(Repealed by Ord. 23-2014)

(Repealed by Ord. 23-2014)

(Repealed by Ord. 23-2014)

(Repealed by Ord. 23-2014)

(Repealed by Ord. 23-2014)

This chapter establishes the framework of zoning districts within the City of Elk Grove. This chapter also establishes the zoning map as the official designation of zoning district boundaries. [Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

A. Overview. Zoning districts are established in order to classify, regulate, designate, and distribute the uses of land and buildings; to regulate and restrict the height and bulk of buildings; to regulate the area of yards and other open spaces around buildings; and to regulate the density of population.

The City of Elk Grove is divided into zoning districts that are grouped into two (2) categories: 1) base zoning districts, and 2) overlay zoning districts. These districts conform to and implement the City’s General Plan land use. EGMC Chapter 23.27 (Allowed Uses and Required Entitlements) identifies the allowed uses and requirements for planning entitlements. EGMC Chapter 23.29 (Development Standards by Zoning District) identifies development standards unique to each zoning district.

1. Base Zoning Districts. The base zoning district is the primary zoning district that applies to a property. Every parcel throughout the City has a base zoning district that establishes the primary land use type, density, intensity, and site development regulations. Base districts are grouped into eight (8) categories as follows:

a. Agricultural zoning districts;

b. Residential zoning districts;

c. Commercial zoning districts;

d. Mixed-use zoning districts;

e. Office zoning districts;

f. Industrial zoning districts;

g. Public/quasi-public zoning districts;

h. Special purpose zoning districts.

2. Overlay Zoning Districts. The overlay zoning districts function to supplement the base zoning district for one (1) or more of the following purposes. In the event of a conflict between the regulations of the base zoning district and the overlay zoning district, the provisions of the overlay zoning district shall apply.

a. To allow more flexibility from the standard provisions of the underlying base zone;

b. When special provisions are needed to protect unique site features or implement location-specific provisions; and/or

c. To specify a particular standard or guideline for an area.

B. Agricultural Districts.

1. Agricultural (AG-20, AG-80): The AG districts are applied to areas of the City for viable agricultural use and very low density residential use. The agricultural zoning districts allow for a wide range of agricultural uses on large parcels of land. These uses may include crop production, commercial riding academies and stables, animal keeping, agricultural labor housing, and compatible accessory uses. The zoning district number associated with the AG districts corresponds to the minimum lot size in such district.

a. AG-80. The AG-80 zone is applied to areas of the City to accommodate a wide range of agricultural uses on parcels of land a minimum of eighty (80) gross acres in size.

b. AG-20. The AG-20 zone is applied to areas of the City to accommodate agricultural use on parcels a minimum of twenty (20) gross acres in size.

2. Agricultural Residential (AR). The AR districts are applied to areas of the City intended to accommodate very low density single-family residential uses in a rural setting with agricultural and accessory uses. The AR districts implement the estate residential and rural residential General Plan land use designation. The zoning district number associated with the AR districts corresponds to the minimum lot size in such district.

a. AR-1. The AR-1 zoning district is applied to areas of the City to accommodate low density single-family residential uses in a rural setting with agricultural and accessory uses. The AR-1 zoning district implements the estate residential General Plan designation. The AR-1 district allows for one (1) primary residential unit on lots with a minimum size of one (1) gross acre. While the AR-1 zoning district falls within the estate residential density range of the General Plan, the nature and character of the district is more in keeping with the rural residential land use designation of the General Plan. These zoning districts also allow for normal agricultural uses and practices.

b. AR-2. The AR-2 zoning district is applied to areas of the City to accommodate low density single-family residential uses in a rural setting with agricultural and accessory uses. Lots with this zoning designation are rural in nature and include small local roadways, animal keeping and raising, equestrian uses, agriculture and limited commercial opportunities. The AR-2 zoning district implements the rural residential General Plan designation. The AR-2 district allows for one (1) primary residential unit on lots with a minimum size of two (2) gross acres.

c. AR-5, AR-10. The AR-5 and AR-10 zoning districts are applied to areas of the City to accommodate low density single-family development along with agricultural and accessory uses. Lots within the AR-5 and AR-10 zoning designations are rural in nature and include small local roadways, animal keeping and raising, equestrian uses, agriculture and limited commercial opportunities. The AR-5 and AR-10 zoning districts implement the rural residential General Plan designation. The AR-5 zoning district allows for one (1) residential unit on lots with a minimum size of five (5) gross acres. The AR-10 zoning district allows for one (1) primary residential unit on lots with a minimum size of ten (10) gross acres.

C. Residential Districts.

1. Very Low Density Residential (RD-1 through RD-3). The very low density residential zoning district designations are applied to areas of the City intended to accommodate very low density single-family residential uses in a semi-rural setting. Residential densities shall be in the range of one (1) to three (3) dwelling units per acre with minimum lot sizes between one-third (1/3) acre to one (1) acre. This residential designation includes the following specific zoning districts:

a. RD-1, RD-2, and RD-3. The RD districts are applied to areas of the City intended to accommodate very low density single-family estate type uses. Property with these RD designations should serve as a transitional residential district between agricultural residential and traditional lower density single-family neighborhoods. The zoning district number associated with the RD districts corresponds to the number of dwelling units permitted per acre of land. These RD districts allow a density range of one (1) to three (3) dwelling units per acre.

2. Low Density Residential (RD-4 through RD-7). The low density residential zoning district designations are applied to areas of the City intended to accommodate low density single-family residential neighborhoods. Typical development includes detached (and in some cases attached) single-family homes. Permitted uses in the RD districts include single-family and two-family homes, second units, and compatible neighborhood support facilities. Residential densities shall be in the range of 3.1 to seven (7) dwelling units per acre. Property with this designation should be located near other residential properties, schools, parks/open space, and neighborhood commercial services with low-impact office and light industrial uses nearby. Development standards for these districts allow design flexibility and promote a range of housing densities and variety of housing types. This residential designation includes the following specific zoning districts:

a. RD-4. The RD-4 district is intended for detached single-family and two-family homes up to a maximum density of four (4) dwelling units per acre. Development is typically one (1) and two (2) stories in height with larger yard areas.

b. RD-5. The RD-5 district allows single-family and two-family homes up to a maximum density of five (5) dwelling units per acre. This district may include detached and attached housing types. Development is typically one (1) and two (2) stories in height with private yard areas.

c. RD-6. The RD-6 district allows single-family and two-family homes up to a maximum density of six (6) dwelling units per acre. This district may include detached and attached housing types, as well as cluster developments. Building heights in this district are typically one (1) and two (2) stories. Development standards allow for a variety of housing types.

d. RD-7. The RD-7 district allows single-family and two-family homes up to a maximum density of seven (7) dwelling units per acre. This district may include detached and attached housing types, as well as cluster developments. Building heights in this district are typically one (1) and two (2) stories. Development standards allow for a variety of housing types.

3. Medium Density Residential (RD-8, RD-10, RD-12, and RD-15). The medium density residential zoning district designations are applied to areas of the City intended to accommodate higher density single-family and lower density multifamily residential neighborhoods. These RD districts accommodate a variety of housing types with a density range between 7.1 and fifteen (15) dwelling units per acre. Specifically, medium density residential development may include detached and attached single-family homes, duplexes, townhomes, condominiums, row houses, and garden apartments. Development standards for these districts allow significant design flexibility to encourage a broad range of housing types and are intended to ensure compatibility and connectivity with surrounding neighborhoods and uses. This residential designation includes the following specific zoning districts:

a. RD-8. The RD-8 district allows single-family and two-family homes up to a maximum density of eight (8) dwelling units per acre. This district may include detached and attached housing types, as well as cluster developments. Building heights in this district are typically one (1) and two (2) stories. Development standards allow for a variety of housing types.

b. RD-10. The RD-10 district allows higher density single-family attached and detached homes, and may include lower density multifamily for-sale and for-lease units with a maximum of ten (10) dwelling units per acre. Property with this designation should be located near other residential sites, offices, commercial uses and services, or light industrial areas. Development is typically one (1) and two (2) stories in height (three (3) stories in some cases) with greater lot coverage than the low density single-family residential districts.

c. RD-12. The RD-12 district allows higher density single-family attached and detached homes, and may include lower density multifamily for-sale and for-lease units with a maximum of twelve (12) dwelling units per acre. Property with this designation should be located near other residential sites, offices, commercial uses and services, or light industrial areas. Development is typically one (1) and two (2) stories in height (three (3) stories in some cases) with greater lot coverage than the low density single-family residential districts.

d. RD-15. The RD-15 district may include single-family, two-family, and/or multifamily residential use within a maximum density of fifteen (15) dwelling units per acre. Development may include both for-sale and for-lease products, such as small-lot single-family attached or detached homes, townhomes, condominiums, row houses, and garden apartments. Residential structures are typically one (1) and two (2) stories in height (three (3) stories in some cases) with greater lot coverage than the low density single-family residential districts. The RD-15 district should serve as a transitional residential district between lower density single-family neighborhoods and high density residential districts, office buildings, commercial uses, or light industrial uses. RD-15 sites should be located near arterial or collector roads.

4. Medium-High Density Residential (RD-18). The medium-high density residential zoning district is intended for attached single-family homes, such as townhomes or row houses, as well as medium density multifamily development that includes apartments and condominiums up to a maximum density of eighteen (18) dwelling units per acre. Development is typically two (2) stories in height (three (3) stories in some cases) with greater lot coverage than the medium density residential districts.

5. High Density Residential (RD-20 through RD-40). The high density residential zoning district designations are applied to areas of the City intended to accommodate higher density multifamily development such as apartments and condominiums. This designation may also include high density single-family development types such as townhomes and other attached housing types. High density detached homes may be considered in the RD-20 designation. Residential densities shall be in the range of 15.1 to forty (40) dwelling units per acre. Property with this designation should be located near other multifamily sites, offices, commercial uses, or light industrial areas. Additionally, multifamily residential sites should be located along thoroughfare, arterial, or collector roads or near existing or planned public transit stops. Standards for these districts promote attractive residential development that is compatible with surrounding neighborhoods, while at the same time carefully regulating uses to assure compatible development that limits impacts on surrounding uses. This residential designation includes the following specific zoning districts:

a. RD-20. The RD-20 district is intended for high density attached single-family homes, such as townhomes or row houses, as well as multifamily development that includes apartments and condominiums up to a maximum density of twenty (20) dwelling units per acre. Detached single-family homes may be considered on a case-by-case basis with a conditional use permit request. Development is typically two (2) stories in height (three (3) stories in some cases) with greater lot coverage than the medium density residential districts.

b. RD-25. The RD-25 district is intended for high density residential development, including apartments and condominiums. The maximum density in this district is thirty (30) dwelling units per acre and it is expected that most developments will be two (2) to three (3) stories in height with greater lot coverage than in the RD-20 district.

c. RD-30. The RD-30 district is intended for high density residential development, including apartments and condominiums. The maximum density is thirty (30) dwelling units per acre. Apartments or condominiums are generally expected to be the primary type of development in this district.

d. RD-40. The RD-40 district is intended for high density residential development, including apartments and condominiums. The maximum density is forty (40) dwelling units per acre. Apartments or condominiums are generally expected to be the primary type of development in this district.

