Clearlake City Zoning Code

18-20 PROPERTY

DEVELOPMENT STANDARDS

18-20.010 Applicability of Other Provisions.

a. Development of property within the City may be subject to provisions of this code not contained in this section or chapter, including, but not limited to, the following:

1. Building Codes and Regulations, Chapter IX;

2. Sanitation Regulations, Chapter XI;

3. Storm Water Management Ordinance, Chapter XIV;

4. Floodplain Management Regulations, Chapter XVII;

5. Environmental Review Guidelines, adopted by Council Resolution 2016-67.

b. Where provisions of this chapter conflict with provisions of other applicable laws, the more restrictive provision shall prevail. (Ord. #271-2025, S2 (Exh. A))

18-20.020 Residential Density.

1. “Density” is the number of dwellings per net acre, measured in density units. A dwelling unit, including single-family, studio apartment, one (1) to four (4) bedroom apartment, counts as a density unit. Accessory and junior accessory dwelling units are not included when calculating density.

2. The following procedure shall be used to determine the maximum development allowed on a given lot or land area:

(a) Determine the Average Cross-Slope of the Site. “Average cross-slope” is the ratio, expressed as a percentage of the difference in elevation to the horizontal distance between two (2) points on the perimeter of the area for which slope is being determined. The line along which the slope is measured shall run essentially perpendicular to the contours.

(1) Where a site does not slope uniformly, average cross-slope is to be determined by proportional weighting of the cross-slopes of uniformly sloping sub-areas, as determined by the Director.

(2) Cross-slope determinations shall be based on the existing topography of the net site area after subtracting the area for any future on-site grading necessary to accommodate proposed right-of-way improvements and other on-site improvements.

(3) Cross-slope shall be calculated only for the net area as defined in subsection (a)(2)(b) of this section.

(4) When the calculation of cross-slope results in a fractional number, it shall be rounded to the next highest whole number if the fraction is one-half (1/2) or more; otherwise it shall be rounded down to the next lowest whole number.

(5) No slope-rated density reduction is required in the MUX, DC, GC and IN Zones.

(6) The maximum development allowed for each average cross-slope category is referenced in Table 12.

Average Cross-Slope in %	Maximum Density Allowed (density units per net acre)
Average Cross-Slope in %	RR	LDR	MDR	HDR	MUX*, DC	C, IN
0 – 15	1	8	15	25	25	18
16 – 20	1	6	9	12	25	18
21 – 25	1	4	6	8	25	18
26+	1	2	3	4	25	18

*In the MUX Zone, the maximum allowed density is twenty-five (25) units per acre except when the underlying General Plan land use designation for the property is less (such as Medium Density Residential, which is a maximum of fifteen (15) units per acre). Accessory and junior accessory dwellings shall not be included in maximum density requirements.

(b) Determine the Net Area of the Site. “Net area” is all the area within the property lines of the development site, excluding the following:

(1) Street right-of-way dedicated and proposed to be dedicated to the City;

(2) Habitat occupied by species listed as “endangered” or “threatened” by the U.S. Fish and Wildlife Service or the California Fish and Wildlife Service or as “plants of highest priority” by the California Native Plant Society, unless the Director determines there is no “practical alternative”;

(c) Multiply the resulting area (in whole and fractional acres) by the maximum density allowed (in density units per acre) according to Table 12 of this section.

(d) The resulting number (in density units, carried out to the nearest one hundredth unit) will be the maximum residential development potential. Any combination of dwelling types and numbers may be developed, so long as their combined density unit values do not exceed the maximum potential.

1. Development potential may be transferred within the area covered by a Planned Development (PD) Zone, in conformance with the requirements of Article 18-15.

2. Where a portion of a lot is within a zone or zones that allow residential use and the rest of the lot is in an O Zone and the portion within the O-P Zone is not large enough to allow one (1) dwelling, the fractional dwelling unit potential from the O Zone may be transferred to the other portion of the lot, without planned development rezoning.

c. Density Averaging. Where portions of a lot are within two (2) or more different zones that allow different maximum densities and any portion is not of the size required for a lot in that zone, density may be averaged over the whole lot, with each portion contributing to the overall maximum development potential in proportion to its area and maximum allowed density.

d. Density Bonus for Low Income and Moderate Income Housing. Pursuant to California Government Code Section 65915, the City may negotiate a density bonus or other benefits in exchange for provision of housing affordable to households with low or moderate income, as defined in the Government Code and as stipulated in Article 18-31 (Density Bonus).

e. Exceptions for Dwellings Rebuilt After Involuntarily Destroyed. Residences in RR, LDR, MDR, HDR, DC, GC and MUX Zones, which have been involuntarily damaged or destroyed by fire, other catastrophic event or the public enemy by more than fifty (50%) percent of their predamaged value, may be rebuilt at the same density and up to the same size, under the following circumstances:

1. All construction must conform to current building codes, zoning regulations and architectural guidelines, except that the previously existing number of dwelling units and size of buildings will be allowed.

2. A building permit for the replacement structure(s) must be obtained within three (3) years of the date of the damage or destruction. This time limit may be extended by the Director on a case-by-case basis.

3. Notwithstanding the above provisions, application for replacement structures of the same density and size may be denied if the Director makes one (1) of the following findings:

(a) The reconstruction, restoration or rebuilding will be detrimental or injurious to the health, safety or general welfare of persons living or working in the neighborhood.

(b) The reconstruction, restoration or rebuilding will be detrimental or injurious to property and improvements in the neighborhood.

(c) The existing nonconforming use of the building or structure would be more appropriately moved to a zone in which the use is permitted.

(d) There no longer exists a zone in which the existing nonconforming use is permitted. (Ord. #271-2025, S2 (Exh. A))

18-20.030 Recreational Vehicle as Dwelling Unit.

(Ord. #248-2020, S2 (Exh. A))

18-20.040 Yards.

1. A “yard” is an area along a property line within which no structures, parking spaces or parking backup spaces may be located, except as otherwise provided in these regulations. Yards are intended to help determine the pattern of building masses and open areas within neighborhoods. They also provide separation between combustible materials in neighboring buildings. Yards are further intended to help provide landscape beauty, air circulation, views and exposure to sunlight for both natural illumination and use of solar energy.

2. These regulations provide for two (2) types of yards:

(a) “Street yard” means a yard fronting and/or adjacent to a local street or State highway. Frontages on Highway SR 53 are not street yards.

(b) An “other yard” is any yard other than a street yard (i.e., side and rear yards).

b. Measurement of Yards. Street yards shall be measured from the right-of-way line to the nearest point of the wall of any building. Other yards shall be measured from the property line to the nearest point of the wall of any building.

1. Street yards shall comply with Table 13, as follows:

Zone	Minimum Street Yards
RR	20 feet
LDR	20 feet
MDR	15 feet
HDR	15 feet
MUX	As provided in zone of adjacent lot *
DC	As provided in zone of adjacent lot *
GC	As provided in zone of adjacent lot *
IN	As provided in zone of adjacent lot *
O	20 feet

*Notes:

If the zone of adjacent lot does not have its own standard, no street yard is required. Lots separated by streets or other rights-of-way are not considered adjacent. If more than one (1) zone is adjacent, the largest yard shall be required.

2. Other yards shall comply with Tables 14, 15, 16 and 17 as follows:

Rear Yard	Side Yard
10'	5'
Except for accessory and junior accessory dwellings in accordance with Section 18-19.320.

Zone	Minimum Other Yard
MUX	As provided in zone of adjacent lot *
GC	As provided in zone of adjacent lot *
IN	As provided in zone of adjacent lot *

*Notes:

3. Yards with City-required landscape plans and storm water facilities shall be landscaped and maintained in accordance with approved plans.

1. Prohibited Encroachments. Table 16 summarizes what may not occupy yards.

Description	Prohibited Encroachments
A. Intersection visibility	At the intersections not controlled by a stop sign or traffic signal, no plant, structure or other solid object over 3 feet high which would obstruct visibility may be located within the area indicated in Figure 1. At controlled intersections, the Public Works Director may determine visibility requirements for proper sight distance.
B. Front yard paving (See Figure 2)	No more than 50% of any residential front yard (see definition of “front yard”), not to exceed 26 feet in width, may be covered by concrete or any other impervious material, including driveways, patio areas, walkways and other landscape features (see Table 18(F) for exceptions).
C. Vehicles parked in front yard areas of residential lots (See Figure 3)	Vehicles may only be parked in areas within the driveways leading to garage parking or other approved parking spaces allowed in accordance with the City’s Parking and Driveway Standards. Vehicle parking on pavement or other surfaces outside the driveway area that do not meet the definition of Figure 3 shall be prohibited. Vehicles may be parked in tandem (one (1) behind another) provided there is sufficient space that no part of the vehicle overhangs the property line or sidewalk.

