Manteca City Zoning Code
ARTICLE II
ZONING DISTRICTS, ALLOWED USES, AND DEVELOPMENT STANDARDS
§ 17.20.010 Purpose.
This Chapter establishes the framework of Zoning Districts within the City of Manteca and their relationships to the City's General Plan land use categories. This Chapter also establishes the Zoning Map as the official designation of Zoning District boundaries.
(Ord. 1501 § 1, 2011)
§ 17.20.020 Zoning Districts.
Zoning Districts are established in order to classify, regulate, restrict, and segregate 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 Manteca is divided into Zoning Districts that are generally grouped into two categories: (A) Base Zoning Districts, and (B) Special Purpose Zoning Districts. These districts conform to and implement the City's General Plan land use categories as described in Table 17.20.020-1 (Zoning Districts). Subsequent Chapters in this Article identify allowed uses and requirements for planning entitlements, as well as development standards unique to each Zoning District.
A.
Base Zoning Districts. The Base Zoning District is the primary Zoning District that applies to a property. Every parcel located outside of a Specific Plan area throughout the City has a Base Zoning District that establishes the primary type and intensity of land use for the parcel, along with development regulations for that particular type and intensity of land use for the parcel. Base Zoning Districts are grouped into six categories as follows:
B.
Overlay Zoning Districts. An Overlay Zoning District supplements the Base Zoning District for one or more of the following purposes:
1.
When special provisions are needed to protect unique site features or implement location-specific provisions; and/or
2.
To specify a particular standard or guideline for an area.
When an Overlay Zoning District is silent on allowed use provisions, the allowed use provisions of the Base Zoning District shall prevail. 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. |
TABLE 17.20.020-1 ZONING DISTRICTS | ||
|---|---|---|
Zoning District Symbol | Zoning District Name/Description | General Plan Land Use Designation Implemented by Zoning District |
Agricultural and Residential Zoning Districts | ||
A | Agricultural Zoning District. This designation provides for agricultural uses (such as vineyards, orchards, and row crops), single-family homes directly related to the agricultural use of the property, limited industrial uses directly related to agriculture, and similar and compatible uses. | Agricultural |
R-E | Residential Estate Zoning District. This designation allows for large lots and flexible placement of single-family detached housing. Uses include quasi-agricultural activities, including raising and boarding livestock. The agricultural use areas that remain on the residential parcel shall be subject to an easement dedicated to the City that allows continued agricultural use, but prohibits any further nonagricultural-related development. | Very Low Density Residential |
R-1 | One-Family Dwelling Zoning District. This designation allows for substantial flexibility in selecting dwelling unit types and parcel configurations to suit site conditions and housing needs. The types of dwelling units include small lots and clustered lots as well as conventional large-lot detached residences. | Low Density Residential |
R-2 | Limited Multiple-Family Dwelling Zoning District. The medium-density residential use includes single-family homes and smaller-scale multi-family developments, including garden apartments, townhouses, and cluster housing. | Medium Density Residential |
R-3 | Multiple-Family Dwelling Zoning District. The high-density residential use includes multi-family apartment-style housing. The multi-family dwelling sites are typically located with direct access to arterial streets, bicycle paths, and other transit options. | High Density Residential |
Commercial, Office, Industrial, and Mixed-Use Zoning Districts | ||
CMU | Mixed-Use Commercial Zoning District. This designation is characterized by interconnected streets, wide sidewalks, outdoor public spaces and activities, and accommodates a mix of primarily retail and service commercial uses complemented by office and/or residential uses. By allowing compatible land uses near each other, the CMU zoning district aims to improve accessibility, walkability, and overall quality of life for residents, employees, and visitors. | Commercial Mixed Use |
DMU | Mixed-Use Downtown Zoning District. This designation allows retail and service commercial, office, and multiple-family residential uses designed to improve the vibrancy and maintain the pedestrian-scale character of the Downtown. | Downtown |
BIP | Business Industrial Park Zoning District. This designation creates large sites for office park environment that includes multi-tenant buildings. It will be well suited for research and development facilities and light industrial uses, as well as professional and medical offices. Warehouses will be permitted but limited in size. | Business Industrial Park |
CN | Neighborhood Commercial Zoning District. Serving neighborhood needs, this district is locally oriented, providing retail and service uses, offices, restaurants, grocery stores, and service stations. | Neighborhood Commercial |
CG | General Commercial Zoning District. This category provides for wholesale, warehousing, and heavy commercial uses, highway-oriented commercial retail, public and quasi-public uses, and similar and compatible uses. The designation is also intended to accommodate visitor lodging, commercial recreation and public gathering facilities, such as amphitheaters, or public gardens. It also allows most neighborhood and mixed commercial uses. | General Commercial |