D. Commercial Districts.

1. Limited Commercial (LC). The limited commercial district is designed to foster low intensity neighborhood-oriented commercial development adjacent to, integrated within, or at the entrance to residential neighborhoods. The limited commercial district may also be located along arterial or collector roads at midblock locations between major intersections. This district is intended to promote a mix of retail goods and services as well as small-scale office uses and low intensity mixed-use development. Limited commercial properties should be smaller in size, developed with buildings that are compatible in scale with surrounding residential neighborhoods. Development should be pedestrian-friendly with entrances and windows oriented to the sidewalk/street.

2. General Commercial (GC). The general commercial district is intended to allow for medium to high intensity uses with a wide range of retail, wholesale commercial, entertainment, office, services, and professional uses. Development should be pedestrian-oriented, but is expected to be auto-accommodating as well. This district should be applied to medium to large sites adjacent to other commercial uses, office uses or higher density residential development. When located adjacent to single-family residential, vehicles using the commercial site should not have a direct impact on the entrances to the neighborhood, but pedestrian connections should be provided. GC sites should be located near freeways, along arterials, or at major intersections. This district is also intended to support the development of urban villages that offer a mixture of uses including retail, offices, services, entertainment, and commercial within the same site with connections between those uses. Development should provide a pleasant visual atmosphere for motorists, transit users, and pedestrians as well as for the other businesses located within the zoning district.

3. Shopping Center (SC). The shopping center district is intended for medium to high intensity shopping centers with a local or regional market area. Developments within this district should include a wide choice of goods and services. The designation should be applied to medium to large sites near freeways, along arterials, and at major intersections. The SC zone should be adjacent to other commercial uses or higher density residential development. When located adjacent to single-family residential, vehicles using the commercial site should not have a direct impact on the entrances to the neighborhood. Development in this district typically involves integrated structures with multiple uses and tenants providing a broad range of goods and services. Development should incorporate pedestrian-friendly designs that include walkways interior to the project as well as connections to adjacent uses and neighborhoods, but should also be auto-accommodating.

4. Auto Commercial (AC). The auto commercial district is characterized by automotive sales and services and related uses. This zone is intended to promote the unified grouping of auto-oriented uses in locations where they will be convenient to residents and visitors alike. The designation should be used on sites adjacent to other existing commercial or office uses and should be located near freeways, thoroughfares, and arterials. Uses should be of medium intensity and should be auto-accommodating.

5. Commercial Recreation (C-O). The commercial recreation district is intended to provide an area for commercial uses normally considered to be recreation-oriented and for commercial uses associated with major recreation areas, such as aquatic centers, private and public sports facilities, and outdoor theaters. In addition to providing automobile access and parking, development within this district should provide access for pedestrians to and throughout the development. Development and uses should be low to medium intensity in nature and should serve as a buffer between residential neighborhoods or agriculture uses and more intense commercial development where possible.

E. Mixed-Use Districts.

1. Village Center Mixed-Use (VCMU). The village center mixed-use district is designated for development that occurs under a “village center” concept where it serves as a gathering location for area employees and residents. This zone is characterized by pedestrian-oriented development with a mix of uses and a focus on ground-floor commercial, retail, or office uses. Residential or office uses are allowed on upper floors. Development should prioritize vertical integration of uses and integrated public plazas with an emphasis on pedestrian-oriented design. This zone is ideally located along major roadways and/or transit corridors.

2. Residential Mixed-Use (RMU). The residential mixed-use district designates areas for residential development that allow for the integration of compatible office, retail, and service uses. The predominant land use is residential, with commercial and office serving as supporting uses. This zone is characterized by pedestrian-oriented development, with vertical mixes of uses that feature ground-floor activity spaces, live-work units, or retail or office uses with residential uses on upper floors.

F. Office Districts.

1. Business and Professional Office (BP). The business and professional office district is intended for low to medium intensity office development located along thoroughfares, arterials, or collectors or near existing/planned public transit stops. This designation allows mixed-use development and high density development in conjunction with nonresidential development. The designation should be applied to sites adjacent to other commercial uses or higher density residential development. The district is intended for office development and may include supporting services such as retail, service, or restaurant uses developed in conjunction with office use. Office development should be designed to be pedestrian-friendly, but should also be auto-accommodating. Development in this district should take advantage of existing or planned public transit opportunities.

2. Industrial-Office Park (MP). The industrial-office park district is intended to provide well-designed and integrated development that supports a range of clean, light industrial or high-technology office and manufacturing uses and may include research, retail, service, and storage components or other supportive uses, such as dry cleaners, day care centers, restaurants or medical clinics. The MP designation is intended for low to medium intensity uses located along freeways, thoroughfares, arterials, or collectors or near existing/planned public transit stops. The emphasis in this district is on development in a business park setting on sites adjacent to other industrial, commercial, or office uses or near higher density residential development. Development should be pedestrian-friendly with connections between and among different uses; however, it should also accommodate automobiles. Development in this district should take advantage of existing or planned public transit opportunities.

G. Industrial Districts.

1. Light Industrial (LI). The light industrial district is intended for low to medium intensity uses that involve the manufacture, fabrication, assembly, or processing of primarily finished materials. These activities, along with supportive and complementary uses, such as storage, shipping, retail, wholesale, or sales operations, are allowed in this district. Uses in this district should pose limited environmental impact in terms of noise, odors, traffic, hazardous materials, and other health and safety risks. In addition, the development standards are designed to promote attractive development that is compatible with surrounding development. Sites designated for LI uses should be located on medium to large sites along freeways, thoroughfares, arterials, or collectors adjacent to other office, industrial, commercial or higher density residential uses. Residential uses of any kind are prohibited in this district with the exception of a caretaker residence. Development should be auto-accommodating with sufficient and clearly defined parking and loading areas.

2. Light Industrial/Flex (LI/FX). The light industrial/flex district is intended to accommodate a diverse range of light industrial and office activities, and may serve as a buffer between heavy industrial areas and residential and other sensitive land uses. The LI/FX is generally located in areas providing adequate access for the movement of goods. The LI/FX designation allows flexibility in developing a greater extent of office uses and professional services than are allowed by right in the light industrial district.

3. Heavy Industrial (HI). The heavy industrial district is intended to accommodate a broad range of manufacturing and industrial uses. Permitted activity may vary from medium to higher intensity uses that involve the manufacture, fabrication, assembly, or processing of raw and/or finished materials. Sites designated for heavy industrial uses should not be located near residential development. Furthermore, residential uses of any kind are prohibited in this district with the exception of a caretaker residence. Development standards are designed to limit noise, odors, traffic, hazardous materials, and other health and safety risks as well as ensure safe, functional, and environmentally sound development. Development should be auto-accommodating with sufficient and clearly defined parking and loading areas.

H. Public/Quasi-Public Districts.

1. Park and Recreation (PR). This district is designated for existing and future park facilities, including local, neighborhood, and community parks; public golf courses; sports facilities and complexes; and other recreational facilities that serve the outdoor recreational needs of the community.

2. Public Services (PS). The public services district is applied to land and facilities owned or leased by public agencies, including the City of Elk Grove, the Elk Grove Unified School District and other public school districts, the Cosumnes Community Services District (with the exception of public parks), and other similar public agencies. This designation also allows other institutional uses such as higher education, private schools, cemeteries, or post offices.

3. Open Space Land Use (O). The open space zoning district is applied to lands owned by public and private entities that have been reserved for open space uses such as landscape corridors, habitat mitigation, wetlands, wildlife habitat and corridors, lakes, trails, and similar uses. Some quasi-public uses such as recreation centers, nature centers, public golf courses, and joint use facilities may be permitted with approval of a conditional use permit.

I. Special Purpose Districts.

1. Specific Plan (SP). The purpose of the specific plan (SP) district is to designate unique planning areas within the City for which the City Council has adopted or requires adoption of a separate planning document, a specific plan, consistent with the General Plan and State law.

2. Special Planning Area (SPA). The purpose of the special planning area (SPA) district is to designate areas for unique and imaginative planning standards and regulations not provided through the application of standard zoning districts.

3. Mobile Home (RM-1). The purpose of the mobile home subdivision (RM-1) district is to provide regulations for the placement of mobile homes on individual lots within an approved subdivision specifically designed and designated for the sale, not rental, of lots to accommodate mobile homes as the dwelling unit.

J. Overlay/Combining Districts.

1. Multifamily Overlay District (MF). The purpose of the multifamily overlay zone (MF) is to implement the General Plan by establishing opportunities for multifamily housing in specified locations throughout the City. This overlay zone supplements the allowed uses and development standards of the underlying zoning district. The intent is to allow multifamily development in conjunction with nonresidential uses permitted in the underlying zoning district to which it is applied.

2. Flood Combining District (F). The flood (F) combining district provides special regulations for the development of properties within the City covered by rivers, creeks, and streams and subject to flooding.

3. Mobile Home Park Combining District (MHP). The mobile home park (MHP) combining district is designed to provide for the development of mobile home parks, as defined in Division VI, Zoning Definitions A – Z, of this title. When combined with the underlying zone, it will provide opportunity for a variety of mobile home park environments that are compatible with the communities in which they are placed.

4. Rural Commercial Combining Zone (RUC). The rural commercial (RUC) combining district as shown on the City’s zoning map includes all parcels generally located at or near the intersection of Grant Line Road and Wilton Road that are zoned as either general commercial (GC), limited commercial (LC), or industrial (LI), as well as all parcels at or near that intersection that have a General Plan designation of commercial or light industry.

5. Surface Mining Combining District (SM). The surface mining combining district (SM) identifies lands for the development of surface mining operations as required by State law.