Figure 3
Examples of allowed front yard parking for typical two (2) car garage and side-loaded two (2) car garage. Vehicles are parked in driveway within area leading to approved parking in garage.

2. Allowed Encroachments. Table 17 summarizes what may occupy yards. Upon approval of an administrative use permit or in conjunction with tandem parking approval, the Director may approve reductions in yard standards as provided for in Table 18.

Location/Projection	Permitted Encroachments
Location/Projection	(A) Into Yard	(B) From Lot Line	(C) Into Right-of-Way
All Yards
A. Awnings without supports that extend to ground, not less than 8 feet above sidewalk, and no interference with traffic flow	To the lot line	Generally, 2 ft.; 0 ft. in DC	Generally, not permitted; 10 ft. in DC over a sidewalk or pedestrian area or on sites with frontage along the downtown fringe streets, but not closer than 5 ft. from back of curb¹
B. Steps, 4 feet or less above grade, which are necessary for access to a building, or for access to a lot from a street or alley	Permitted as necessary for pedestrian access	Permitted as necessary for pedestrian access	Permitted as necessary for pedestrian access; shall not interfere with vehicular traffic
C. Chimneys	2 ft.	–	Not permitted
D. Arbors and trellises	–	5 ft.	Not permitted
E. Flagpoles	–	5 ft.	Not permitted
F. Fences, walls and hedges. Fences, walls and hedges may occupy yards to the extent provided in Section 18-20.070.	–	–	Not permitted
G. Signs in conformance with the Sign Regulations in Article 18-21 may occupy yards to the extent provided in those regulations.	–	–	Refer to Adopted Housing Design Standards by Council Resolution
H. Trash enclosures which have been approved by the Director or Design Review Committee.	–	–	No part of the enclosure is less than 3 feet from any right-of-way.
I. Unenclosed vehicle parking and loading spaces in conformance with Section 18-20.100.	–	–	Not permitted
J. Tandem Parking Spaces. Except for accessory and junior accessory dwelling units where tandem parking is allowed by right tandem parking for single-family dwellings may be approved by the Director when determined to be safe and compatible with the surrounding neighborhood (see Section 18-20.100(b)(2).	–	–	Not permitted
K. On corner lots in the RR and LDR Zones, the street yard along the lot frontage having the longer dimension shall be not less than 10 feet, as in Figure 4 (unless subsections L and M below apply).	–	–	Not permitted
L. Street yards on corner lots where each corner lot has its longer frontage along the cross street. In the LDR and MDR Zones, when each corner lot on a cross street has its longer frontage along the cross street, as in Figure 5, the street yard along the longest frontage shall be not less than 10 feet (unless subsection K or M applies).	–	–	Not permitted
M. Street yard averaging (developed areas). Where these regulations require street yards and where buildings have been erected on at least 1/2 of the lots in a block as of the effective date of the regulations codified in this section, the minimum required street yard shall be the average of the street yards of the developed lots, but in no case less than 10 feet nor more than would otherwise be required.	–	–	Not permitted
N. Discretionary Exceptions. Upon approval of an administrative use permit the Director may approve reductions in yard standards as provided for in Table 18.	–	–	–
Front Yard
O. Overhanging eaves and gutters	2.5 ft.	–	Generally not permitted; permitted in DC or on sites with frontage along downtown streets but shall not interfere with vehicular traffic in the roadway or with pedestrian traffic along the sidewalk
P. Outdoor dining area in conjunction with an existing restaurant	To the lot line in DC and along downtown streets	0 ft. in DC and along downtown streets	Generally not permitted; 10 ft. in DC over a sidewalk or pedestrian area and along downtown streets, but not closer than 5 ft. from back of curb
Q. Patios or decks, provided that decks are not more than 6 feet above grade	15 ft.	5 ft.	Not permitted
Side Yard
R. Overhanging eaves and gutters	2 ft.	1 ft.	Generally not permitted; 5 ft. in DC or on sites with frontage along downtown streets over a sidewalk or pedestrian area and along the downtown fringe streets, but not closer than 5 ft. from back of curb
S. Air conditioning units	6 ft. if screened from view by a fence, wall, or hedge that is 1 foot taller than the equipment	2.5 ft.	Not permitted
T. Decks, less than 6 feet above grade	–	3 ft.; 0 ft. if located adjacent to permanent open space	Not permitted
U. Decks, 6 feet or more above grade	Generally, 6 ft.; 0 ft. in DC and on sites with frontage along downtown streets	Generally, 2 ft.; 0 ft. in DC	Not permitted
Rear Yard
V. Overhanging eaves and gutters	2.5 ft.	1 ft.	Generally, not permitted; 5 ft. in DC or on sites with frontage along downtown streets over a sidewalk or pedestrian area and along the downtown fringe streets, but not closer than 5 ft. from back of curb
W. Air conditioning units	6 ft. if screened from view by a fence, wall, or hedge that is one foot taller than the equipment	5 ft.	Not permitted
X. Decks, less than 6 feet above grade	–	10 ft.	Not permitted
Y. Decks, 6 feet or more above grade	15 ft.	5 ft.; 0 ft. if located adjacent to permanent open space	Not permitted

1Notes:

Right-of-Way Encroachment Permit Required. If a structure/encroachment or portion thereof is permitted to project into the right-of-way in this section, then a right-of-way encroachment permit as provided in the City of Clearlake Municipal Code shall be required prior to installation of the projection.

3. Discretionary Encroachments. Upon approval of an administrative use permit or in conjunction with tandem parking approval, the Director may approve reductions in yard standards as provided for in Table 18.

Description	Permitted Encroachments
A. Reduced street yards	Street yards may be reduced to 10 feet for structures including carports. Reductions may be approved for garages when the driveway is long enough to accommodate a parked car that does not overhang the sidewalk (18 feet minimum).
B. Variable street yards in new subdivisions	In new residential subdivisions, the entity approving the subdivision may approve variable street yards, to be noted on the approved map, provided the average of the yards on a block is at least 15 feet and no yard is less than 10 feet. Garages or carports which back directly onto the public right-of-way shall maintain a minimum setback so that a parked car does not overhang the sidewalk (18 feet).
C. Variable other than street yards in new subdivisions	In new residential subdivisions, the entity approving the subdivision map may approve exceptions to the other yard standards, with the exceptions to be noted on the map, provided a separation of at least 10 feet between buildings on adjacent lots will be maintained and an acceptable level of solar exposure will be guaranteed by alternative yard requirements.
D. Other yard variations in previously subdivided areas	Other yards may be reduced to zero under either of the following circumstances:
	i.	When there exists adequate recorded agreement running with the land to maintain at least 10 feet of separation between buildings on adjacent parcels; or
	ii.	When the reduction is for either a minor addition to an existing legal structure which is nonconforming with regard to yard requirements or for a detached single-story accessory structure; provided, that the Director makes the following findings:
		1. In the case of a minor addition, that the minor addition is a logical extension of the existing nonconforming structure;
		2. In the case of a detached single-story accessory structure, that the accessory structure is consistent with the traditional development pattern of the neighborhood and will have a greater street yard setback than the main structure;
		3. That adjacent affected properties will not be deprived of reasonable solar exposure;
		4. That no useful purpose would be realized by requiring the full yard;
		5. That no significant fire protection, emergency access, privacy or security impacts are likely from the addition; and
		6. That it is impractical to obtain a 10-foot separation easement pursuant to subsection (D)(i) above.
	All such minor additions and new accessory structures shall comply with applicable provisions of the City’s adopted Building Code.
E. Other yard exceptions	Except for accessory and junior accessory dwellings, exceptions may be provided to the standards referenced in Tables 14, 15, 16 and 17. Such exceptions may be granted in any of the following and similar circumstances, but in no case shall exceptions be granted for less than the minimum yard required:
	i. When the property that will be shaded by the excepted development will not be developed or will not be deprived of reasonable solar exposure, considering its topography and zoning;
	ii. When the exception is of a minor nature, involving an insignificant portion of total available solar exposure;
	iii. When the properties at issue are within an area where use of solar energy is generally infeasible because of landform shading;
	iv.	When adequate recorded agreement running with the land exists to protect established solar collectors and probable collector locations;
	v.	When the property to be shaded is a street;
	vi.	Where no significant fire protection, emergency access, privacy or security impacts are likely to result from the exception.
F. Front yard paving of more than 50% in residential front yards (see Table 16, Section B)	Exceptions to this requirement may be approved subject to appropriate conditions and upon finding that:
	i.	The exception will not constitute a grant of special privilege inconsistent with the driveway or parking limitations upon other properties in the vicinity;
	ii.	The exception will not adversely affect the health, safety or general welfare of persons working or residing in the vicinity; and
	iii.	The exception is reasonably necessary for the applicant’s full enjoyment of uses permitted upon his/her property.