CM | Commercial Manufacturing Zoning District. This designation is intended for establishments engaged in servicing equipment, materials, and products, but which do not necessarily require the manufacturing or processing of articles or merchandise for distribution and retail sales. | General Commercial or Light Industrial |
M1 | Light Industrial Zoning District. This designation provides for industrial parks, warehouses, distribution centers, light manufacturing, public and quasi-public uses, and similar and compatible uses. | Light Industrial |
M2 | Heavy Industrial Zoning District. This designation provides for manufacturing, processing, assembling, research, wholesale, and storage uses, trucking terminals, railroad and freight stations, and similar activities that require separation from residential uses. It also allows many light industrial uses. | Heavy Industrial |
Public/Quasi-Public Zoning Districts | ||
OS | Open Space Zoning District. This designation is set aside for habitat, open space, natural areas, lands of special-status species, wetlands, and riparian areas. These areas are set aside as permanent open space preserves to protect environmentally sensitive areas. | Open Space, Recreational |
P | Park Zoning District. This designation provides for neighborhood, community, and regional parks, golf courses, and other outdoor recreational facilities within urban development. | Park |
PQP | Public/Quasi-Public Zoning District. This designation provides for government-owned facilities, public and private schools, institutions, civic uses and public utilities, and quasi-public uses such as hospitals and religious institutions. | Public/Quasi-Public |
Special Purpose Zoning Districts | ||
SP | Specific Plan Zoning District. This designation identifies properties that require subsequent master planning in the form of approval of a Specific Plan consistent with Government Code Section 65450. | All |
MP | Master Planned Zoning District. This designation provides a process for the consideration and regulation of areas suitable for proposed comprehensive development with detailed development plans and those areas that require special planning to provide appropriate planned development. | All |
Overlay Zoning Districts | ||
CBD | Central Business Overlay Zoning District. This designation provides special development standards and regulations for development within the central business district of the city. | Business and Professional Neighborhood Commercial |
PD | Planned Development Overlay Zoning District. This designation identifies properties that require subsequent site planning in the form of approval of a Planned Development. | All |
§ 17.20.030 Conformance with Zoning District Regulations.
Except as otherwise provided in this Title:
A.
No building shall be erected, and no existing building shall be moved, altered, added to, or enlarged, nor shall any land, building, or premises be used, designed, or intended to be used for any purpose or in any manner other than listed in this Title, or amendments thereto, as permitted in the Zoning District in which such land, building, or premises is located.
B.
No building shall be erected nor any existing building be moved, reconstructed, or structurally altered to exceed in height the limit established by this Title, or amendments thereto, for the Zoning District in which such building is located.
C.
No building shall be erected nor shall any existing building be moved, altered, or enlarged nor shall any open spaces surrounding any building be encroached upon or reduced in any manner except in conformity with the building-site requirements and the area and yard regulations established by this Title, or amendments thereto, for the Zoning District in which such building is located.
(Ord. 1501 § 1, 2011)
§ 17.20.040 Zoning Map.
The City Council hereby adopts the City of Manteca Zoning Map (hereafter referred to as the "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:
A.
Incorporated by Reference. The Zoning Map is hereby incorporated into this Zoning Code by reference.
B.
Relationship to the General Plan. The Zoning Map shall implement and shall be consistent with the City's adopted General Plan. Specifically, the Zoning Map shall be consistent with the General Plan Land Use Plan.
C.
Relationship to Specific Plans. The Specific Plans adopted in the City of Manteca establish special zoning regulations and other design and development provisions in designated portions of the city. As such, the Specific Plans essentially replace the citywide zoning regulations in those areas and are shown on the Zoning Map with the adopted Specific Plan name and/or number, referring the reader to the adopted Specific Plan document to govern subsequent land development within the plan area. The Zoning Code shall be relied upon for development topics not included within the Specific Plan. In the event of a conflict between the Specific Plan and the Zoning Code, the Specific Plan shall prevail.
D.
Planned Developments. In addition to the Zoning District symbol for the PD district, a reference to the PD-Planned Development approval for the site shall be included on the Zoning Map whenever possible.
E.
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 Table 17.20.020-1 (Zoning Districts).
2.
Special Purpose Zoning Districts 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 Zoning Districts or Base Zoning Districts. The assignment of the Special
Purpose designation serves to provide a reference to the corresponding Special Purpose zoning document (e.g., Specific Plan, Planned Development) adopted by ordinance of the City Council.
F.
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.
Where such boundaries are indicated as approximately following street and alley lines or lot lines, such lines shall be construed to be such boundaries.
2.
In unsubdivided property or where a zone boundary divides a lot, the location of such boundary, unless the same is indicated by dimensions, shall be determined by use of the scale appearing on the map.