6. Business Center District Sign Overlay Zone (BCS). The business center district sign overlay zone (BCS) is established to increase the visibility and economic vitality of specified areas of the City while at the same time ensuring public safety. In doing so, it provides a mechanism for the identification of establishments, uses, activities, or features within a business center area as defined in this section.

7. East Franklin (EF) Overlay District. The purpose of the East Franklin Specific Plan overlay district is to provide unique development standards for properties in the East Franklin area that are consistent with historical development patterns in that area.

8. East Elk Grove (EEG) Overlay District. The purpose of the East Elk Grove overlay district is to provide unique development standards for properties in the East Elk Grove area that are consistent with historical development patterns in that area.

9. Calvine Road/Highway 99 (CR-99) Overlay District. The purpose of the Calvine Road/Highway 99 overlay district is to provide unique development standards for properties in the area previously designated as the Calvine/99 Special Planning Area that are consistent with historical development patterns in that area. [Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 6-2019 §3 (Exh. A), eff. 4-26-2019; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The City Council hereby adopts the City of Elk Grove zoning map as the official designation of zoning district boundaries on real property within the City. The zoning map shall be regulated as set forth below.

A. Map Amendments. Amendments to the zoning map shall follow the zoning amendment process established in EGMC Chapter 23.16 (Permit Requirements).

B. Relationship to General Plan and Other Plans. The zoning map shall implement and shall be consistent with the City’s adopted General Plan. The zoning map shall be specifically consistent with the General Plan land use plan and the roadway sizing diagram, and any adopted specific plans, special planning areas, or other applicable plans.

C. Zoning District Symbol. Zoning districts shall be illustrated on the zoning map as follows:

1. Each base zoning district shall be described on the zoning map by use of its identified zoning district symbol, as listed in EGMC Section 23.24.020 (Zoning districts established).

2. Each specific plan and special planning area zoning district shall be delineated with a name, number, symbol, or other delineation, as determined by the Community Development Director, which distinguishes it from other special purpose zones, base zoning districts, or overlay zones. The assignment of the special purpose designation serves to provide a reference to the corresponding special purpose zoning document (e.g., specific plan) adopted by the City Council.

3. Overlay zoning districts shall be designated by their representative symbol in conjunction with the base zoning district in a format determined by the Community Development Director (e.g., GC-BCS).

D. Zoning Map Interpretation. If there is uncertainty about the location of any zoning district boundary shown on the zoning map, the precise location of the boundary shall be determined by the Community Development Director as follows:

1. The boundaries of a zoning district shall be the centerlines of streets, alleys, railroad right-of-way, drainage channel, or other watercourse, or the lot lines of real property, unless otherwise shown. Where a district’s boundaries approximately follow centerlines or lot lines, those lines shall be interpreted as the district boundaries.

2. If a district boundary divides a lot and the boundary line location is not specified by distances printed on the zoning map or the adopting ordinance, the location of the boundary shall be determined by using the scale appearing on the zoning map. Each portion of the property shall be developed to the standards and allowed use provisions of the applied zoning district and any applied overlay zone(s).

3. Where the street layout on the ground or the parcel lines differ from such layout or lines shown on the zoning map, the Community Development Director shall determine the exact boundary and correct the map accordingly.

4. Where a public street or alley is legally vacated or abandoned, the property that was formerly in the street or alley shall be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned street or alley. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The purpose of this chapter is to establish the system for classifying land uses within the City. This division defines the various land uses referred to elsewhere in this title. [Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

Land uses listed in this division and throughout this title have been grouped into general categories based on common function, product, or compatibility characteristics. These use categories are called use classifications. Use classifications describe one (1) or more uses having similar characteristics but do not list every use or activity that may appropriately be within the classification. For that reason, the City has established a similar use determination process as described in subsection (E) of this section.

Each land use is described in EGMC Section 23.26.050 (Description of land use classifications). For example, personal service use includes a wide range of individual personal service uses (beauty parlor, dry cleaning, tanning salons, tailors).

The following rules shall apply to use classifications:

A. Special Use Regulations. Additional use regulations for special land uses are listed in Division V of this title (Special Use Regulations).

B. Illegal Uses. No use that is illegal under local, State, or Federal law shall be allowed in any zoning district within the City.

C. Specific Plan and Special Planning Area Zoning Districts. When a property is located within a specific plan or special planning area zoning district, the allowed use provisions of that specific plan or special planning area zoning district shall govern. If a specific plan or special planning area zoning district refers back to, utilizes, or defers to one (1) or more of the City’s base zoning districts, the allowed use provisions in those base zoning districts shall apply. If there are any conflicts between a base zoning district and a specific plan or special planning area zoning district, the specific plan or special planning area zoning district shall control.

D. Overlay Zoning District. When a property is located within an overlay zoning district, the allowed use provisions of that overlay zoning district shall prevail. When an overlay zoning district is silent on allowed use provisions, it defers to the allowed use provisions of the base zoning district. Only where there is a conflict between two (2) will the overlay zoning district provisions prevail.

E. Uses Not Listed/Similar Uses. When a use is not specifically listed in this title, the use may be permitted if the Community Development Director determines that the use is substantially similar to other uses listed based on the listed criteria and making required findings outlined in EGMC Section 23.12.045 (Similar use determination). It is further recognized that not every conceivable use can be identified in this title and, anticipating that new uses will evolve over time, the Community Development Director may make a similar use determination to compare a proposed use and measure it against those uses listed.

If a use is not specifically listed, or if the use is not substantially similar to a use classification provided in this title, the use shall not be allowed. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

Zoning district allowed uses and corresponding requirements for entitlements are listed in Table 23.27-1 (Allowed Uses and Required Entitlements for Base Zoning Districts) for all of the City’s base zoning districts. Generally, a use is either allowed by right, allowed through issuance of a permit, or not permitted. In addition to the requirements for planning entitlements of this title, other permits may be required prior to establishment of the use (e.g., building permit or permits required by other agencies). The requirements for planning entitlements identified in Table 23.27-1 include:

A. Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the designated zoning district, subject to compliance with all applicable provisions of this title (e.g., development standards) as well State and Federal law.

B. Minor Conditional Use Permit (MUP) Required. A land use shown with “MUP” indicates that the land use is permitted in the designated zoning district upon issuance of a minor conditional use permit from the designated approving authority, subject to compliance with all applicable provisions of this zoning code (e.g., development standards), as well as State and Federal law.

C. Conditional Use Permit (CUP) Required. A land use shown with “CUP” indicates that the land use is permitted in the designated zoning district upon issuance of a conditional use permit from the designated approving authority, subject to compliance with all applicable provisions of this Zoning Code (e.g., development standards) as well as State and Federal law.

D. Not Permitted (-). A land use shown with a hyphen (“-”) in the table is not allowed in the applicable zoning district. [Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

On occasion, property will be used for an event, activity, or use on a short-term basis. Such use is considered a temporary use. Temporary uses of property are not regulated through Table 23.27-1 (Allowed Uses and Required Entitlements for Base Zoning Districts). Rather, the provisions of EGMC Chapter 23.92 (Temporary Uses) provide the regulations for these uses, including development standards and time limits. [Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The following terms are used throughout this title and shall have the following descriptions:

A. “A” Allowed Use Descriptions.

1. “Adult day health care center” means a facility that provides an organized day program of therapeutic, social, and skilled nursing health activities and services provided to elderly persons or adults with disabilities with functional impairments, either physical or mental, for the purpose of restoring or maintaining optimal capacity for self-care. Provided on a short-term basis, adult day health care serves as a transition from a health facility or home health program to personal independence. Provided on a long-term basis, it serves as an alternative to institutionalization in a long-term health care facility when twenty-four (24) hour skilled nursing care is not medically necessary or viewed as desirable by the recipient or his or her family.

2. “Adult-oriented business” means any of the following commercial establishments (as defined in EGMC Chapter 23.100) where patrons are permitted or invited, including but not limited to: an adult arcade, adult bookstore, adult novelty store, adult video store, adult cabaret, adult motel, adult motion picture theater, adult theater, nude model studio, or sexual encounter center.

3. “Agricultural products processing” means the act of changing an agricultural crop, subsequent to its harvest, from its natural state to the initial stage of processing of that crop in order to prepare it for market or further processing at an off-site location. Examples of this processing include nut hulling and shelling, bean cleaning, corn shelling and sorting, grape sorting and crushing, primary processing of fruits to juice and initial storage of the juice, without fermentation, cleaning and packing of fruits. This listing specifically excludes processing of medical marijuana, which is listed under “medical marijuana cultivation,” and it also specifically excludes “commercial marijuana activity” and outdoor cultivation of marijuana, which is prohibited under EGMC Chapter 23.83.

4. “Agricultural tourism” means establishments that cater to tourists and provide agricultural products grown on the site or within the community with limited on-site processing. Such uses include but are not limited to permanent roadside crop stands or fruit stands and winery tasting rooms where crushing, fermentation, and bottling occur off site.

5. “Airport” means a facility where aircraft such as airplanes can take off and land. An airport minimally consists of one (1) runway but other common components are hangars and terminal buildings.

6. “Alcoholic beverage sales” means the retail sale of beer, wine, and/or other alcoholic beverages for off-premises consumption at a retail establishment which has less than fifty (50%) percent of the shelving or gross floor area devoted to the public display and sale of alcoholic beverages. The retail sale of beer, wine, and/or other alcoholic beverages for off-premises consumption at a retail establishment which has fifty (50%) percent or more of the shelving or gross floor area devoted to the public display and sale of alcoholic beverages for off-site consumption is defined separately under “liquor store.”

7. “Ambulance service” means emergency medical care and transportation, including incidental storage and maintenance of vehicles.

8. “Animal husbandry” means the raising and breeding of animals or production of animal products. Typical uses include grazing, ranching, dairy farming and poultry farming, but exclude slaughterhouses, beekeeping and feedlot operations. This classification includes accessory agricultural buildings accessory to such uses. Animal sales, boarding, and grooming are defined separately under “animal sales and grooming.” Keeping of animals is defined separately under “animal keeping.”

9. “Animal keeping” means the care and maintenance of animals, as described below, on private property. The listing below provides a distinction between various types of animals related to allowed use provisions in this division. This classification is distinct from “animal husbandry” and “animal sales and/or grooming.”

a. “Exotic” means any animal as defined in EGMC Section 8.01.020(E)(2).

b. “Fowl” means any larger domestic bird such as a domesticated chicken, duck, goose, guinea fowl, peafowl, peacock, turkey, dove, pigeon, game bird, or similar bird.

c. “Household pets” means any animal as defined in EGMC Section 8.01.020(H)(3).

d. “Livestock” means an animal kept for use on a farm and includes any swine, sheep, goat, horse, cattle, equine, or bovine animal. Pot-bellied pigs and pygmy goats are included in the definition of household pets.