(Ord. #271-2025, S2 (Exh. A))

18-20.050 Coverage.

a. Definition. “Coverage” means the area of a lot covered by the footprint of all structures, as well as decks, balconies, porches and similar architectural features, expressed as a percentage of the total lot area. Uncovered decks or porches which are thirty (30") inches or less from the ground shall not be included in the determination of coverage. (See Figures 6 and 7).

b. Application and Exception. Maximum coverage shall be as provided in the specific property development standards for the various zones in this article inclusive, except that the Planning Commission may grant exceptions to maximum coverage for public assembly and institutional uses, in any zone, subject to approval of a use permit. (Ord. #271-2025, S2 (Exh. A))

18-20.060 Height.

a. The height of a building is the vertical distance from the average level of the ground under the building to the topmost point of the roof, including parapets. The average level of the ground is determined by adding the elevation of the lowest point of the part of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building and dividing by two (2) (see Figure 8). Height measurements shall be based on existing topography of the site, before grading for proposed on-site improvements.

b. Maximum building height shall be provided by zoning district in accordance with Table 19, as follows:

Zone	Maximum Height
RR and LDR	35 feet (up to 45 feet with approval of an administrative use permit)
MDR	35 feet
HDR	35 feet
MUX	35 feet
DC	35 feet (maximum 25 feet on lake side of Lakeshore Drive)
GC	45 feet (maximum 25 feet on lake side of Lakeshore Drive)
IN	35 feet

c. Components of solar energy systems, chimneys, elevator towers, screening for mechanical equipment that is not integral with building parapets, vents, antennas and steeples shall extend not more than ten (10') feet above the maximum building height.

d. Commercial and governmental agency antennas may exceed the height limits for the zone in which they are located if such an exception is approved by the Director.

e. Any other exception to the height limits requires approval of a variance as provided in Article 18-29.

f. For height limits of signs, see Article 18-21. (Ord. #271-2025, S2 (Exh. A))

18-20.070 Fences, Walls, Trash Enclosures and Hedges.

1. The purpose of these regulations is to achieve a balance between concerns for privacy and public concerns for enhancement of the community appearance, visual image of the streetscape, overall character of neighborhoods, contain trash and recyclables, and to ensure the provision of adequate light, air and public safety.

2. These regulations apply to any type of visible or tangible obstruction which has the effect of forming a physical or visual barrier between properties or between property lines and the public right-of-way, including but not limited to: any type of artificially constructed barriers of wood, metal or concrete posts connected by boards, rails, panels, wire or mesh and any type of natural growth such as hedges and screen plantings. Refer to the City’s Fencing Design Standards which are adopted by separate resolution by the City.

b. Fences, walls or hedges may be placed within required yards, provided:

1. The maximum height in any street yard shall be as shown in Figure 9.

2. The maximum height in any other yard shall be six (6') feet.

3. Arbors, trellises and other lightweight ornamental landscape elements are allowed within a required yard, subject to the same height limits that apply to fences and hedges.

c. Fences or walls may be placed outside required yards, provided:

1. The maximum height is eight (8') feet.

2. Arbors, trellises and other ornamental features are allowed within a required yard, subject to the same height limits that apply to fences and hedges except as provided below.

3. Arbors. Up to one (1) such feature per street frontage may be allowed with a maximum height of nine (9') feet and an area of not more than forty (40) square feet as measured by the perimeter formed by the vertical projection to the ground of the outermost elements of the feature and no horizontal dimension shall exceed eight (8') feet in length. Any portion of such a feature wider than eighteen (18") inches and that exceeds the usual fence height requirements of this section shall be of an open design such that a person standing on the adjacent public right-of-way can see completely through at least fifty (50%) percent of the structure to the depth of the required street yard (Figure 10). Such features within required yards shall not be connected to a building and shall comply with intersection visibility requirements in Figure 4.

4. Decorative pilasters, statuary, flower pots and similar ornamental elements attached to or incorporated into the design of conforming fences or walls may exceed the required height limit up to eighteen (18") inches; provided, that the decorative element is not wider than eighteen (18") inches and that such elements are used to define a gateway or other entryway or are otherwise at least four (4') feet apart.

d. Fence Height. Fence height is measured from the adjacent grade along the lower side of the wall or fence, directly at the base of the wall or fence.

e. Measurement of height where fences or walls are located on retaining walls.

1. Where fences or walls are located on front yard retaining walls, the height of the retaining wall shall be considered as part of the overall height of the fence or wall. Walls or fences must have a minimum spacing of five (5') feet to be considered separate structures for purposes of measuring overall height.

2. Where fences are located on a berm or mound the height of fence shall include the berm or mound directly beneath the fence and above natural grade in the overall height measurement.

3. Where fences are located on retaining walls within other yards (excluding front yards), fences not to exceed six (6') feet as measured from the uphill side may be erected or replaced on top of the retaining walls provided no modification of grade has occurred from the original subdivision improvements and/or design approvals. A building permit is required for the combined fence and retaining wall height that exceeds six (6') feet and if there is evidence that a modification to the grade has occurred from the original subdivision/design approvals the height must be authorized through a fence height exception.

f. Exceptions. The Director may grant exceptions to these standards subject to a finding that no public purpose would be served by strict compliance with these standards.

g. Public Notice Required. A public notice shall be posted at the site of each proposed fence height exception. If anyone informs the Community Development Department of a reasonable objection concerning the proposed fence height exception within five (5) days of the posting, the Director shall schedule a hearing for the application as provided for administrative use permits. If no questions or objections are received by the Community Development Department within five (5) days after posting, the Director may issue a letter of approval upon submission of all required information and without further notice or public hearing.

h. Fence Design Standards. Fencing design and installation shall comply with the requirements of the City’s Fencing Design Standards adopted by Council resolution.

i. Trash/Recycling Enclosure Requirements and Standards. Trash and/or recycling enclosures shall be provided, designed and installed in accordance with the City’s Trash and Recycling Enclosure Design Standards adopted by Council resolution. (Ord. #271-2025, S2 (Exh. A))

18-20.080 Location of Pool and Pool Equipment.

a. A swimming pool shall not be located in a required front or side yard unless an administrative use permit is approved by the Director.

b. A swimming pool shall not be located within five (5') feet of a property line.

c. Pool equipment shall not be located in a required front yard. To minimize the potential impact of noise, equipment shall be located not less than ten (10') feet from any window or other opening into a dwelling or other habitable building on an adjacent property.

d. Pool equipment shall be enclosed or screened from street and adjoining property view. (Ord. #271-2025, S2 (Exh. A))

18-20.090 Parking Space Requirements.

a. Intent. This section is intended to ensure provision of adequate off-street parking, considering the demands likely to result from various uses, combinations of uses and settings. It is the City’s intent, where possible, to consolidate parking and to minimize the area devoted exclusively to parking and driveways when typical demands may be satisfied more efficiently by shared facilities. Varying standards apply to the downtown area in accordance with subsection (h) of this section.

1. Parking and driveway design and requirements for permits shall be as provided in the parking standards adopted by Council resolution.

