial district shall require that the review authority first make the following findings for the zoning district applicable to the site, in addition to the findings required by Section 18.71.060 (Use Permit and Minor Use Permit).

    

   1. CN (Neighborhood Commercial) district. The use is designed and intended to serve the local neighborhood and not a broader service area, and is not of a size as to require a clientele larger than the neighborhood market area.
   2. CO (Office Commercial) district. The use acts to support primary uses in the zone, or clients or visitors of allowable permitted uses.
   3. CBD (Central Business District) district. The use complements the intense, pedestrian and regionally oriented shopping areas of the CBD, and will not detract physically from the basically pedestrian nature of the CBD.
   4. CG (General Commercial) district.

       

      1. The use is generally oriented to clients arriving by auto rather than pedestrians;
      2. The uses generally require larger display and/or storage areas; and
      3. The use is not dependent on heavy customer traffic per square foot.
   5. CH (Highway and Visitor Commercial) district.

       

      1. Secondary uses oriented to local clientele may be permitted where the primary use of a site is oriented to or serves visitor, regional, or transient traffic;
      2. Secondary uses may be allowed where primary uses are precluded because of environmental concerns or other site specific problems; and
      3. The use is generally vehicular-oriented unless part of a larger visitor-oriented complex.

18.22.040:   Commercial District Subdivision Standards

1. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-7 for the applicable zoning district.
2. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.
3. A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size, and the total number of any allowed dwellings complies with the maximum density for the applicable zone.

   TABLE 2-7 - MINIMUM PARCEL SIZE STANDARDS

   Zoning District	Minimum Parcel Size
   	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth
   CN	2,000 sf	25 ft	N.A.	3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.
   CO	6,000 sf	50 ft	N.A.	3 times width
   CBD	2,000 sf	20 ft	N.A.	3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.
   CG	5,000 sf	50 ft	N.A.	3 times width
   CH	6,000 sf	50 ft	N.A.	3 times width

18.22.050:   Commercial District Site Planning and Building Standards

1. General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-8 and 2-9 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.

   TABLE 2-8 - CN, CO, AND CBD DISTRICT DEVELOPMENT STANDARDS

   Development Feature	Requirement by Zoning District
   	CN Neighborhood Commercial	CO Office Commercial	CBD Central Business District
   Residential density	Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
   Maximum density	24 units per acre	24 units per acre	40 units per acre
   Setbacks	Minimum and, where noted, maximum setbacks required for primary structures. See Section 18.30.100 for exceptions to these requirements.
   Front	Same as the front setback for an R zone on the same block; 10 ft elsewhere.	20 ft for buildings 20 ft or more in height; 15 ft for other buildings	None allowed - Building facades shall abut the back of the public sidewalk, except as provided in 18.22.060.
   Side - Interior (each)	Same as the front setback required for an R zone abutting the side property line; none required elsewhere.	10 ft; 15 ft adjacent to an abutting R zone.	None required
   Side - Street side	None required	Same as front setback	None required
   Rear	15 ft; 5 ft adjacent to an alley.	10 ft; 15 ft adjacent to an abutting R zone; 5 ft adjacent to an alley.	15 ft for a building 12 ft or more in height on a site abutting an R zone; 5 ft adjacent to an alley; none required elsewhere.
   Floor area ratio (FAR)	Maximum floor area ratio allowed. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to the maximum density allowed in the zone.
   	0.40	0.40	2.00
   Site coverage	Maximum percentage of the total lot area that may be covered by structures and pavement.
   Maximum coverage	No limitation
   Height limit	Maximum allowable height of structures. See Section 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
   Maximum height	25 ft	25 ft; 35 ft with Use Permit approval.	35 ft and 3 stories; 45 ft and 3 stories with Use Permit approval, except west of Highway 1.
   Fencing	See Section 18.30.020 (Fences, Walls, and Screening)
   Landscaping	See Chapter 18.34 (Landscaping Standards)
   Parking	See Chapter 18.36 (Parking and Loading)
   Signs	See Chapter 18.38 (Signs)