10. “Animal sales and/or grooming” means retail sales of domestic and exotic animals, bathing and trimming services and boarding of said animals for a maximum period of seventy-two (72) hours conducted entirely within an enclosed building with no outdoor use. Also see “kennels, commercial,” which provides for the boarding of animals for longer periods of time.

11. “Animal shelter” means a facility operated for the purposes of impounding, harboring, selling, placing, and retrieving seized, strayed, distressed, homeless, abandoned and/or unwanted animals. Animal shelters may include incidental activities such as vaccination, training classes, spay/neuter services, boarding services, and accessory retail sales. This use classification also includes the following: an animal control agency or shelter, society for the prevention of cruelty to animals shelter, humane society shelter, or rescue group.

12. “Art, antique, collectible” means retail sales uses including antique shops, art galleries, curio, gift, and souvenir shops, and the sales of collectible items including sports cards and comic books. Stores selling handcrafted items that are produced on the site are instead defined as “artisan shops.”

13. “Artisan shops” means retail stores selling art glass, ceramics, jewelry, and other handcrafted items, where the facility includes an area for the crafting of the items being sold.

14. “Assembly uses” means a facility operated by any person, entity, or organization for gatherings of a group of people to engage in social, civic, or entertainment activities including, but not limited to, worship, weddings, parties, dances, civic organization events, and community events, and accessory uses on the same site, such as living quarters for staff, and child day care facilities where authorized by the same type of land use permit required for the facility itself. Theaters and auditoriums, as defined herein, shall be included as assembly uses. Other facilities maintained by any person, entity, or organization, such as full-time educational institutions, hospitals and other uses that may include related assembly-type operations, are classified according to their primary respective activities, as classified by this code.

15. “Auto and vehicle rental” means retail establishments renting automobiles, trucks, and vans. This use listing includes the rental of recreational vehicles, motorcycles, and boats. May also include repair shops (for rental vehicles only) and the sales of parts and accessories, incidental to vehicle rental activities.

16. “Auto and vehicle sales” means retail establishments selling automobiles, trucks, and vans. This use listing includes the sales of recreational vehicles, motorcycles, and boats. May also include repair shops and the sales of parts and accessories, incidental to vehicle dealerships. It does not include the sale of auto parts/accessories separate from a vehicle dealership (see “auto parts sales”), bicycle and moped sales (see “retail, general”), tire recapping establishments (see “vehicle services – major”), businesses dealing exclusively in used parts (see “recycling facility, scrap and dismantling facility”), or “fueling station,” all of which are separately defined.

17. “Auto and vehicle sales, wholesale” means establishments selling new and used vehicles not through conventional automobile dealerships (see “auto and vehicle sales and rental)” This use also includes auto brokers where no or limited stock (e.g., vehicles being prepared for pre-arranged delivery) are kept on site.

18. “Auto and vehicle storage” means storage of operative and inoperative vehicles for limited periods of time. Includes storage of parking tow-aways, impound yards, and storage lots for automobiles, trucks, buses and recreation vehicles. Does not include vehicle dismantling or retail sales.

19. “Auto parts sales” means stores that sell new automobile parts, tires, and accessories. May also include minor parts installation (see “vehicle services, maintenance and minor repair”). Does not include tire recapping establishments, which are found under “vehicle services – major,” or businesses dealing exclusively in used parts, which are included under “auto and vehicle sales, wholesale.”

20. “Auto vehicle dismantling” means establishment for the dismantling of automobile vehicles, including the dismantling or wrecking of automobiles or other motor vehicles, and/or the storage or keeping for sale of parts and equipment resulting from such dismantling or wrecking. This listing includes retail sales of reclaimed or salvaged parts from vehicles kept on site.

B. “B” Allowed Use Descriptions.

1. “Banks and financial services” means financial institutions such as banks and trust companies, credit agencies, holding (but not primarily operating) companies, lending and thrift institutions, and investment companies. Also includes automated teller machines (ATM).

2. “Bars and nightclubs” means any bar, cocktail lounge, discotheque, or similar establishment with alcoholic beverage sales, where such sales are the predominate sales. These facilities do not include bars that are part of a larger restaurant or other bona fide eating place. Includes bars, taverns, pubs, and similar establishments where any food service is subordinate to the sale of alcoholic beverages.

3. “Bed and breakfast inns” means residential structures with the owner or primary long-term tenant in permanent residence with up to five (5) bedrooms which are rented for dwelling, lodging or sleeping purposes to transients for stays of thirty (30) days or less in exchange for consideration, and where meals are provided subject to applicable Health Department regulations. A bed and breakfast inn with more than five (5) guest rooms is considered a hotel or motel, and is included under the definition of “hotels and motels.”

4. “Beekeeping” means the maintenance of honeybees and hives including production of beeswax, honey and other edible bee products. Beekeeping must be performed within the standards contained in this code.

5. “Broadcasting and recording studios” means commercial and public communications uses including radio and television broadcasting and receiving stations and studios, with facilities entirely within buildings. Does not include transmission and receiving apparatus such as antennas and towers, which are under the definition of “telecommunications facility.”

6. “Building materials stores and yards” means retail establishments selling lumber and other large building materials, where most display and sales occur indoors. Includes paint, wallpaper, glass, and fixtures. Includes stores selling to the general public, even if contractor sales account for a major proportion of total sales. Includes incidental retail ready-mix concrete operations, except where excluded by a specific zoning district. Establishments primarily selling electrical, plumbing, heating, and air conditioning equipment and supplies are classified in “wholesaling and distribution.”

Hardware stores are listed in the definition of “retail, general,” even if they sell some building materials.

7. “Bus and transit shelter” means a small structure designed for the protection and/or convenience of waiting transit passengers that has a roof and usually two (2) or three (3) sides.

8. “Business support services” means establishments primarily within buildings, providing other businesses with services including maintenance, repair and service, testing, rental, etc.; also includes: blueprinting business; equipment repair services (except vehicle repair, see “vehicle services”); commercial art and design (production); computer-related services (rental, repair); copying, quick printing, and blueprinting services (other than those defined as “printing and publishing”); equipment rental businesses within buildings (rental yards are “equipment sales and rental”); film processing laboratories; heavy equipment repair services where repair occurs on the client site; janitorial services; mail advertising services (reproduction and shipping); mailbox services; other “heavy service” business services; outdoor advertising services; photocopying and photofinishing; protective services (other than office-related); soils and materials testing laboratories; and window cleaning.

C. “C” Allowed Use Descriptions.

1. “Call center” means an office equipped to handle a large volume of calls especially for taking orders or servicing customers.

2. “Car washing and detailing” means permanent, drive-through, self-service and/or attended car washing establishments, including fully mechanized facilities. May include detailing services. This listing does not included temporary car washes (e.g., community fundraisers).

3. “Card rooms” means any place where gaming is conducted and to which the public is invited to participate, as regulated in EGMC Chapter 4.20. This listing includes bingo when conducted as the primary use on the site; ancillary activity shall be covered under the primary use of the site.

4. “Caretaker housing” means a residence that is accessory to a nonresidential primary use of the site, where needed for security, twenty-four (24) hour care or supervision, or monitoring of facilities, equipment, or other conditions on the site.

5. “Cemeteries and mausoleums” means land used for the burial of the dead, and dedicated for cemetery purposes, including columbariums and mausoleums.

6. “Child care facility” means a facility that provides nonmedical care to children under eighteen (18) years of age in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than twenty-four (24) hour basis. Includes day care centers, employer-sponsored child care centers, and family day care homes. This use is regulated through the following facility types:

a. Family Day Care Home. A home that regularly provides care, protection, and supervision for fourteen (14) or fewer children, in the provider’s own home, for periods of less than twenty-four (24) hours per day while the parents or guardians are away.

b. Child Care Center. A day care facility other than a family day care home, and includes infant centers, preschools, extended day care facilities, and school age childcare centers. Also includes any child day care facility at the employer’s site of business operated directly or through a provider contract by any person or entity having one (1) or more employees, and available exclusively for the care of children of that employer, and of the officers, managers, and employees of that employer.

7. “Commercial kitchen” means a commercial food facility in which food is processed or otherwise prepared for off-site sale or consumption. Facilities may operate as a shared facility where multiple individuals or businesses lease shared space or may be used by a single operator. This use classification includes commissary kitchen and catering, as well as ghost kitchen, where customers are served exclusively by delivery and pick-up based on phone and online ordering. No customer dining is provided on the premises. Does not include eating establishments where customers are served from a walk-up ordering counter for either on- or off-premises consumption and establishments where most customers are served food at tables for on-premises consumption (see “restaurant/brewpub”). This listing also excludes commercial kitchens that are incidental and accessory to the primary use.

8. “Community assistance organization” means a not-for-profit use that distributes or facilitates the giving of goods and services for charitable purposes. This use classification includes soup kitchens and food banks. This listing does not include establishments that receive payment for services or goods, or regularly staffed drop-off facilities for clothing and household goods, such as a thrift store.

9. “Community care facility” means a nonmedical residential care, day treatment, adult day care, or foster facility, including a residential facility, adult day program, therapeutic day services facility, foster family agency, foster family home, small family home, social rehabilitation facility, community treatment facility, full-service adoption agency, noncustodial adoption agency, transitional shelter care facility, group home, and transitional housing placement facility (e.g., aged out foster children) as defined by the State of California. This use is regulated through the following facility types:

a. Large Facilities. Those facilities providing service to more than six (6) persons.

b. Small Facilities. Those facilities providing service to six (6) or fewer persons.

10. “Community garden” means a site used for growing plants for food, fiber, herbs, or flowers, which is shared and maintained by City residents.

11. “Convenience stores” means easy-access retail stores of five thousand (5,000 ft2) square feet or less in gross floor area that carry a range of merchandise oriented to convenience and travelers’ shopping needs. These stores may be part of a service station or an independent facility. Such stores may devote more than fifty (50%) percent of the total sales floor area to the sale of nontaxable goods. Convenience stores may devote less than fifty (50%) percent of the total sales floor area to the sale of nontaxable goods provided the focus of the store is on food and drink sales (both taxable and nontaxable).

12. “Crematorium” means an establishment or furnace that cremates dead human bodies.