2. The Director may grant exceptions to the standards subject to appropriate conditions and upon finding that:

(a) The exception will not constitute a grant of special privilege inconsistent with the driveway or parking limitations upon other properties in the vicinity;

(b) The exception will not adversely affect the health, safety or general welfare of persons working or residing in the vicinity; and

c. Shared Parking Reduction. Where two (2) or more uses share common parking areas, the total number of parking spaces required may be reduced by up to ten (10%) percent, with approval of an administrative use permit. Where shared parking is located on more than one (1) parcel, affected parties must record an agreement governing the shared parking, to the satisfaction of the Director.

d. Mixed-Use Parking Reduction. By approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to twenty (20%) percent, in addition to the shared parking reduction, for a total maximum parking reduction of thirty (30%) percent, upon finding that the times of maximum parking demand from various uses will not coincide.

e. Automobile Trip Reduction. By approving an administrative use permit, the Director may reduce the parking requirement for projects implementing non-auto travel, particularly for commuting, when it can be demonstrated that reduction of on-site parking will be safe and will not be detrimental to the surrounding area or cause a decline in quality of life. The applicant shall provide reasonable justification for the reduction, including innovative project design, transportation demand management (TDM) or incentives, which will reduce single-occupant vehicle travel to and from the site. These may include, but are not limited to, programs such as carsharing, employer-paid transit passes (i.e., trip reduction incentive plans) or off-peak work hours.

f. Off-Site Parking. The Director may, by approving an administrative use permit, allow some or all of the required parking to be located on a site different from the use. Such off-site parking shall be within a zone where the use is allowed or conditionally allowed or within commercial or industrial zones. It shall be within three hundred (300') feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous. The site on which the parking is located shall be owned, leased or otherwise controlled by the party controlling the use.

g. Bicycle and Motorcycle Spaces. Each use or development, which requires ten (10) or more spaces, shall provide facilities for parking bicycles and motorcycles as follows:

1. Motorcycle Spaces. Parking for motorcycles shall be provided at the rate of one (1) space for each twenty (20) car spaces. Projects that provide more motorcycle spaces than required may reduce the required car spaces at the rate of one (1) car space for each five (5) motorcycle spaces, up to a ten (10%) percent reduction, subject to the approval of the Director.

2. Bicycle Spaces. Parking for bicycles shall be provided in accordance with Table 20. All bicycle spaces shall be located at the ground floor level. Additional City standards and guidelines for bicycle parking can be found in the City’s Parking Standards and Design Review Manual. Projects which provide more bicycle and/or motorcycle spaces than required may reduce the required car spaces at the rate of one (1) car space for each five (5) bicycle spaces, up to a ten (10%) percent reduction, subject to the approval of the Director. All bicycle parking that exceeds the required number of spaces shall be apportioned between short-term and long-term bicycle spaces as stipulated by Table 20.

Zone	Number of bicycle spaces as a percentage of required auto spacesa b
MDR, HDR, MUX	5%
DC, GC, IN	15%

Notes:

aAll parking shall be provided on site.

bRequirements apply to uses that require ten (10) or more vehicle parking spaces. When less than one-half (1/2) space is calculated, one (1) space is required.

h. Downtown Area. Within the Downtown Commercial (DC) Zone the following parking standards and incentives shall apply:

1. Parking space reductions noted in subsections (b) through (e) of this section shall not be applicable in the DC Zone, as the reduced parking rates established herein are intended to provide flexibility in meeting parking requirements and rely on the consolidation of parking.

2. Restaurants, sandwich shops, take-out food, bars, taverns, night clubs, other food service or entertainment establishments, theaters, auditoriums, convention halls and churches: one-half (1/2) that required in Table 23; provided, however, that in no case the requirement shall exceed one (1) space per three hundred fifty (350) square feet gross floor area.

3. Dwellings, motels, hotels and bed and breakfast inns: one-half (1/2) that required in Table 22. In order to support and encourage residential uses in the DC Zone, additional options for meeting parking requirements for residential uses are available as listed in subsection (h)(7) of this section.

4. All other uses: one (1) space per five hundred (500) square feet gross floor area.

5. In determining the total number of required spaces, all fractions shall be rounded to the nearest whole number. Fractions of one-half (1/2) or greater shall be rounded to one (1); fractions less than one-half (1/2) shall be rounded to zero (0).

6. For existing buildings, only the parking needed for additions thereto or for changes in occupancy which increase parking requirement relative to prior uses shall be required.

7. The parking space requirement may be met by:

(a) Providing the required spaces on the site occupied by the use;

(b) The Director may, by approving an administrative use permit, allow some or all of the parking to be located on a site different from the use. Such off-site parking shall not be within a residential zone. It shall be within reasonable walking distance and no greater than five hundred (500') feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous. The site on which the parking is located shall be owned, leased or otherwise controlled by the party controlling the use;

(c) Participating in a commonly held and maintained off-site parking lot where other businesses maintain their required spaces;

(d) Participating in a parking district that provides parking spaces through a fee or assessment program;

(e) Participating in an in-lieu fee program as may be established by the City Council. Any parking agreement approved prior to adoption of the parking standards contained in subsections (h)(1) through (h)(3) of this section may be adjusted to conform with those standards, subject to approval by the Director and City Attorney;

(f) In order to facilitate housing development in the downtown, the Director may reduce the parking requirement for any residential element of a project in the DC District by ten (10%) percent or one (1) space, whichever is greater. In allowing this reduction, the Director may require a vehicle trip reduction plan to be submitted for approval and such other conditions deemed necessary to reduce parking demand. Requests for parking reductions greater than ten (10%) percent shall be reviewed by the Planning Commission and shall require a use permit. In granting such additional reduction, the Commission must find that the increased demand for parking in the downtown resulting from the project is not significant due to such considerations as the project’s design, location, size or other features. The Commission may require a trip reduction plan and other conditions deemed necessary to reduce parking demand.

1. Except as otherwise provided in these regulations, for every structure erected or enlarged and for any land or structure devoted to a new use requiring more spaces according to the schedule set out in this subsection, the indicated minimum number of off-street parking spaces located on the site of the use shall be provided.

2. The right to occupy and use any premises shall be contingent on preserving the required parking and maintaining its availability to the intended users, including residents, staff, and/or customers.

3. Parking, in addition to these requirements, may be required as a condition of use permit approval.

j. Uses Not Listed. The Director shall determine the parking requirement for uses which are not listed. His/her determination shall be based on similarity to listed uses and may be appealed to the Planning Commission.

1. The parking requirement is based on the gross floor area of the entire use, unless stated otherwise.

2. When the calculation of required parking results in a fractional number, it shall be rounded to the next highest whole number if the fraction is one-half (1/2) or more; otherwise it shall be rounded down to the next lowest whole number.

3. Where there has been a reduction in required parking, all resulting spaces must be available for common use and not exclusively assigned to any individual use. In mixed-use projects, required residential parking may be reserved, but commercial parking must be made available for guests or overflow from residences.

1. For residential uses when parking spaces are identified for the exclusive use of occupants of a designated dwelling, required spaces may be arranged in tandem (that is, one (1) space behind the other) subject to approval of the Director. Tandem parking is intended to allow for needed flexibility on constrained lots or where tandem parking is consistent with the existing neighborhood pattern. Tandem parking shall not be used to provide for the conversion of garage spaces. However, tandem parking is allowed by right for accessory and junior accessory units which may not be denied by the Director.

2. Hotel and Restaurant Projects (New and Existing). Tandem parking may be used for hotel and restaurant development in the DC Zone where parking service is provided, subject to the approval of a parking management plan by the Director and Public Works Director. A parking management plan is a document that outlines how site parking will be regulated and includes provisions to reduce parking demand, including, but not limited to, availability of transit in close proximity, access to a car share program and access to information regarding alternative transportation programs.

3. Tandem parking may be considered in commercial office development if all of the following requirements are satisfied:

(a) With review of the location and design by the Design Review Committee, where adequate maneuverability and access arrangements are provided; and

(b) When the tandem spaces are set aside for the exclusive use of on-site employees; and

(c) Where the total number of tandem spaces does not exceed thirty (30%) percent of the total parking provided for projects that require ten (10) vehicle parking spaces or less and fifteen (15%) percent of the total parking provided for projects that require eleven (11) or more vehicle parking spaces; and

(d) With the approval of a parking management plan by the Director and Public Works Director to ensure that proper management and oversight of the use of the proposed tandem spaces will occur.