3.
Where any public street or alley is officially vacated or abandoned, the regulations applicable to abutting property shall apply to such vacated or abandoned street or alley.
4.
Where any private right-of-way or easement of any railroad, railway, canal, or transportation or public utility company is vacated or abandoned, the regulations applicable to abutting property shall apply to such vacated or abandoned property.
(Ord. 1501 § 1, 2011)
§ 17.20.050 Classification of Land Uses.
In order to simplify land use regulations, land uses listed in this Article and throughout this Title have been grouped into general categories on the basis of common function, product, or compatibility characteristics. These allowed use categories are called "use classifications." Use classifications describe one or more uses having similar characteristics but do not list every use or activity that may appropriately be within the classification. Each land use is described in Chapter 17.24 (Allowed Use Definitions). For example, "personal service use" includes a wide range of individual personal service uses (beauty parlor, dry cleaning, tanning salons, tailors). Rather than listing all such uses individually throughout this Title, personal service use is listed once and is further defined in Chapter 17.24 (Allowed Use Definitions).
The following rules apply to use classifications:
A.
Special Use Regulations. Additional use regulations for special land uses are listed in Article IV (Standards for Specific Land Uses).
B.
Uses Not Listed. Land uses that are not listed in the Zoning District tables are not allowed, except as otherwise provided for in this Title.
C.
Illegal Uses. No use that is illegal under local, state, or federal law shall be allowed in any Zoning District within the city.
D.
Special Purpose Zoning District. When a property is located within a Special Purpose Zoning District, the allowed use provisions of that Special Purpose Zoning District shall prevail. When a Special Purpose Zoning District is silent on allowed use provisions, it defers the allowed use provisions to the Base Zoning District. Only where there is a conflict do the Special Purpose Zoning District provisions prevail.
E.
Similar Uses. When a use is not specifically listed in this Code, it shall be understood that the use may be permitted if the Community Development Director determines that the use is substantially similar to other uses listed based on established criteria and required findings outlined in Section 17.20.070 (Similar Use Determination). It is further recognized that every conceivable use cannot 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.
(Ord. 1501 § 1, 2011)
§ 17.20.060 Allowed Land Uses.
Zoning District allowed uses and corresponding requirements for entitlements are listed in Table 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's 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 conditional use 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 17.20.020-1 include:
A.
Allowed (A). A land use shown with an "A" indicates that the land use is permitted by right in the designated Zoning District, subject to compliance with all applicable provisions of this Zoning Code (e.g., development standards) as well as state and federal law.
B.
Conditional (C). A land use shown with a "C" 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.
C.
Minor Use Permit (M). A land use shown with an "M" indicates that the land use is permitted in the designated Zoning District upon issuance of a Minor 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 (N). A land use shown with an "N" in the table is not allowed in the applicable Zoning District. Additionally, uses not shown in the table are not permitted, except as otherwise provided for in this Title.
(Ord. 1501 § 1, 2011)
§ 17.20.070 Similar Use Determination.
When a use is not specifically listed in this Title, it shall be understood that the use may be permitted if the Community Development Director determines that the use is substantially similar to other uses listed. It is further recognized that every use cannot be identified in this Title and, anticipating that new uses will evolve over time, this Section establishes the Community Development Director's authority to compare a proposed use and measure it against those uses listed in this Title for determining similarity. In determining similarity, the Community Development Director shall make all of the following findings:
A.
The characteristics of, and activities associated with, the proposed use are equivalent to one or more of the listed uses, and will not involve a higher level of activity or population density than the uses listed in the Zoning District;
B.
The proposed use will be consistent with the purposes of the applicable Zoning District; and
C.
The proposed use will be consistent with the General Plan.
Determinations shall be made in writing and shall contain the facts that support the determination. The Community Development Department shall maintain all such determinations on record at the public counter for review by the general public. All recorded determinations shall be provided to the Planning Commission, City Council, City Manager, City Attorney, and City Clerk. The Community Development Director's decision may be appealed as provided in Section 17.08.070 (Appeals). Interpretations shall be made consistent with the provisions outlined in Chapter 17.04 (Interpretation). |
(Ord. 1501 § 1, 2011)
§ 17.22.010 Purpose.
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 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts). Chapter 17.28 (Special Purpose Zoning Districts) includes regulations for the City's Special Purpose Zoning Districts, and Chapter 17.30 (Overlay and Combining Zoning Districts Land Use and Development Standards) includes regulations for the City's Overlay and Combining Zoning Districts.
(Ord. 1501 § 1, 2011)
§ 17.22.020 Allowed Uses and Required Entitlements.