13. “Crop production” means the lawful, nonpersonal raising and harvesting of plants, tree crops, row crops, or field crops on an agricultural or commercial basis, including packing and processing, and includes horticulture establishments engaged in the cultivation of flowers, fruits, vegetables, or ornamental trees and shrubs for wholesale and incidental retail sales. Excludes uses for which other garden, nursery, or landscape merchandise is commercially sold on the site. Also excludes beekeeping. This use is divided into the following types:

a. Indoor Facilities. Facilities where the use is conducted entirely indoors, such as a warehouse or other industrial-style space, typically through hydroponics or other appropriate method for growing plants indoors.

b. Outdoor Facilities. Facilities where the use is primarily conducted outdoors, such as a traditional outdoor farm. This classification includes agricultural buildings accessory to such uses and roadside stands for display/sale of agricultural products grown on the premises.

c. Urban. The primary use of a site for cultivation for sale or donation of its produce to the public. This use is distinguished from community garden (which is separately defined) and private gardens that are accessory to the primary residential use of the lot. This use only occurs in the residential, commercial, mixed use, office, industrial, and public/quasi-public zones; this use does not occur in the agricultural and agricultural-residential zones (see “Crop production, outdoor facilities” for these zones).

Nothing herein shall be construed to allow the production or cultivation of any crop, plant, or other substance where such production or cultivation is prohibited or restricted by local, State, or Federal law including, without limitation, the prohibition or restriction on production or cultivation of marijuana, as set forth in this code.

D. “D” Allowed Use Descriptions.

1. “Distribution, logistics, and delivery center” means establishments engaged in logistics services for material goods, where goods are stored in anticipation of delivery to a physical store for direct sale to customers, or are part of the operation of an e-commerce business where goods are sold online and shipped from the warehouse to the customer. Also includes distribution centers used in the supply chain and delivery process for delivery to the customer.

2. “Drive-in and drive-through sales and service” means facilities where food or other products may be purchased by motorists without leaving their vehicles. These facilities include fast-food restaurants, drive-through coffee, dairy product, photo stores, banks, ATMs, drug stores, etc.

3. “Dwelling, multiple residential unit” means three (3) or more primary dwelling units located on a single lot, either in single or multiple buildings, where each unit is intended for occupancy by one (1) or more persons living independently of the others, which may be owned individually or by a single landlord (e.g., apartment, apartment house, townhouse, condominium). By definition, each unit in a multiple residential unit dwelling shall be limited to one (1) kitchen.

4. “Dwelling, accessory unit” means an attached or detached residential dwelling unit, that provides complete independent living facilities for one (1) or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as the single-family or multifamily dwelling is or will be situated. This definition includes so-called “granny flats.” See EGMC Chapter 23.90 (Accessory Dwelling Units).

5. “Dwelling, single residential unit” means a single primary building designed exclusively for occupancy by one (1) or more persons on a single lot. This classification includes manufactured homes (defined in Section 18007 of the California Health and Safety Code) and model homes for the first (1st) sale of homes within the subdivision. By definition, a single-family dwelling shall be limited to one (1) kitchen; however, it may also include a kitchenette and/or outdoor kitchen.

6. “Dwelling, two (2) residential unit” means two (2) primary residential dwellings, each designed for occupancy by one (1) or more persons, where both dwellings are located on a single lot (e.g., a duplex) or adjoining lots (e.g., a halfplex). Units may be attached (one (1) structure) or, provided they are on the same lot, detached. For purposes of determining density pursuant to the General Plan and this title, each lot shall be counted as a dwelling unit. This listing does not include accessory dwelling units, which are regulated pursuant to EGMC Chapter 23.90 (Accessory Dwelling Units). By definition, each unit in a two (2) residential unit shall be limited to one (1) kitchen; however, each unit may also include a kitchenette and/or outdoor kitchen.

E. “E” Allowed Use Descriptions.

1. “Emergency shelter” means any facility, the primary purpose of which is to provide temporary or transitional shelter for the homeless in general or for specific populations of the homeless.

2. “Employee housing” means property used temporarily or seasonally for the residential use of unrelated persons/families employed to perform agricultural or industrial labor either on- or off-site of agricultural activities. The accommodations may consist of any living quarters, dwelling, boardinghouse, tent, bunkhouse, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodations maintained in one (1) or more buildings, or one (1) or more sites, and the premises upon which they are situated, including area set aside for parking of mobile homes or camping of employees by the employer. Employee housing may also involve permanent residency if the housing accommodation is a mobile home, manufactured home, travel trailer, or recreational vehicle. Specifically, there are two (2) types of employee housing as follows:

a. Employee Housing, Large. Employee housing that serves more than six (6) employees and consists of no more than thirty-six (36) beds in group quarters or twelve (12) units or spaces designed for use by a single family or household.

b. Employee Housing, Small. Employee housing that serves six (6) or fewer employees.

3. “Energy production facility” means a commercial-scale facility for the production of electrical energy that is distributed through a community electrical grid. Examples include, but are not limited to, commercial solar facilities and wind turbines. Energy production facility excludes photovoltaic equipment that is ancillary to the primary use of the site, such as that over a parking lot or building roof, and excludes any and all manufacturing, as defined herein. Notwithstanding the preceding exclusions, energy production facility may include on-site electrical storage facilities (e.g., batteries) as an accessory use.

4. “Equestrian facility, commercial” means commercial horse, donkey, and mule facilities including horse ranches, boarding stables, riding schools and academies, horse exhibition facilities (for shows or other competitive events), and pack stations. It also includes barns, stables, corrals, paddocks, and other similar structures accessory and incidental to these uses.

5. “Equestrian facility, hobby” means stables, corrals, and paddocks used by the individual homeowners of corresponding property and their animals.

6. “Equipment sales and rental” means service establishments with outdoor storage/rental yards, which may offer a wide variety of materials and equipment for rental, including construction equipment.

F. “F” Allowed Use Descriptions.

1. “Feedlot” shall mean any premises used principally for the raising or keeping of livestock in a confined feeding area. “Feedlot” is not intended to otherwise preclude the raising of animals as part of a general farming and/or livestock operation or as an FFA, 4-H, or other student project in an agricultural zone. “General farming and/or livestock operation” shall mean one in which the confined feeding of animals is an incidental part of the total livestock operation.

2. “Fitness and sports facilities” means predominantly participant sports and health activities. Typical uses include bowling alley, billiard parlor, ice/roller skating rinks, indoor racquetball courts, indoor climbing facilities, soccer areas, gymnastic studios, athletic clubs and health clubs. See “outdoor commercial recreation” for spectator venues and uses.

3. “Freight yard/truck terminal” means transportation establishments furnishing services incidental to air, motor freight, and rail transportation including freight forwarding services, freight terminal facilities, joint terminal and service facilities, packing, crating, inspection, and weighing services, postal service bulk mailing distribution centers, transportation arrangement services, truck repair, truck terminals, and trucking facilities including transfer and storage.

4. “Fuel storage and distribution” means a large-scale facility where fuel (such as propane and gasoline) is stored and distributed without retail sales. Fuel storage and distribution also includes stand-alone electrical storage facilities (e.g., batteries).

5. “Fueling station” means a retail business selling gasoline, diesel, hydrogen, or other vehicle fuels, or that provides electrical vehicle charging as the primary use. Vehicle services that are incidental to fuel services are included under separate listings, including, but not limited to, “car washing and detailing” and “vehicle services – minor.” This listing excludes electric vehicle charging facilities when accessory to the primary use, such as at a residence or apartment complex, office building, shopping center, automotive sales or repair facility, or other business not exclusively engaged in vehicle charging.

G. “G” Allowed Use Descriptions.

1. “Garden center/plant nursery” means establishments providing for the cultivation and sale of trees, shrubs, and plants, including the sale of garden and landscape materials (packaged and/or bulk sale of unpackaged materials) and equipment.

2. “Golf courses/clubhouse” means golf courses and accessory facilities and uses including clubhouses with bar and restaurant, locker and shower facilities; driving ranges; “pro shops” for on-site sales of golfing equipment; and golf cart storage and sales facilities.

3. “Grocery store” means a retail business focusing on food products packaged for preparation and consumption away from the site of the store. These stores are greater than fifteen thousand (15,000 ft2) square feet but less than seventy-five thousand (75,000 ft2) square feet and dedicate at least fifty (50%) percent of the total sales floor area to the sale of nontaxable goods.

4. “Guest house” means a detached structure accessory to a single-family dwelling, accommodating living/sleeping quarters, but without kitchen or cooking facilities as defined in this title.

H. “H” Allowed Use Descriptions.

1. “Heliport” means a facility, other than an emergency medical services (EMS) landing site as defined in Title 21 Section 3527 of the California Code of Regulations, for the landing and takeoff of one (1) or more helicopters. Such facilities may include, but are not limited to, and are not required to have, the following: designated marked landing areas; storage structure(s) and/or tie-downs; refueling facilities; and other support services. This use listing specifically includes agricultural heliports, public-use heliports, heliports at hospitals, personal-use heliports, and temporary helicopter landing sites, all as defined in Title 21 Section 3527 of the California Code of Regulations.

2. “Hog farm, commercial” means any premises used for the raising or keeping of hogs when raised, fed, or fattened for purposes of sale and consumption by other than the owner of the site. In an agricultural and agricultural residential zoning district, the term “hog farm, commercial” is not intended to otherwise preclude the raising of hogs as part of general agricultural practices and 4-H purposes (see also “animal keeping”).

3. “Home occupation” means conducting a business within a dwelling unit or residential site, employing occupants of the dwelling, with the business activity being subordinate to the residential use of the property.

4. “Hotels and motels” means facilities with guest rooms or suites, provided with or without kitchen facilities, rented to the general public for transient lodging (less than thirty (30) days). Hotels provide access to most guest rooms from an interior walkway, and typically include a variety of services in addition to lodging; for example, restaurants, meeting facilities, personal services, etc. Motels provide access to most guest rooms from an exterior walkway. Also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, etc.

I. “I” Allowed Use Descriptions.

1. “Indoor amusement/entertainment facilities” means establishments providing indoor amusement and entertainment services for a fee or admission charge, including dance halls and ballrooms and electronic game arcades, as primary uses. Four (4) or more electronic games or coin-operated amusements in any establishment, or a premises where fifty (50%) percent or more of the floor area is occupied by amusement devices (whichever is greater), are considered an electronic game arcade as described above; uses operating below these restrictions are not considered a use separate from the primary use of the site.