4. For existing office development where there is a desire to upgrade or modify the parking layout to increase efficiency or better meet standards and review by the Design Review Committee would not be required, the approval of new tandem parking spaces would require the approval of an administrative use permit, where adequate maneuverability and access arrangements are provided.

m. Senior or Elderly Housing Parking. Housing occupied exclusively by persons aged sixty-two (62) or older may provide one-half (1/2) space per dwelling unit or one (1) space per four (4) occupants of a group quarters.

n. Low-Income Housing Parking. Housing occupied exclusively by very low or low-income households, as defined by the State, may provide for reduced parking requirements of one (1) car and one (1) bicycle space per dwelling unit.

1. Minor Additions. Minor additions to existing legal structures or uses, which are nonconforming because they do not meet current parking standards, may be permitted if they meet the following requirements:

(a) The parking spaces required for the addition are provided in conformance with this chapter, in addition to all parking spaces already provided for the existing use or structure; and

(b) All existing parking shall be in substantial compliance with parking and driveway standards; and

(c) The addition is not more than twenty-five (25%) percent of the existing gross floor area or one thousand (1,000) square feet, whichever is greater; and

(d) For residential projects, at least one (1) legally conforming space is provided for each existing unit except that in accordance with California Government Code Section 65863.3(a) additional parking may not be required by the City for remodels, renovations, and/or additions to single-family units.

2. Larger Additions. Existing legal structures or uses which are nonconforming because they do not meet current parking standards may be expanded more than twenty-five (25%) percent of the existing gross floor area or one thousand (1,000) square feet, subject to the following:

(a) All existing parking shall be in substantial compliance with parking and driveway standards; and

(b) All required parking for the existing use or structure plus that required for the addition is provided; or an administrative use permit is obtained and parking is provided pursuant to Table 21:

Increase in Gross Floor Area	Parking for Addition in Existing Lot	Parking Provided for Existing Use or Structure Is at Least:
25 – 49%	100%	50%
50 – 74%	100%	75%
>75%	100%	100%

Notes:

For residential projects, at least one (1) legally conforming space is provided for each existing unit, in addition to all parking required for the addition itself.

3. Use Changes. Changes in use, which increase the total parking demand from existing legal uses which are nonconforming because they do not meet current parking requirements, may be permitted so long as the number of spaces equal to the difference between the number required by the previous use and the number required by the new use is provided, in addition to all spaces already provided for the previous use.

p. Electrical Charging Stations. Electric charging stations for vehicles shall be provided in accordance with the City’s Building Codes as adopted.

q. Required Parking for Residential Uses. The parking requirements for residential uses are set out in Table 22, Required Parking for Residential Uses.

Use	Standard Development
Use	Required Parking Spaces	Required Loading Spaces
Accessory and Junior Accessory Dwelling Units	Refer to Section 18-20.100(b)(2)	N/A
Single-Family Detached	2 covered spaces/dwelling unit except for AV Zone which requires 2 spaces 1 of which must be covered. Relaxation of this requirement is provided for accessory and junior accessory dwellings, senior housing, and other types of housing in accordance with State law.	N/A
Single-Family Attached	2 spaces/dwelling unit. Relaxation of this requirement is provided for accessory and junior accessory dwellings, senior, low income housing, and other types of housing in accordance with State law.	N/A
Multiplex and Multifamily	Spaces per the bedroom configuration:	N/A
	1.5 spaces for 1 and 2 bedroom units
	2 spaces for 3 to 4 bedroom units
	2.5 spaces for 4 plus bedroom units
	In addition to the following:
	0.5 spaces for guest space/dwelling unit
	1 space for recreation vehicle per 5 dwelling units as may be required by Director or Planning Commission.
	Parking requirements of no more than 1 space per dwelling for multifamily development that complies with low-income criteria of the State’s housing code
	Additional relaxation of this standard is proved for accessory and junior accessory units, senior housing, and other types of housing in accordance with State law.
Manufactured Home (outside manufactured home park or subdivision)	Same as for Single-Family Detached	N/A
Manufactured Home (inside manufactured home park or subdivision)	2 spaces per dwelling unit + 1 guest space per 4 dwelling units. Relaxation of this standard is provided for accessory and junior accessory dwelling units, senior housing, and other types of housing in accordance with State law.	N/A
Senior Independent Living Center	1 space per dwelling unit or as provided by State law.	N/A
Emergency Shelters and Warming Shelters	1.5 spaces per employee during maximum occupancy at shelter.	1 space per shared kitchen facility; not required if kitchen facilities are not shared. In accordance with Government Code Section 65583(a)(4) sufficient parking shall be provided to accommodate all staff working in the emergency shelter; provided, that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

r. Required Parking for Institutional Uses. The parking requirements for institutional uses are set out in Table 22.1, Required Parking and Loading for Institutional Uses.

Use	Parking and Loading
Use	Required Parking Spaces	Required Loading Spaces
Cemetery	Greater of: Sum of 1 space per 100 sf. of indoor assembly space + 3 spaces per 1,000 sf. of office floor area; or 20 spaces per acre of grave sites	1 space per building with a floor area of 50,000 sf. or greater
College/University/Vocational Technical Schools	1 space per 200 sf. of floor area (except auditoriums, theaters, gymnasiums and stadiums) + 1/3 space per person times the capacity (persons) of auditoriums, theaters, gymnasiums and stadiums	1 space per building with a floor area of 50,000 sf. or greater
Hospitals	1 space per 2 beds + parking required for medical offices for outpatient serving areas	1 space per building with a floor area of 50,000 sf. or greater
Institutional Residential	1 space per 3 beds or as provided by State law	1 space per 30 beds
Place of Public Assembly: Adult Day Care	1 space per 300 sf.	N/A
Places of Public Assembly Including Day Care/Preschool	1 space per 100 sf. or special parking study by licensed traffic engineer or as required by Director	N/A
Places of Public Assembly: Elementary School	3 spaces per classroom or as provided in accordance with State law	1 space per 40,000 sf.
Places of Public Assembly: Middle School	4 spaces per classroom or as provided in accordance with State law	1 space per 40,000 sf.
Places of Public Assembly: High School	Special study by licensed traffic engineer or as required by Director or as provided in accordance with State law	1 space per building with a floor area of 50,000 sf. or greater
Places of Public Assembly: Library or Museum	1/3 space per person times building capacity (in persons)	1 space per 75,000 sf. of floor area
Places of Public Assembly: Other	Greater of: 1 space per 6 seats in auditorium; or 1 space per 250 sf. of floor area	N/A
Private Club: No Food Service	1 space per 250 sf. of floor area used for assembly	Over-the-curb loading allowed during off-peak hours, otherwise 1 space per building
Private Club: With Food Service	1 space per 100 sf. of floor area used for assembly	1 space per 25,000 sf.
Protective Care: Jail or Prison	1 per 5 cells	1 per 30 cells
Protective Care: Other	1 space per 4 beds	1 space per 20 sleeping rooms
Public Service: Fire Station	4 spaces per emergency vehicle bay	N/A
Public Service: Police Station	1 space per 250 sf.	1 space per 60,000 sf. if the building is larger than 40,000 sf.
Public Service: Post Office	1 space per 200 sf. + 1 space per postal vehicle stored on-site or as provided in accordance with Federal law	1 space per 10,000 sf.
Public Service: Other	1 space per 300 sf. or as provided in accordance with State law	N/A
Residential Eldercare Facilities: Assisted Living	1 space per dwelling unit + 1 space per 3 beds in shared living facilities or as provided in accordance with State law	1 space per site
Residential Eldercare Facilities: Congregate Care	1 space per dwelling unit or as provided in accordance with State law	N/A
Residential Eldercare Facilities: Nursing Home	1 space per 3 beds or as provided in accordance with State law	1 space per 20 sleeping rooms

s. Required Parking for Commercial Uses. The parking requirements for commercial uses are set out in Table 23, Required Parking and Loading for Commercial Uses. Relaxed parking requirements are provided for the downtown parking area (refer to subsection (h) of this section).