   TABLE 2-9 - CG AND CH DISTRICT DEVELOPMENT STANDARDS

   Development Feature	Requirement by Zoning District
   	CG General Commercial	CH Highway and Visitor Commercial
   Residential density	Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
   Maximum density	24 units per acre
   Setbacks	Minimum and, where noted, maximum setbacks required for primary structures. See Section 18.30.100 for exceptions to these requirements.
   Front	10 ft on an arterial street; same as the front setback for an R zone on the same block; none required elsewhere.	15 ft on an arterial street; same as the front setback for an R zone on the same block; 5 ft required elsewhere.
   Side - Interior (each)	Same as the front setback required for an R zone abutting the side property line; none required elsewhere.
   Side - Street side	Same as front setback.
   Rear	5 ft adjacent to an alley; 15 ft adjacent to an abutting residential zone; none required elsewhere.	10 ft adjacent to an alley; 15 ft adjacent to residential zone; 30 ft from the Haul Road; none required elsewhere.
   Floor area ratio (FAR)	Maximum floor area ratio allowed. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to the maximum density allowed in the zone.
   	0.40
   Maximum floor area	Maximum floor area allowed for commercial buildings in the locations noted.
   	Between the Noyo River and Pudding Creek bridges - 50,000 sf. East of Highway 1 and north of Pudding Creek bridge, and south of the Noyo River bridge - 30,000 sf. West of Highway 1 and north of Pudding Creek bridge and south of the Noyo River bridge - 15,000 sf.
   Height limit	Maximum allowable height of structures. See Section 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
   Maximum height	35 ft; 45 ft with Use Permit approval. 28 ft and 2 stories west of Highway 1.	35 ft. 28 ft and 2 stories west of Highway 1; 35 ft and 3 stories west of Highway 1 and north of Pudding Creek with Use Permit approval, provided that the building setback from the Haul Road shall be increased by 1 ft for each 1 ft of additional height over 28 ft.
   Fencing	See Section 18.30.050 (Fences, Walls, and Screening)
   Landscaping	See Chapter 18.34 (Landscaping Standards)
   Parking	See Chapter 18.36 (Parking and Loading)
   Signs	See Chapter 18.38 (Signs)

18.22.060:   CBD Frontage and Facade Standards

1. Applicability. The requirements of this Section apply to proposed development within the CBD zoning district. Each new non-residential structure, and all alterations to existing structures involving any change in the facade at the street frontage, shall comply with the following standards. The review authority may approve minor variations to these standards as deemed appropriate, provided that the review authority also first finds that the minor variation will still produce a new or altered building that complies with the intent of this Section.
2. Limitation on the location of allowable land uses. Each land use shall be located as follows.
   1. The ground floor of each non-residential structure shall be limited to the uses allowed on the ground floor by Section 18.22.020, Table 2-6, to enhance the pedestrian orientation of downtown streets. Examples of the pedestrian-oriented uses allowed by Table 2-6 include walk-in uses such as restaurants, retail stores, health/fitness facilities, personal services, community service organizations, and similar uses. The review authority may modify the Table 2-6 limitations on ground floor uses when existing structures are re-occupied by different tenants or uses, or when this requirement is determined by the review authority to be infeasible because of excessive storefront vacancies.
   2. Ground floor, street fronting business/service offices may be approved if the review authority first determines that the use will not impair the pedestrian character of the street, provided that:
      1. Parcels on the block occupied by office uses that are not pedestrian oriented constitute less than 50 percent of the block frontage;
      2. The remainder of the block is characterized primarily by retail and/or restaurant uses; and
      3. The facade design of the structure that accommodates the office contributes to the visual interest of the street and conspicuously expresses the nature of the use.
3. Elevation of first floor. At least 75 percent of the street fronting length of the first habitable floor of a nonresidential structure shall be located no more than two vertical feet above or below the sidewalk elevation at any point along the street property line.
4. Pedestrian access. The primary entrance of each ground floor use shall be recessed a minimum of three feet when accessed from the public right-of-way. Walk-up facilities and entries shall be recessed and provide adequate queuing space to avoid interruption of pedestrian flow.
5. Formula design prohibited. The architectural style and exterior finish materials of each proposed structure shall be designed based upon the architectural traditions of Fort Bragg and Mendocino County, and the architectural styles prevalent in the site vicinity. A building proposed with architectural features substantially similar to those found in other communities on buildings occupied by the same corporate or franchise entity that will occupy the proposed building shall not be approved.

18.24.010:   Purpose

This Chapter lists the land uses that may be allowed within the industrial zoning districts established by Section 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site

18.24.020:   Purposes of Industrial Zoning Districts

The purposes of the individual industrial zoning districts and the manner in which they are applied are as follows.