2. “Indoor shooting range” means a totally enclosed facility designed to offer a totally controlled shooting environment that includes impenetrable walls, floor and ceiling, adequate ventilation and lighting systems, and acoustical treatment for sound attenuation suitable for the range’s approved use.

J. Reserved for future use.

K. “K” Allowed Use Descriptions.

1. “Kennel, commercial” means a facility providing boarding of animals as the primary use of the facility. May also include daytime boarding and activity for animals (e.g., “doggie day care”) and ancillary grooming facilities.

2. “Kennel, hobby” means a kennel where the animals are owned or kept by the owner or occupant for personal, noncommercial purposes, including hunting, tracking, exhibiting at shows, exhibitions, field trials or other competitions, or enhancing or perpetuating a given breed, other than dogs or cats used in conjunction with an agricultural operation on the lot or premises.

L. “L” Allowed Use Descriptions.

1. “Laundries and dry cleaning plants” means service establishments engaged primarily in high-volume laundry and garment services, including laundries; garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; carpet and upholstery cleaners. Does not include coin-operated laundries or dry cleaning stores; see “personal services.”

2. “Libraries and museums” means public or quasi-public facilities, including aquariums, arboretums, art exhibitions, botanical gardens, historic sites and exhibits, libraries, museums, and planetariums, which are generally noncommercial in nature.

3. “Liquor store” means a retail establishment which has fifty (50%) percent or more of the shelving or gross floor area devoted to the public display and sale of alcoholic beverages for off-site consumption.

4. “Live-work facility” means a structure or portion of a structure:

a. That combines a commercial or manufacturing activity allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner’s employee, and that person’s household; and

b. Where the resident owner or employee of the business is responsible for the commercial or manufacturing activity performed; and

c. Where the commercial or manufacturing activity conducted takes place subject to a valid business license associated with the premises.

5. “Long-term rental” means residential structures rented for overnight lodging for stays of longer than thirty (30) days.

M. “M” Allowed Use Descriptions.

1. “Maintenance and repair service” means establishments providing on-site repair and accessory sales of supplies for appliances, office machines, home electronic/mechanical equipment, bicycles, tools, or garden equipment, conducted entirely within an enclosed building. This classification does not include maintenance and repair of vehicles.

2. “Manufacturing, major” means manufacturing, fabrication, processing, and assembly of materials in a raw form. Uses in this category typically create greater than usual amounts of smoke, gas, odor, dust, sound, or other objectionable influences that might be obnoxious to persons on an adjacent site. Uses include but are not limited to batch plants, rendering plants, aggregate processing facilities, plastics and rubber products manufacturing, chemical product manufacturing, lumber and wood product manufacturing, petroleum refining, and pulp and pulp product industries.

3. “Manufacturing, minor” means manufacturing, fabrication, processing, and assembly of materials from parts that are already in processed form and that, in their maintenance, assembly, manufacture, or plant operation, do not create excessive amounts of smoke, gas, odor, dust, sound, or other objectionable influences that might be obnoxious to persons conducting business on-site or on an adjacent site. Uses include but are not limited to cabinetry and furniture manufacturing, food and beverage manufacturing, machinery assembly, paper product manufacturing, product assembly and distribution, and vehicle and boat assembly.

4. “Manufacturing, small scale” means establishments manufacturing and/or assembling small products primarily by hand, including but not limited to jewelry, pottery and other ceramics, as well as small glass and metal art and craft products.

5. “Medical marijuana cultivation” means the planting, growing, harvesting drying or processing of marijuana plants or any part thereof.

6. “Medical marijuana dispensary” means any facility or location where medical marijuana is made available to, distributed by, or distributed to two (2) or more of the following: a qualified patient, a person with an identification card, or a primary caregiver. All three (3) of these terms are identified in strict accord with Section 11362.5 et seq. of the California Health and Safety Code. A medical marijuana dispensary shall not include the following uses, as long as the location of such use is otherwise in accord with this code and other applicable law: a clinic licensed pursuant to Chapter 1 of Division 2 of the Health and Safety Code; a health care facility licensed pursuant to Chapter 2 of Division 2 of the Health and Safety Code; a residential care facility for persons with chronic life-threatening illnesses licensed pursuant to Chapter 3.01 of Division 2 of the Health and Safety Code; a residential care facility for the elderly licensed pursuant to Chapter 3.2 of Division 2 of the Health and Safety Code; a hospice, or a home health agency licensed pursuant to Chapter 8 of Division 2 of the Health and Safety Code, as long as any such use complies strictly with applicable law including, but not limited to, Section 11362.5 et seq. of the Health and Safety Code.

7. “Medical services, extended care” means residential facilities providing nursing and health-related care as a primary use with inpatient beds, such as: board and care homes; convalescent and rest homes; extended care facilities; skilled nursing facilities. Long-term personal care facilities that do not emphasize medical treatment are included under “residential care facility.”

8. “Medical services, general (clinics, offices, and laboratories)” means a facility primarily engaged in furnishing outpatient medical, mental health, surgical and other personal health services, but which are separate from hospitals, including: medical and dental laboratories, medical, dental and psychiatric offices, outpatient care facilities, acupuncture, and other allied health services. Counseling services by other than medical doctors or psychiatrists may also be considered an “offices, business and professional” use.

9. “Medical services, hospitals” means hospitals and similar facilities engaged primarily in providing diagnostic services, and extensive medical treatment, including surgical and other hospital services. These establishments have an organized medical staff, inpatient beds, and equipment and facilities to provide complete health care. May include on-site accessory clinics and laboratories, accessory retail uses and emergency heliports (see the separate definition of “retail, accessory”). Does not include “ambulance service,” which is defined separately.

10. “Microbrewery/tasting facility” means an establishment conducting on-site brewing of between two thousand four hundred one (2,401) and sixty thousand (60,000) barrels of beer annually for on-premises or off-premises consumption. May also include facilities for the tasting of different varieties of beer brewed on the premises or at an affiliated off-site location, and may include serving and on-premises consumption of food and nonalcoholic beverages. An establishment brewing no more than two thousand four hundred (2,400) barrels of beer annually is classified as a “restaurant/brewpub.” An establishment brewing more than sixty thousand (60,000) barrels of beer annually is classified as “wineries, distilleries and brewery.”

11. “Mobile home park” means any site that is planned and improved to accommodate two (2) or more mobile homes used for residential purposes, or on which two (2) or more mobile home lots are rented, leased, or held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate mobile homes used for residential purposes.

12. “Mortuaries and funeral homes” means funeral homes and parlors where the deceased are prepared for burial or cremation and/or are cremated, and funeral services may be conducted.

N. “N” Allowed Use Descriptions.

1. “Navigation housing” means housing with supportive services that is operated by a governmental or nonprofit entity and that is exclusively designated and targeted for homeless persons and/or persons at imminent risk of homelessness. It includes social services focused on moving occupants to permanent housing as quickly as possible. Rents and service fees may be held to an ability-to-pay formula and may be reserved, in whole or in part, to assist residents in moving to permanent housing. This use does not, by definition or function, have a required minimum length of stay.

2. “Neighborhood market” means a pedestrian-oriented grocery/specialty market store offering food products packaged for preparation and consumption away from the site of the store and oriented to the daily shopping needs of surrounding residential areas. Neighborhood markets range in size between five thousand one (5,001 ft2) square feet and fifteen thousand (15,000 ft2) square feet and devote more than fifty (50%) percent of the total floor area to the sale of nontaxable goods. Neighborhood markets may devote less than fifty (50%) percent of the total sales floor area to the sale of nontaxable goods provided the focus of the store is on food and drink sales (both taxable and nontaxable). For larger stores, see “grocery store.” Neighborhood markets may include deli or beverage-tasting facilities that are ancillary to the market/grocery portion of the use.

O. “O” Allowed Use Descriptions.

1. “Offices, accessory” means offices that are incidental and accessory to another business or sales activity that is the primary use. Incidental offices that are customarily accessory to another use are allowed as part of an approved primary use. The qualification criterion for this definition is that the floor area of the accessory office use shall not exceed fifty (50%) percent of the total floor area.

2. “Office, Building Trade Contractors” means the business offices of a contractor whose principal business is in connection with any structure built, being built, or to be built (general contractors, etc.).

3. “Offices, business and professional” includes offices of administrative businesses providing direct services to consumers (insurance companies, utility companies, etc.), government agency and service facilities (post office, civic center, etc.), professional offices (accounting, attorneys, employment, public relations, etc.), and offices engaged in the production of intellectual property (advertising, architectural, computer programming, photography studios, etc.). These do not include medical offices (see “medical services, clinics, offices, and laboratories”), temporary offices (see EGMC Section 23.26.040, Temporary uses, and EGMC Chapter 23.92, Temporary Uses), or offices that are incidental and accessory to another business or sales activity that is the primary use (see “offices, accessory”).

4. “Organizational houses” means residential lodging houses operated by educational and religious institutions and/or membership organizations for their members and not open to the general public. Includes convents, dormitories, fraternity and sorority houses, monasteries, and religious residential retreats.

5. “Outdoor commercial recreation” means a facility for various outdoor participant sports and types of recreation where a fee is normally charged for use, including but not limited to amphitheaters, amusement and theme parks, golf driving ranges, health and athletic club outdoor facilities, miniature golf courses, skateboard parks, stadiums and coliseums, swim and tennis clubs, tennis courts, water slides, and zoos. Notwithstanding EGMC Section 8.02.030, the keeping of wild, exotic, dangerous, nondomestic animals and reptiles shall be permitted in zoos and aquariums.

6. “Outdoor event center” means outdoor facilities for public assembly and group entertainment, other than sporting events, including facilities for weddings, “live” theater and concerts and similar entertainment.

P. “P” Allowed Use Descriptions.

1. “Park-and-ride facility” means a designated area where a vehicle may be left in order to carpool with other commuters or to ride public transit.

2. “Parking facility” means a parking lot or parking structure used for parking motor vehicles where the facility is the primary use of the site. Parking structures and lots that are developed in conjunction with another primary use of the site to satisfy the on-site parking requirements for the development are not included in this definition.

3. “Parks and public plazas” means parks, play lots, playgrounds, and athletic fields for noncommercial neighborhood or community use, including tennis courts, and plazas and outdoor gathering places for community use. These facilities may be publicly or privately owned and accessible to the public. For privately owned residential facilities, see “private residential open space.” For outdoor participant sports and recreation where a fee is normally charged, see “outdoor commercial recreation.”