Use	Parking and Loading
Use	Required Parking Spaces	Required Loading Spaces
Agricultural Support/Other Rural Services: Equipment Dealers and Feed Stores	1 space per 300 sf. of office + 1 space per 750 sf. of other use	1 space per 75,000 sf.
Agricultural Support/Other Rural Services: Crop Storage/Packing	1 space per 500 sf. of floor area	1 space per 15,000 sf.
Agritourism	1 space per 3 persons of the maximum capacity	N/A
Alcoholic Beverage Sales: Package	1 space per 200 sf.	1 space per 15,000 sf.
Alcoholic Beverage Sales: Other, See Restaurants and Bars, below	See Restaurants and Bars, below	See Restaurants and Bars, below
Boarding or Rooming House	1 space per 12 beds	N/A
Car Wash	3 spaces + 2 spaces per bay or stall	N/A
Commercial Cannabis	Refer to Table 27
Commercial Lodging: Full Service Hotel	1 space per guest room + 2 spaces per 10 guest rooms + 1 space per 100 sf. of meeting space + 1/2 of required parking for accessory retail, restaurant and alcoholic beverage sales uses	1 space + 1 space per 50,000 sf. meeting rooms, restaurants and shops
Commercial Lodging: Other	1 space per guest room + 2 spaces per 10 guest rooms	1 space per 75 rooms
Commercial Retail: 0 to 2,000 structure’s square feet of floor area	1 space per 250 sf.	1 space per 25,000 sf.
Commercial Retail: 2,001 to 5,000 structure’s square feet of floor area – greater of minimum requirement or space per floor area	8 spaces minimum requirement or 1 per 300 sf.	1 space per 25,000 sf.
Commercial Retail: 5,000 plus structure’s square feet of floor area greater of minimum requirement or space per floor area.	17 spaces minimum requirement, or 1 per 400 sf.	1 space per 25,000 sf.
Gas Stations With Convenience Store	1 space per 200 sf.	N/A
Heavy Retail: Home Center	1 space per 500 sf. of floor area	1 space per 50,000 sf.
Heavy Retail: Lumberyard	1 space per 500 sf. of office + 1 space per 1,000 sf. yard space	1 space per 50,000 sf. of area put to the heavy retail use
Kennel	1 space per 250 sf.	1 space if the use is larger than 10,000 sf.
Light Automobile Service	4 spaces + 1 space per service bay (pump stations are not counted)	1 space
Marijuana Dispensary
a. Retail	1 space per 200 sf.	N/A
b. Delivery Only	2 spaces per delivery vehicle	N/A
Mixed-Use	As approved by special study	1 space per 25,000 sf. of nonresidential uses
Office: Financial Institutions	1 space per 300 sf.	1 space per 33,000 sf.
Office: Medical	1 space per 250 sf.	1 space per 33,000 sf.
Office: Call Center	7 spaces per 1,000 sf.	1 space per 33,000 sf.
Office: Other	3 spaces per 1,000 sf.	1 space per 33,000 sf.
Restaurant: Drive-In or Drive-Through	1 space per 60 sf.	1 space
Restaurants and Bars, With or Without Dancing	1 space per 60 sf. of dining space + 1 space per 100 sf. of kitchen space + 1 space per 500 sf. of outdoor dining	1 space
Services: Beauty or Nail Salon, Barber Shop, Spa	4 spaces per 1,000 sf.	N/A
Services: Dry Cleaner	3 spaces per 1,000 sf.	1 space if dry cleaning is done off site
Services: Other	3 spaces per 1,000 sf. + 1 space per stored company vehicle	1 space per 75,000 sf.
Vehicle Sales, Rental and Service	1 space per 400 sf. of office +1 space per 600 sf. of showroom + 1 space per 500 sf. of service area	1 space + 1 space per 25,000 sf. of service area
Veterinarian	1 space per 250 sf.	N/A
Warehousing, Mini-Storage	1 space per 300 sf. of office; but in no case less than 2 spaces visitor parking + 1 space per caretaker unit	N/A

t. Required Parking for Recreation and Amusement Uses. The parking requirements for recreation and amusement uses are set out in Table 24, Required Parking and Loading for Recreation and Amusement Uses.

Use	Parking and Loading
Use	Required Parking Spaces	Required Loading Spaces
Adult Entertainment Uses	Greater of 4 spaces per 5 seats; or 1 space per 150 sf. of floor area	1 space
Campgrounds	2 spaces per campsite. 4 spaces at or near each comfort station on a roadway shall also be provided, which may be counted as part of the overall number of spaces required for the campsites. Parking shall be provided at the park entrance for guest registration.	N/A
Indoor Commercial Amusement: Bowling Alley	5 spaces per lane	1 space
Indoor Commercial Amusement: Movie Theaters	1 space per 3 seats + 3 spaces per screen	1 space
Indoor Commercial Amusement: Skating Rinks	1 space per 100 sf. of rink surface	1 space
Indoor Commercial Amusement: Other	6 spaces per 1,000 sf.	1 space
Outdoor Commercial Amusement: Outdoor Arenas	1 space per 3 seats	1 space per 500 seats
Outdoor Commercial Amusement: Other	Per approved parking study	Per approved parking study
Indoor Recreation: Swimming Pool	1 space per 2 persons capacity	1 space
Indoor Recreation: Tennis, Racquetball; Handball	2 spaces + 1 space per court + 1 space per 5 courts	1 space
Indoor Recreation: Community Recreation Center	1 space per 400 sf.	1 space per 50,000 sf.
Indoor Recreation: Other	1 space per 400 sf.	1 space
Outdoor Recreation: Athletic Fields	Greater of: 1 space per 4 seats (spectator); or 30 spaces per athletic field	N/A
Outdoor Recreation: Day Camp	1 space per 4 campers	N/A
Outdoor Recreation: Driving Range	3 spaces per 4 stations	N/A
Outdoor Recreation: Mini Golf	4 spaces per hole	N/A
Outdoor Recreation: Golf Course	4 spaces per hole	N/A
Outdoor Recreation: Playgrounds	12 spaces per acre	N/A
Outdoor Recreation: Swimming Pool	1 space per 250 sf. of pool	N/A
Outdoor Recreation: Tennis Courts	2 spaces per court + 1 space per 250 sf. of clubhouse or pro shop	N/A
Outdoor Recreation: Other Active Recreation	12 spaces per acre	N/A
Outdoor Recreation: Passive Recreation	2 spaces per acre	N/A
Recreational Vehicle Parks	2 spaces per lot. 4 spaces at or near each comfort station on a roadway shall also be provided, which may be counted as part of the overall number of spaces required for the campsites. Parking shall be provided at the park entrance for guest registration.	N/A
Wineries
Areas for use by or for patrons, including tasting rooms and reception areas and office or administration areas	1 space per 300 sq. ft.	N/A
Production, storage or warehousing areas	1 space per 1,500 sq. ft.	N/A
Promotional event parking	1 space per 2.5 persons	N/A

u. Required Parking for Industrial Uses. The parking requirements for industrial uses are set out in Table 25, Required Parking and Loading for Industrial Uses.

Use	Parking and Loading
Use	Required Parking Spaces	Required Loading Spaces
Disposal	5 spaces per 4 disposal vehicles	1 space per disposal vehicle
Heavy Industry	Per approved parking study	Per approved parking study
Light Industry: Laboratories, Research and Development, Testing	1 space per 300 sf.	1 space per 20,000 sf.
Light Industry: Other	1 space per 750 sf. or in accordance with a special study prepared by a licensed traffic engineer or as required by the Director	1 space per 20,000 sf.
Recycling/Salvage	Per approved parking study	Per approved parking study
Utilities, Community	Per approved parking study	Per approved parking study
Utilities, Neighborhood	1 space (may be grass)	N/A
Warehousing and Transportation	1 space per 300 sf. of office + 1 space per 1,000 sf. of warehouse + 1 space per loading dock	Greater of: 1 space per 20,000 sf., or 1 space per loading bay

v. Required Parking for Agricultural Uses. The parking requirements for agricultural uses are set out in Table 26, Required Parking and Loading for Agricultural Uses.

Use	Parking and Loading
Use	Required Parking Spaces	Required Loading Spaces
Agriculture or Forestry	2 spaces per dwelling unit used as a farm residence	N/A
Agritourism	1 space per 3 persons of the maximum capacity.	N/A
Commercial Stables	1 space per 6 stalls	1 space per 24 stalls
Nursery or Greenhouse: Wholesale	3 spaces per 1,000 sf. of office or sales floor area + 10 spaces per acre of outdoor nursery area	2 spaces per 5 acres
Nursery or Greenhouse: Retail	1 space per 250 sf. of enclosed floor area + 15 spaces per acre of outdoor nursery area	3 spaces per 5 acres
Wineries (as follows:)
Areas for use by or for patrons, including tasting rooms and reception areas and office or administration areas	1 space per 300 sq. ft.	N/A
Production, storage or warehousing areas	1 space per 1,500 sq. ft.	N/A
Promotional event parking	1 space per 2.5 persons	N/A

w. Required Parking for Special Uses. The parking requirements for special uses are set out in Table 27, Required Parking and Loading for Special Uses.