1. IL (Light Industrial) zoning district. The IL zoning district is applied to areas of the City that are appropriate for a variety of commercial, manufacturing, wholesale and distribution, and industrial uses that do not generate significant customer traffic or high levels of noise, dust, odors, or other potential off-site nuisance characteristics. Allowable manufacturing uses and activities must be entirely within enclosed structures. The maximum floor area ratio (FAR) is 0.40. The IL zoning district implements and is consistent with the LI land use designation of the General Plan.
2. IH (Heavy Industrial) zoning district. The IH zoning district is applied to areas of the City that are appropriate for a range of heavy industrial including manufacturing, assembly and processing, the storage and distribution of raw materials, aggregate plants, and related industrial uses that are generally compatible with and require locations removed from residential and visitor serving uses. The maximum floor area ratio (FAR) is 0.40. The IH zoning district implements and is consistent with the HI land use designation of the General Plan.
3. IT (Timber Resources Industrial) zoning district. The IT zoning district is applied to areas appropriate for timber resource and forest products related manufacturing, including a variety of related industrial uses, as well as related support activities including railroad lines, truck shipping facilities, power generation, and related uses; and aquaculture. The maximum floor area ratio (FAR) is 0.40. The IT zoning district implements and is consistent with the TRI land use designation of the General Plan.
4. HD (Harbor District) zoning district. The HD zoning district is applied to the Noyo Harbor, to acknowledge and maintain its function as a commercial fishing center with a mix of commercial and industrial activities, that support harbor operations, and protect ocean-abutting parcels for coastal dependent and coastal related uses. Allowable uses may include aquaculture, boat sales, construction, and service, commercial fishing and charter operations, fish processing, gift shops, marine hardware, retail fish sales, and similar and compatible uses. The maximum area ratio (FAR) is 0.75. The HD zoning district implements and is consistent with the HD land use designation of the General Plan.

18.24.030:   Industrial District Land Uses and Permit Requirements

1. General permit requirements. Table 2-10 identifies the uses of land allowed by this Development Code in each industrial zoning district, and the planning permit required to establish each use, in compliance with Section 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
2. Requirements for certain specific land uses. Where the last column in Table 2-10 ("Specific Use Regulations") includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.
3. IT zone additional permit requirements. In addition to the planning permit requirements established by Table 2-10 for the IT (Timber Resource Industrial) zone, Use Permit approval shall be required for:

    

   1. The construction of a new building;
   2. The expansion of an existing building by 25 percent or more; and
   3. A change in use of an existing building from one type of allowable industrial process or storage to a different type of use.

18.24.040:   Industrial District Subdivision Standards

1. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-11 for the applicable zoning district.
2. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.
3. An industrial condominium may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size.

   TABLE 2-11 - MINIMUM PARCEL SIZE STANDARDS

   Zoning District	Minimum Parcel Size
   	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth
   IL	5,000 sf	50 ft	100 ft	3 times width
   IH	5,000 sf	50 ft	100 ft	3 times width
   IT	5,000 sf	50 ft	100 ft	3 times width
   HD	2,000 sf	25 ft	N.A.	3 times width, except that lots less than 50 ft wide may be 150 ft in depth.

18.24.050:   Industrial District Site Planning and Building Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-12 and 2-13 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.

TABLE 2-12 - IL AND IH DISTRICT DEVELOPMENT STANDARDS

TABLE 2-13 - IT AND HD DISTRICT DEVELOPMENT STANDARDS

18.24.060:   HD (Harbor District) Zone Standards

Each secondary use in the HD zone shall be subordinate to marine commercial and industrial uses and shall not be the primary use on a parcel abutting the water. In particular, bars, restaurants, convenience stores and other non‑coastal dependent uses shall not occupy more than 25 percent of the gross area of any waterfront parcel and shall not occupy more than 50 percent of the gross area of any other parcel in the HD zone, except for areas with an elevation of 25 feet or more above mean high tide and physically separated from the basin area. For multiple-use projects, the coastal dependent portion (including its buildings, dock, landscaping, parking, etc.) shall occupy or be allotted at least 75 percent of the overall project area for waterfront properties and 50 percent of the area for other properties.