4. “Pawn shop” means any room, store, building, or other place in which the business of pawn brokering, or the business of lending money upon personal property, pawns or pledges, or the business of purchasing articles from vendors or their assignees at prices agreed upon at or before the time of such purchase, is engaged in, carried on, or conducted.

5. “Pediatric day health and respite care facility, small” means a facility which provides an organized program of therapeutic social and day health activities and services and limited twenty-four (24) hour inpatient respite care to six (6) or fewer children twenty-one (21) years of age or younger who are considered to be medically fragile, including terminally ill and technology dependent children.

6. “Pediatric day health and respite care facility, large” means a facility which provides an organized program of therapeutic social and day health activities and services and limited twenty-four (24) hour inpatient respite care to more than six (6) children twenty-one (21) years of age or younger who are considered to be medically fragile, including terminally ill and technology dependent children.

7. “Personal services” means establishments providing nonmedical services as a primary use, including barber and beauty shops and permanent cosmetics, clothing rental, dry cleaning pick-up stores with limited equipment, home electronics, medical spa, and small appliance repair, laundromats (self-service laundries), shoe repair shops, and tailors. These uses may also include accessory retail sales of products related to the services provided. Also includes massage parlors, spas and hot tubs for rent, and tanning salons.

8. “Personal services, restricted” means personal service establishments that may tend to have a blighting and/or deteriorating effect upon surrounding areas and which may need to be dispersed to minimize their adverse impacts, including check cashing services, fortune tellers, psychics, palm readers, and similar services, tattooing, piercing, and similar services. These uses may also include accessory retail sales of products related to the services provided. For permanent cosmetics, see “Personal services.”

9. “Printing and publishing” means establishments engaged in printing by letterpress, lithography, gravure, screen, offset, or electrostatic (xerographic) copying; and other establishments serving the printing trade including bookbinding, typesetting, engraving, photoengraving, and electrotyping. This use also includes establishments that publish newspapers, books and periodicals; establishments manufacturing business forms and binding devices. Does not include “quick printing” services or desktop publishing which are included in “business support services.”

10. “Private residential open space” means privately owned recreational facilities as part of a residential development. Features include, but are not limited to, play lots, playgrounds, and athletic fields.

11. “Public safety facility” means a facility including fire stations, other fire prevention and fire fighting facilities, police and sheriff substations and headquarters, including interim incarceration facilities.

Q. Reserved for future use.

R. “R” Allowed Use Descriptions.

1. “Recreational vehicle park” means a site where one (1) or more lots are used, or are intended to be used, by campers with recreational vehicles or tents. Recreational vehicle parks may include public restrooms, water, sewer, and electric hookups to each lot and are intended as a higher density, more intensively developed use than campgrounds. May include accessory retail uses where they are clearly incidental and intended to serve RV park patrons only.

2. “Recycling facility, collection, small” means a recycling facility used for the acceptance by donation, redemption, or purchase of recyclable materials from the public that does not occupy more than one thousand (1,000 ft2) square feet. This classification may include a mobile unit, kiosk-type units that may include permanent structures and unattended containers placed for the donation of recyclable materials. This also includes “reverse vending machines,” an automated mechanical device that accepts one (1) or more types of empty beverage containers including, but not limited to, aluminum cans, glass bottles and plastic bottles, and issues a cash refund or a redeemable credit slip with value of not less than the container’s redemption value as determined by the State. May include collection of small amounts of scrap metal. No dismantling or processing is permitted.

3. “Recycling facility, collection, large” means a recycling facility used for the acceptance by donation, redemption, or purchase of recyclable materials from the public that may occupy more than one thousand (1,000 ft2) square feet and include permanent structures. Facility does not use power-driven processing equipment except for compacting, baling, plastic shredding, and other activities necessary for efficient temporary storage and material shipment. May include collection of scrap metal. No dismantling or processing of scrap is permitted.

4. “Recycling facility, processing facility” means a recycling facility located where material is processed for efficient shipment or to an end user’s specifications by such means as baling, briquetting, compacting, flattening, grinding, crushing, mechanical sorting, shredding, cleaning and remanufacturing.

5. “Recycling facility, scrap and dismantling facility” means uses engaged in the assembling, breaking up, sorting, temporary storage, and distribution of recyclable or reusable scrap and waste materials, including the dismantling or wrecking of automobiles or other motor vehicles, or the storage or keeping for sale of parts and equipment resulting from such dismantling or wrecking. The presence on any lot or parcel of land of five (5) or more inoperable vehicles from which parts have been or are to be removed for reuse or sale shall constitute prima facie evidence of an automobile wrecking yard. This use does not include landfills or other terminal waste disposal sites.

6. “Research and development” means indoor facilities for scientific research, and the design, development and testing of electrical, electronic, magnetic, optical and mechanical components in advance of product manufacturing that are not associated with a manufacturing facility on the same site. Includes chemical and biotechnology research and development. Does not include computer software companies (see “offices, business and professional”), soils and other materials testing laboratories (see “business support services”), or medical laboratories (see “medical services, general”).

7. “Residential care facility for the chronically ill” means a residential care facility for persons with chronic, life-threatening illness who are eighteen (18) years of age or older or are emancipated minors, and for family units. This use is regulated through the following facility types:

a. Large Facilities. Those facilities providing service to more than six (6) persons.

b. Small Facilities. Those facilities providing service to six (6) or fewer persons.

8. “Residential care facility for the elderly” means a housing arrangement chosen voluntarily by persons sixty (60) years of age or over, or their authorized representative, where varying levels and intensities of care and supervision, protective supervision, or personal care are provided, based upon their varying needs, as determined in order to be admitted and to remain in the facility. These facilities provide care, supervision and assistance with activities of daily living, such as bathing and grooming. They may also provide incidental medical services under special care plans. Common names for these types of facilities include, but are not limited to, assisted living facilities, retirement homes, and board and care homes. This use is regulated through the following facility types:

a. Large Facilities. Those facilities providing service to more than six (6) persons.

b. Small Facilities. Those facilities providing service to six (6) or fewer persons.

9. “Resource protection and restoration” means activities and management of an area to preserve, recreate and enhance natural resource values such as habitat for fish and wildlife; rare, threatened, and endangered plants; vernal pools; erosion control; and floodwater conveyance.

10. “Resource-related recreation” means facilities related to passive recreation in open space areas including bicycle and pedestrian trails, picnic areas, parking areas, and interpretive centers.

11. “Restaurant/brew pub” means a retail business selling prepared food and beverages for on- or off-premises consumption. These include eating establishments where customers are served from a walk-up ordering counter for either on- or off-premises consumption, and establishments where most customers are served food at tables for on-premises consumption, but may include providing food for take-out. May also include the on-site brewing of up to two thousand four hundred (2,400) barrels of beer annually for on-premises consumption. Also includes coffee houses and accessory cafeterias as part of office and industrial uses.

12. “Retail, accessory” means the retail sales of various products (including food service) in a store or similar facility that is located within a health care, hotel, office, or industrial complex. These uses include pharmacies, gift shops, and food service establishments within hospitals; convenience stores and food service establishments within hotel, office and industrial complexes. This use category also includes retail associated with industrial uses for the products sold, distributed or manufactured on site. Such retail area shall not exceed twenty-five (25%) percent of the total square footage for each tenant space.

13. “Retail, general” means a retail business focusing on the sale of merchandise not specifically listed under another use classification and that devotes less than a majority portion of the total sales floor area to the sale of nontaxable goods. There are three (3) subcategories as follows:

a. Small Format. Stores that are less than seventy-five thousand (75,000 ft2) square feet with less than fifty (50%) percent of the total sales floor area dedicated to nontaxable goods;

b. Medium Format. Stores that are at least seventy-five thousand (75,000 ft2) square feet but less than one hundred fifty thousand (150,000 ft2) square feet with less than ten (10%) percent of the total sales floor area dedicated to nontaxable goods; and

c. Large Format. Stores that are one hundred fifty thousand (150,000 ft2) square feet or larger with less than ten (10%) percent of the total sales floor area dedicated to nontaxable goods.

14. “Retail, superstore” means a retail business selling a wide range of consumer products that is at least seventy-five thousand (75,000 ft2) square feet but less than one hundred fifty thousand (150,000 ft2) square feet and dedicating at least ten (10%) percent of the total sales floor area to the sale of nontaxable goods.

15. “Retail, superstore, large format” means a retail business selling a wide range of consumer products that is at least one hundred fifty thousand (150,000 ft2) square feet and dedicating at least ten (10%) percent of the total sales floor area to the sale of nontaxable goods.

16. “Retail, warehouse/club” means a retail store where many items are sold in large quantities or bulk. Shoppers may pay a membership fee in order to take advantage of discounted prices on a wide variety of items such as food, clothing, tires, and appliances.

S. “S” Allowed Use Descriptions.

1. “School” means a facility that provides for the education and/or training of individuals or groups as further defined as follows:

a. Academic – Private. Any privately owned and operated elementary school, middle school, secondary school, high school, or other institution providing academic instruction for students from kindergarten through twelfth (12th) grade pursuant to the California Education Code.

b. Academic – Charter. Any privately owned and operated elementary school, middle school, secondary school, high school, or other institution providing academic instruction for students from kindergarten through twelfth (12th) grade operating under a charter from the local school district and not managed directly by the governing body of the public school district (e.g., school board) pursuant to the California Education Code.

c. Academic – Public. Public elementary schools, middle schools, secondary schools, high schools, and any other public school providing academic instruction for students from kindergarten through twelfth (12th) grade pursuant to the California Education Code.

d. Colleges and Universities – Private. Any privately owned college or university, including medical schools, law schools, and other institution of higher education, including dorms, offices, facility maintenance yards, and similar supportive functions pursuant to the California Education Code.

e. Colleges and Universities – Public. Public community colleges, colleges, and universities, including dorms, offices, facility maintenance yards, and similar supportive functions pursuant to the California Education Code.

f. Equipment/Machinery/Vehicle Training. Facilities and programs for training students in the repair and maintenance of various equipment, machinery, and vehicles which tend to have a more industrial nature to them. Examples include, but are not limited to, maintenance of business equipment and consumer products (e.g., computers and other electronic equipment, appliance repair, re-upholstery and furniture repair), trade schools (e.g., metal work/welding), and vehicle repair and maintenance (e.g., repair, alteration, restoration, towing, painting, cleaning, or finishing of automobiles, motorcycles, trucks, recreational vehicles, boats, and other vehicles).

g. Specialized Education and Training/Studios. Specialty schools for instructing and training students in a variety of specialized programs, including, but not limited to, the following:

i. Computers and electronics training schools;

ii. Drama schools;

iii. Driver educational schools;

iv. Language schools;

v. Music schools;

vi. Professional, vocational, and trade schools of a non-industrial nature (e.g., culinary, cosmetology, arts and media, accounting and finance, health and dental including nursing, legal, psychology, and technology); and

vii. Studio-style facilities including, but not limited to, dance/ballet, art, photography, yoga, martial arts (e.g., karate, kung fu, judo, tae kwon do, jujitsu), and fitness studios other than “indoor fitness and sports facilities.”