Use	Parking and Loading
Use	Required Parking Spaces	Required Loading Spaces
Airports	Per approved parking study or as provided in accordance with State law	Per approved parking study
Bed and Breakfast Establishments and vacation rentals	1 space per guest room	N/A
Commercial Cannabis
a. Distributor or Manufacturer	1 space per 800 sf. processing area and 300 sf. of office area.	1 space per 20,000 sf.
b. Nursery/Cultivation	1 space per 1,000 sf. nursery or cultivation area and 1 space per 300 sf. of office or processing floor area	1 space per 20,000 sf.
c. Testing Lab	1 space per 300 sf.	1 space per 20,000 sf.
Parking and Transit Facilities: Stand Alone Parking Lot	N/A	N/A
Parking and Transit Facilities: Transit Facility	Per approved parking study	Per approved parking study
Self-Storage Facilities	1 space per 20 storage units + 1 space per on-site caretaker residence	N/A
Wireless Telecommunications Facilities	1 per freestanding facility (may be grass)	N/A

(Ord. #271-2025, S2 (Exh. A))

18-20.100 Parking and Driveway Design and Exceptions.

a. Parking and driveway design and requirements for permits shall be as provided in the parking standards adopted by Council resolution.

b. The Director may grant exceptions to the standards subject to appropriate conditions and upon finding that:

1. The exception will not constitute a grant of special privilege inconsistent with the driveway or parking limitations upon other properties in the vicinity;

2. The exception will not adversely affect the health, safety or general welfare of persons working or residing in the vicinity; and

3. The exception is reasonably necessary for the applicant’s full enjoyment of uses permitted upon his/her property. (Ord. #271-2025, S2 (Exh. A))

18-20.110 Screening of Outdoor Sales and Storage.

Screening shall be required for all outdoor sales and storage. Such screening shall consist of a solid fence, wall or mature hedge or other screen planting at least six (6') feet high. The Director may waive the screening requirement when the use customarily is not screened from public view, such as auto sales or displays at gas stations. The Director may defer the screening requirement where the sales or storage is adjacent to vacant land and where it is not visible from a public street. Such waiver or deferral may be by approval of whatever type of use permit may be required for the use. If no use permit is required, the waiver or deferral shall be in writing and shall set forth the circumstances justifying the action. (Ord. #271-2025, S2 (Exh. A))

18-20.120 Night Sky Preservation.

a. Purpose and Intent. To establish outdoor lighting regulations that encourage lighting practices and systems that will:

1. Permit reasonable uses of outdoor lighting for nighttime safety, utility, security and enjoyment while preserving the ambience of night;

2. Curtail and reverse any degradation of the nighttime visual environment and the night sky;

3. Minimize glare and obtrusive light by limiting outdoor lighting that is misdirected, excessive or unnecessary;

4. Help protect the natural environment from the damaging effects of night lighting;

5. Meet the minimum requirements of the California Code of Regulations for Outdoor Lighting and Signs (Title 24, Chapter 6);

6. Compliance with other laws or ordinances may require minimum illumination levels for specific applications and may conflict with these regulations. In such cases, those laws or ordinances shall govern.

b. Application Requirements. Whenever a person is required to obtain a building permit, electrical permit for outdoor lighting or signage, and/or approval of any development project, the applicant shall, as a part of said application, submit sufficient information to enable the Community Development Department to determine whether the proposed lighting will comply with the provisions of this section. The application shall include information determined appropriate by the Community Development Department that accurately describes projected illumination levels which shall include working drawings and details as described in the City’s Lighting Checklist as provided and maintained by the Director. The application fees commensurate with the costs of processing and reviewing applications and administering this section shall be collected at the time the application is filed.

c. Operational Standards. Outdoor lighting shall be designed, installed and maintained to prevent nighttime sky light pollution, preserve and enhance visibility of stars and use energy efficiently by lighting only those areas or objects necessary for safety and security. Outdoor lighting design and requirements are also referred to in the City’s Lighting Design Standards that are adopted by Council resolution. All outdoor lighting shall conform to the following regulations:

1. Outdoor lighting shall be directed downward and away from adjacent properties and public rights-of-way.

2. No lighting on private property shall produce an illumination level greater than two (2) maintained horizontal footcandles at grade on any property within a residential zoning district except on the site of the light source.

3. The maximum light intensity on a residential site shall not exceed a maintained value of ten (10) footcandles, when measured at finished grade.

4. The maximum light intensity on a nonresidential site, except auto sales lots, ATMs and sports fields, shall not exceed a maintained value of ten (10) footcandles, when measured at finished grade.

5. The maximum light intensity on an ATM shall not exceed a maintained value of twenty (20) footcandles, when measured at finished grade.

6. The maximum light intensity on an auto sales lot shall not exceed a maintained value of forty (40) footcandles, when measured at finished grade.

7. The maximum light intensity on a sports field shall not exceed a maintained value of fifty (50) footcandles, when measured three (3') feet above grade. Baseball field lighting and lighting for other recreational uses may be increased to a maintained value of one hundred (100) footcandles with approval of the Director.

8. Outdoor lighting shall be completely turned off or significantly dimmed at the close of business hours unless lighting is essential for security or safety (e.g., illumination of parking areas, ATMs and plazas).

9. Outdoor lighting shall not blink, flash or rotate.

10. Outdoor flood light projection above the horizontal plane is prohibited, unless exempted by subsection (e) of this section.

11. All upward directed sign lighting, including illumination of billboards, is prohibited, unless exempted by subsection (e) of this section.

12. Outdoor sports fields shall not be illuminated after 11:00 p.m. except to conclude a scheduled recreational or sporting event in progress prior to 11:00 p.m.

d. Lighting Standards. Lighting shall comply with the requirements of the City’s Lighting Design Standards adopted by Council resolution.

e. Exemptions. The following lighting fixtures are exempt from the requirements of this section:

1. Neon and other low intensity outdoor lighting fixtures used for signage or architectural decoration that are approved through design review.

2. Outdoor lighting fixtures on public rights-of-way; provided, that measures have been taken to mitigate impacts on surrounding properties and the night sky.

3. Emergency lighting operated by public agencies or for the purpose of aviation safety.

4. All temporary lighting used for the construction or repair of roadways, utilities and other public infrastructure.

5. Non-electric lighting such as gas lamps or kerosene lanterns.

6. Temporary lighting equipment and seasonal lighting equipment; provided, that individual lamps are ten (10) watts or less.

7. Accent lighting for architectural features, national flags, statues, public art, signage or other objects of interest provided the fixture emits a very narrow cone of light for the purpose of confining the light to the object of interest and minimizing spill-light and glare. Accent lighting is subject to Director’s approval. (Ord. #271-2025, S2 (Exh. A))

18-20.130 Water Efficient Landscaping.

a. Purpose and Intent. To establish water efficient landscaping regulations in compliance with State law and enhance the appearance of the community through the development of attractive landscapes throughout the City.

b. Applicability. The provisions of this section shall apply to the following landscape projects:

1. New construction and rehabilitated landscapes for institutional, commercial and multifamily development projects with a landscape area equal to or greater than two thousand five hundred (2,500) square feet which are otherwise subject to a building permit or development review.

2. Developer-installed single-family residential landscapes and common areas of a project with a landscape area equal to or greater than two thousand five hundred (2,500) square feet which are otherwise subject to a building permit or development review. Where model homes are included, the developer shall install at least two (2) model homes with landscapes that comply with the requirements of this chapter and include signs and printed materials explaining design strategies and plant materials for water conservation.

3. New construction landscapes which are homeowner-provided and/or homeowner-hired in single-family residential projects with a total project landscape area equal to or greater than five thousand (5,000) square feet requiring a building permit or development review.