18.26.010:   Purpose

This Chapter lists the land uses that may be allowed within the special purpose zoning districts established by Section 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

18.26.020:   Purposes of the Special Purpose Zoning Districts

The purposes of the individual special purpose zoning districts and the manner in which they are applied are as follows.

1. OS (Open Space) zoning district. The OS zoning district is applied to properties that are largely unimproved and used for the preservation of natural resources and habitats, passive outdoor recreation, scenic resources, and/or for the protection of public health and safety (e.g., preservation of floodplains). Allowable uses are limited to those that support maintenance and/or recreational uses. The maximum floor area ratio (FAR) is 0.10. The OS zoning district implements and is consistent with the OS land use designation of the General Plan.
2. PR (Parks and Recreation) zoning district. The PR zoning district is applied to the sites of public parks and recreational facilities. Allowable uses are limited to recreational uses, and the structures needed to support those uses, and facility and site maintenance. The maximum floor area ratio (FAR) is 0.25. The PR zoning district implements and is consistent with the PR land use designation of the General Plan.
3. PF (Public Facility) zoning district. The PF zoning district is applied to the sites of existing and proposed public buildings, utility facilities, water and wastewater treatment plants, and related easements. The maximum floor area ratio (FAR) is 0.75. The PF zoning district implements and is consistent with the PF land use designation of the General Plan.

18.26.030:   Special Purpose District Land Uses and Permit Requirements

1. General permit requirements. Table 2-14 identifies the uses of land allowed by this Development Code in each Special Purpose zoning district, and the planning permit required to establish each use, in compliance with Section 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
2. Requirements for certain specific land uses. Where the last column in Table 2-14 ("Specific Use Regulations") includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

18.26.040:   Special Purpose District Subdivision Standards

The minimum area and dimensions for new parcels in the OS, PR, and PF zoning districts shall be determined by the City through the subdivision process. 18.26.050 Special Purpose District Site Planning and Building Standards.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements established by the City through the Use Permit process, capital improvements programming process, or leasing of public property, as applicable, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.

18.28.010:   Purpose

The provisions of this Chapter regulates development and new land uses in the combining zoning districts established by Section 18.14.020 (Zoning Map and Zoning Districts), and provide guidance for development within the Combining districts in the form of standards that apply to proposed development in addition to the standards and regulations of the primary zoning district, where important site, environmental, safety, compatibility, or design issues require particular attention in project planning.

18.28.020:   Applicability of Combining Districts

The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Development Code. Any perceived conflict between the provisions of this Chapter and any other provision of this Development Code shall be resolved in compliance with Chapter 18.12 Interpretation of Code Provisions).

1. Mapping of Combining districts. The applicability of any combining district to a specific site is shown by the combining Zoning Map symbol established by Section 18.14.020 (Zoning Map and Zoning Districts), being appended as a suffix to the symbol for the primary zoning district on the Zoning Map. The combining districts are applied to property through the rezoning process ( Chapter 18.94).
2. Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this Chapter for a specific combining district:
   1. Any land use normally allowed in the primary zoning district by this Article may be allowed within a combining district, subject to any additional requirements of the combining district;
   2. Development and new land uses within a combining district shall obtain the zoning approvals required by this Article for the primary zoning district; and
   3. Development and new land uses within a combining district shall comply with all applicable development standards of the primary zoning district, all other applicable provisions of this Development Code (e.g., Article 3 - Site Planning and Project Design Standards), and the City's Design Guidelines to the extent determined by the review authority and/or specific provisions of the Design Guidelines.

18.28.030:   Coastal Zone (CZ) Combining District

1. Purpose. The CZ combining district identifies properties that are subject to the policies and standards of the Coastal Act, and the City's Local Coastal Program, including the standards of (Resource Management), and the Coastal Development Permit requirements of Section 18.71.040.
2. Applicability. The CZ combining district is applied to the areas of the City located within the Coastal Zone established by the California Coastal Act of 1976, as amended.
3. Coastal Zone boundary location. Where uncertainty exists as to the exact location of the Coastal Zone Combining Zone boundary, the following rules shall apply:
   1. When a portion of a building site lies within the Coastal Zone and any existing or proposed development is within the Coastal Zone, the entire building site shall be considered to be within the Coastal Zone.
   2. Where a public or private street or highway parallels the Coastal Zone and lies partially within the Coastal Zone, the inland extent of the street or highway shall be considered to be within the Coastal Zone.