2. “Short-term rental” means any residential structure, or portion of any structure, not otherwise qualifying as a bed and breakfast inn, which is rented for dwelling, lodging or sleeping purposes to transients for stays of not less than two (2) consecutive nights, and no more of than thirty (30) days in exchange for consideration. A short-term rental with more than five (5) guest rooms or suites is considered a hotel or motel and is included under the definition of “hotels and motels.”

3. “Single room occupancy (SRO) facilities” means multi-unit housing for very low income persons that typically consists of a single room and shared bath and also may include a shared common kitchen and common activity area. SROs could be restricted to seniors or be available to persons of all ages. Subsidized versions could be supervised by a government housing agency.

4. “Slaughterhouse” means an establishment for the slaughter of livestock.

5. “Smoke shops” means a retailer whose main purpose is the sale of smoking and/or tobacco products, including, but not limited to, cigars, pipe tobacco, and smoking accessories for off-premises consumption at a retail establishment that either devotes more than fifteen (15%) percent of its total floor area to smoking, drug, and/or tobacco paraphernalia or devotes more than a two foot by four (2' by 4') foot (two (2' 0") feet in depth maximum) section of shelf space for display of for-sale tobacco products and the sale of smoking and/or tobacco paraphernalia. Includes electronic cigarettes and electronic vapor devices.

6. “Smoking lounge” means a business establishment that is dedicated to the smoking of tobacco, including but not limited to establishments commonly known as cigar lounges, hookah bars/cafes, tobacco clubs, or smoking parlors.

7. “Storage, personal storage facility” means a structure or group of structures containing generally small, individual, compartmentalized stalls or lockers rented as individual storage spaces and characterized by low parking demand.

8. “Storage, warehouse” means a facility for the storage of furniture, household goods, or other commercial goods of any nature. Includes cold storage. Does not include warehouse, storage, or mini-storage facilities offered for rent or lease to the general public (see “storage, personal storage facility”) or warehouse facilities in which the primary purpose of storage is for wholesaling and distribution (see “wholesaling and distribution”).

9. “Storage, yards” means the storage of various materials outside of a structure other than fencing, either as an accessory or principal use.

10. “Supportive housing” means housing that is linked with on- or off-site services that assist the resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, where possible, work in the community. In accordance with Section 50675.14 of the Health and Safety Code there is no limit on the length of stay and such facilities are occupied by a target population that includes, among other populations, adults, emancipated youth, families, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people who are:

a. Low income having one (1) or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions; or

b. Individuals eligible for services provided under the Lanterman Development Disabilities Services Act (Division 4.5 of the Welfare and Institutions Code).

T. “T” Allowed Use Descriptions.

1. “Tasting room, off-site” means a facility allowing beer, wine, or spirits tasting with on-site and off-site retail sales directly to the public (or shipped). The tasting room facility must be directly affiliated with a minimum of one (1) brewery, winery, or distillery, meeting all applicable requirements of State and Federal licensure. The tasting room may be operated as a standalone retail use. On-site tasting rooms are included as an accessory use in “Wineries, distilleries, and brewery,” “Microbrewery/tasting facility,” “Neighborhood market,” and “Agricultural tourism.”

2. “Theaters and auditoriums” means indoor facilities for public assembly and group entertainment, other than sporting events, including civic theaters and facilities for “live” theater and concerts, exhibition and convention halls, motion picture theaters, public and semipublic auditoriums, and similar public assembly uses. Does not include outdoor theaters, concert and similar entertainment facilities, and indoor and outdoor facilities for sporting events (see “outdoor commercial recreation”).

3. “Thrift store” means a retail establishment selling secondhand goods donated by members of the public.

4. “Transit facilities” means maintenance and service centers for the vehicles operated in a mass transportation system. Includes buses, taxis, railways, etc.

5. “Transit stations and terminals” means passenger stations for vehicular and rail mass transit systems; also terminal facilities providing maintenance and service for the vehicles operated in the transit system. Includes buses, taxis, railways, etc.

6. “Transitional housing” means buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six (6) months from the beginning of the assistance.

U. “U” Allowed Use Descriptions.

1. “Utility facility and infrastructure” includes the following:

a. Fixed-base structures and facilities serving as junction points for transferring utility services from one (1) transmission voltage to another or to local distribution and service voltages. These uses include any of the following facilities that are not exempted from land use permit requirements by Section 53091 of the Government Code: electrical substations and switching stations, natural gas regulating and distribution facilities, public water system wells, treatment plants and storage, telephone switching facilities, wastewater treatment plants, settling ponds and disposal fields. These uses do not include office or customer service centers (classified in “offices”) or equipment and material storage yards.

b. Pipelines for potable water, reclaimed water, natural gas, and sewage collection and disposal, and facilities for the transmission of electrical energy for sale, including transmission lines for a public utility company. Also includes telephone, telegraph, cable television, and other communications transmission facilities utilizing direct physical conduits.

V. “V” Allowed Use Descriptions.

1. “Vehicle services – major” means the repair, alteration, restoration, towing, painting, cleaning (e.g., self-service and attended car washes), or finishing of automobiles, trucks, recreational vehicles, boats, and other vehicles as a primary use, including the incidental wholesale and retail sale of vehicle parts as an accessory use. This use includes major repair and body work – repair facilities dealing with entire vehicles; such establishments typically provide towing, collision repair, other body work, and painting services and may also include tire recapping establishments.

2. “Vehicle services – minor” means minor facilities specialize in limited aspects of repair and maintenance (e.g., muffler and radiator shops, quick-lube, smog check). Does not include repair shops that are part of a vehicle dealership on the same site (see “auto and vehicle sales”) or automobile dismantling yards, which are included under “recycling facility, scrap and dismantling facility.”

3. “Veterinary facility” means a facility that is primarily enclosed, containing only enough cage arrangements as necessary to provide services for domestic and exotic animals requiring acute medical or surgical care with accessory outdoor use that provides long-term medical care. Grooming and boarding of animals is allowed only if accessory to the facility use.

W. “W” Allowed Use Descriptions.

1. “Wholesaling” means establishments engaged in selling merchandise to retailers; to industrial, commercial, institutional, farm, or professional business users; or to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. Includes such establishments as agents, merchandise or commodity brokers, and commission merchants, assemblers, buyers and associations engaged in the cooperative marketing of farm products, merchant wholesalers, and stores primarily selling electrical, plumbing, heating and air conditioning supplies and equipment.

2. “Wineries, distilleries, and brewery” means manufacturing facilities where raw materials (e.g., grapes, hops, barley) are processed and fermented into wine, beer, and other alcoholic drinks. May include tasting and accessory retail sales of products produced on site. Processing of the products, without fermentation, is considered “agricultural products processing” as defined in this section.

3. “Wireless communications facility” means a facility designed and/or used for the purpose of transmitting, receiving, or relaying voice and/or data signals from various wireless communication devices, including a transmission tower, antenna, and/or other facility designed or used for that purpose. Amateur radio transmission facilities, facilities operated exclusively as part of a public safety network, and facilities used exclusively for the transmission of television and/or radio broadcasts are not “wireless communications facilities.” Additional definitions can be found in EGMC Chapter 23.94.

4. “Wireless communications facility, small cell” means any small cell antennas and other wireless communications equipment, including facilities that operate on unlicensed frequencies and FCC-approved frequencies in the bands authorized for commercial wireless communication services by the FCC pursuant to FCC licenses issued to licensee, and all associated equipment, meeting the following size criteria: a) the total volume of all small cell antennas on a single facility or property shall not exceed six (6 ft3) cubic feet; b) any individual piece of associated equipment on a single facility or property shall not exceed nine (9 ft3) cubic feet in volume; and c) the cumulative total of all associated equipment from all wireless communications providers, including antennas, for a single facility or property shall not exceed twenty-eight (28 ft3) cubic feet in volume.

X. Reserved for future use.

Y. Reserved for future use.

Z. Reserved for future use. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 7-2022 §5, eff. 5-13-2022; Ord. 2-2022 §2, eff. 2-25-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 13-2020 §3, eff. 8-21-2020; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 19-2019 §3 (Exh. B), eff. 10-11-2019; Ord. 6-2019 §3 (Exh. A), eff. 4-26-2019; Ord. 3-2018 §3 (Exh. C), eff. 4-13-2018; Ord. 20-2017 §3 (Exh. B), eff. 10-13-2017; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 31-2014 §3 (Exh. A), eff. 2-13-2015; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The purpose of this chapter is to establish allowed land uses and requirements for planning entitlements for each of the City’s base zoning districts. Allowed uses herein are consistent with and implement the City’s General Plan corresponding land use designations as shown in Table 23.27-1 (Allowed Uses and Required Entitlements for Base Zoning Districts). [Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

Table 23.27-1 (Allowed Uses and Required Entitlements for Base Zoning Districts) identifies allowed uses and corresponding requirements for land use permits and entitlements for all base zoning districts within the City. Definitions for the land uses listed herein (use classifications) are provided in EGMC Section 23.26.050 (Description of land use classifications). See additional use requirements in Division V of this title (Special Use Regulations). Uses are organized into common categories as follows:

A. Residential uses;

B. Human services uses;

C. Agriculture, animal keeping, and resource uses;

D. Recreation, open space, education, and public assembly uses;

E. Utility, transportation, and communication uses;

F. Retail, service, and office uses;

G. Automobile and vehicle uses; and

H. Industrial, manufacturing, and processing uses.

Any land use shown with a “P” indicates that the land use is permitted by right; “MUP” indicates that the land use is permitted in the designated zoning district upon issuance of a minor conditional use permit; “CUP” indicates that the land use is permitted in the designated zoning district upon issuance of a conditional use permit (pursuant to EGMC Chapter 23.26); and a hyphen (“-”) indicates that the use is not allowed. Except as otherwise provided for in this title, uses not shown in the table are not permitted. Footnotes provided in the table are listed at the end of the table.