4. Homeowners associations’ and common interest developments’ architectural guidelines (i.e., CC&Rs) shall not prohibit or include conditions that have the effect of prohibiting the use of low water-using plants as a group. Further, the guidelines shall not prohibit the removal of turf, nor restrict or prohibit the reduction of turf in lieu of more water-efficient alternatives (Civil Code Section 1353.8).

c. Landscaping Design Standards and Guidelines. Landscaping design and installation shall comply with the requirements of the City’s Landscaping Design Standards and Guidelines adopted by Council resolution.

d. Applicable Projects. Projects that fall under the applicable thresholds cited shall submit the following:

1. Landscape design plan which meets the maximum applied water allowance calculation and design criteria in the City Engineering Standards uniform design criteria for landscaping and irrigation; and

2. Irrigation design plan which meets the design criteria in the City Engineering Standards uniform design criteria for landscaping and irrigation.

e. Exempt Activities. The provisions of this section shall not apply to the following activities:

1. Registered local, State or Federal historical sites;

2. Ecological restoration projects that do not require a permanent irrigation system; or

3. Plant collections, as part of botanical gardens and arboretums open to the public.

1. Landscape Design Plan. For the efficient use of water, a landscape shall be designed and planned for the intended function of the project. For each landscape project subject to this section, applicants shall submit a landscape design plan as described in the City’s Landscaping and Design Standards and Guidelines.

2. Irrigation Design Plan. The irrigation system and its related components shall be planned and designed to allow for proper installation, management and maintenance. For each landscape project subject to this section, applicants shall submit an irrigation design plan that is designed and installed to meet irrigation efficiency criteria as described in the City’s Landscaping Design Standards and Guidelines.

3. Soils Management Report. In order to reduce runoff and encourage healthy plant growth, soil amendment, mulching and soil conditioning recommendations shall be prepared by a licensed landscape architect, licensed landscape contractor, licensed civil engineer or licensed architect as described in the City’s Landscaping Design Standards and Guidelines.

4. Grading Design Plan. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff and water waste as described in the City’s Landscaping Design Standards and Guidelines.

5. Storm Water Management. Storm water management practices minimize runoff and increase infiltration which recharges groundwater and improves water quality. Implementing storm water best management practices into the landscape and grading design plans to minimize runoff and to increase on-site retention and infiltration are required. Project applicants shall refer to Chapter XVII and the City’s Design and Construction Standards Engineering Standards.

g. Implementation Procedures. For projects that require development review (tentative parcel map, tentative tract, development plan or conditional use permit), project applicants shall submit the following documentation:

1. A completed maximum applied water allowance for the conceptual landscape design.

2. A conceptual landscape design plan which demonstrates that the landscape will meet the landscape design specifications of the City Engineering Standards uniform design criteria for landscaping and irrigation.

3. A conceptual irrigation design plan which notes the irrigation methods and design actions that will be employed to meet the irrigation specifications of the City Engineering Standards uniform design criteria for landscaping and irrigation.

4. A grading plan which demonstrates the landscape will meet the specifications of the City Engineering Standards uniform design criteria for landscaping and irrigation.

h. Building Application. Prior to the issuance of a building permit, project applicants shall submit the following:

1. A completed maximum applied water allowance form (appendices, City Engineering Standards) based on the final landscape design plan.

2. A final landscape design plan that includes all the criteria required in the City Engineering Standards uniform design criteria for landscaping and irrigation.

3. A final irrigation plan that includes all the criteria required in the City Engineering Standards uniform design criteria for landscaping and irrigation.

4. A soils management report that includes at a minimum the criteria required in the City Engineering Standards uniform design criteria for landscaping and irrigation.

5. A final grading plan that includes all the criteria required in the City Engineering Standards uniform design criteria for landscaping and irrigation.

6. A hydrozone table (refer to City’s Landscaping and Irrigation Standards City Engineering Standards).

i. Project Completion. Upon completion of the installation of the landscape and irrigation system and prior to the issuance of the certificate of occupancy, the project applicant shall submit the following:

1. A certification of completion (appendices, City Landscape Design Standards and Guidelines) signed by the professional of record for the landscape and irrigation design certifying that the project was installed per the City-approved landscape design, irrigation and grading plans and meets or exceeds an average landscape irrigation efficiency of 0.71. The City reserves the right to inspect and audit any irrigation system which has received an approval through the provisions of this section.

2. A project applicant shall develop and provide to the owner or owner’s representative and the City an irrigation schedule that assists in the water management of the project and utilizes the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the criteria in the City’s Landscape Design Standards and Guidelines.

3. A regular maintenance schedule shall be submitted by the project applicant with the certificate of completion that includes: routine inspections, adjustment and repairs to the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning and weeding. The maintenance schedule will be provided to the owner or owner’s representative. (Ord. #271-2025, S2 (Exh. A))

18-20.140 Curbs, Gutters, Sidewalks Installation.

a. Purpose. Establish pedestrian safe corridors by providing a uniform procedure for the installation of curbs, gutters, and sidewalks; to impose a reasonable public property improvement requirement as a condition of construction of buildings or other improvements for the orderly development and improvement of public property consistent with public health, safety and enhancing the appearance of the City.

1. Property Improvements. When property improvements exceed fifty thousand ($50,000.00) dollars on a parcel, the installation of curb, gutter and sidewalk improvements shall be required to applicable road standards. If the existing right-of-way improvements are damaged or in a state of disrepair they shall be reconstructed to comply with the current standards. This requirement shall apply to all land use zoning designations within the City.

2. Discretionary/Entitlement Permits. The installation of curb, gutter, and sidewalk improvements shall be a standard condition of approval for all discretionary land use permits/entitlements (administrative use permits, conditional use permits, parcel/subdivision maps, rezones, General Plan amendments, planned development projects, etc.).

3. Exemptions. The following property improvements are exempt from these requirements:

(a) Repairs made to comply with State or local health and safety regulations to assure safe living conditions.

(b) Repairs made to restore a structure to its preexisting condition when the damage has been caused by a natural disaster (such as fires, earthquakes, floods, slides, and/or strong wind events).

(c) Routine property maintenance such as re-roofing, replacement of heating/cooling equipment, sewer/water line repairs, electrical/plumbing repairs, existing foundation repair, and required upgrades to bring a structure into compliance with the Americans Disabilities Act (ADA).

(d) Improvements to elevate structures within a floodplain to current FEMA and local agency requirements.

1. Plan Requirements. All curb, gutter and sidewalk improvement plans shall be prepared and stamped by a California licensed civil engineer and prepared in accordance with all applicable Federal, State, and local agency requirements, including the City of Clearlake Municipal Code and Design/Construction Standards.

2. Inspection of Right-of-Way Improvements. The City Manager or designee shall have the power to appoint qualified persons to inspect construction of the work specified in this section. If the inspection requires a licensed special inspector, it shall be the responsibility of the applicant to secure such inspection.

3. Permit Requirements. Prior to installation, the applicant shall apply for and secure all required Federal, State and local agency permits, including an encroachment permit with the City.

4. Installation Requirements. All curb, gutter and sidewalk improvements shall be installed on all street frontages prior to final inspection and/or occupancy.

1. A waiver from requiring curb, gutter, and sidewalk to be installed in conjunction with the improvements to the abutting property may be granted under the following circumstances:

(a) Where upon request by application the City Manager or designee finds and determines there are circumstances applying to the project site, such as size, shape or topography, which do not apply generally to land within the vicinity. Such circumstances shall not constitute a grant of special privilege/entitlement inconsistent with the limitations upon other properties in the vicinity; or

(b) If the project parcel is located within a City roadway improvement project, in lieu of installing such improvements, as normally required, the applicant shall pay a fee to the City equal to the cost of installing the improvements to the City. Said fee shall be determined by the City Engineer; or

(c) Enter into an improvement deferral agreement approved by the City Attorney which shall contain required timelines for installation among other provisions determined by the City, agreement by applicant to furnish improvement security by cash deposit or bond(s) duly authorized corporate surety with the City. The amount of said improvement security shall be determined by the City Engineer and shall be equal to the City Engineer’s estimate of the cost of the improvement to be deferred, plus ten (10%) percent. The security shall run with the land and shall be binding upon successors in interest to the property receiving deferral. Said improvement deferral agreement shall be recorded at the Lake County Assessor/Recorder’s Office. (Ord. #271-2025, S2 (Exh. A))