Table 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts) below identifies allowed uses and corresponding requirements for planning entitlements for all Base Zoning Districts within the City of Manteca other than Special Purpose Zoning Districts [see Chapter 17.28 (Special Purpose Zoning Districts)]. Definitions for the land uses listed herein (use classifications) are provided in Chapter 17.24 (Allowed Use Definitions). See additional use requirements in Article IV (Standards for Specific Land Uses). In the table below, an "A" indicates that the land use is permitted by right, a "C" indicates that the land use is permitted in the designated Zoning District upon issuance of a Conditional Use Permit [pursuant to Section 17.10.130 (Conditional Use Permit)], an "M" indicates that the land use is permitted in the designated Zoning District upon issuance of a Minor Use Permit, and an "N" indicates that the use is not allowed. Except as otherwise provided for in this Title, uses not shown in the table are not permitted.
Zoning district names for the Zoning District symbols used in the table are as follows: | |
|---|---|
A | Agricultural Zoning District |
R-E | Residential Estate Zoning District |
R-1 | One-Family Dwelling Zoning District |
R-2 | Limited Multiple-Family Dwelling Zoning District |
R-3 | Multiple-Family Dwelling Zoning District |
CMU | Mixed - Use Commercial Zoning District |
DMU | Mixed - Use Downtown Zoning District |
BIP | Business Industrial Park Zoning District |
CN | Neighborhood Commercial Zoning District |
CG | General Commercial Zoning District |
CM | Commercial Manufacturing Zoning District |
M1 | Light Industrial Zoning District |
M2 | Heavy Industrial Zoning District |
OS | Open Space Zoning District |
P | Park Zoning District |
PQP | Public/Quasi-Public Zoning District |
Zoning district names for the Zoning District symbols used in the table are as follows: | |
|---|---|
A | Agricultural Zoning District |
R-E | Residential Estate Zoning District |
R-1 | One-Family Dwelling Zoning District |
R-2 | Limited Multiple-Family Dwelling Zoning District |
R-3 | Multiple-Family Dwelling Zoning District |
CMU | Mixed - Use Commercial Zoning District |
DMU | Mixed - Use Downtown Zoning District |
BIP | Business Industrial Park Zoning District |
CN | Neighborhood Commercial Zoning District |
CG | General Commercial Zoning District |
CM | Commercial Manufacturing Zoning District |
M1 | Light Industrial Zoning District |
M2 | Heavy Industrial Zoning District |
OS | Open Space Zoning District |
P | Park Zoning District |
PQP | Public/Quasi-Public Zoning District |
(Ord. 1501 § 1, 2011; Ord. 1546 § 1, 2014; Ord. 1558 § 1, 2015; Ord. 1571 § 1, 2015; Ord. O2017-20 § 1; Ord. O2018-5 § 1; Ord. O2018-6 § 1; Ord. O2018-20 § 1; Ord. O2018-24 § 1; Ord. O2021-04 § 1; Ord. O2021-14 § 1; Ord. O2021-16 § 5; Ord. O2024-07, 3/19/2024; Ord. O2024-23, 11/19/2024; Ord. O2025-13, 6/17/2025)
§ 17.24.010 Purpose.
The purpose of this Chapter is to define use classifications listed in Chapter 17.22 (Allowed Land Uses and Requirements) and throughout this Title. Use classifications are land uses that have been grouped into general categories on the basis of common function, product, or compatibility characteristics. This chapter should be used as a reference. Additional definitions for specialized terms used in the Zoning Code can be found in Article VI (Glossary).
(Ord. 1501 § 1, 2011)
§ 17.24.020 Allowed Use Definitions.
The following list represents the complete list of allowed uses and corresponding definitions as used in Table 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts) and throughout this Title. Individual use classifications describe one or more uses having similar characteristics, but do not list every use or activity that may appropriately be within the classification. Additional definitions are found in Article VI (Glossary). Allowed uses are organized into the following seven use categories as follows:
• | Residential Uses |
• | Agriculture and Animal-Related Uses |
• | Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses |
• | Utility, Transportation, Public Facility, and Communication Uses |
• | Retail, Service, and Office Uses |
• | Automobile and Vehicle Uses |
• | Industrial, Manufacturing, and Processing Uses |
A.
Residential Uses
1.
Adult Day Care Home. A facility, as defined under Health and Safety Code Section 1507.7, that provides nonmedical care and supervision for adult health care for six or fewer adults, including organized day program of therapeutic, social, and skilled nursing health activities and services 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. Programs offered are on a less than 24-hour basis.
2.
Caretaker Housing. A residence that is accessory to a site with a nonresidential primary use and that is needed for security, 24-hour care or supervision, or monitoring of facilities, equipment, or other conditions on the site.
3.
Dwelling, Multi-Family. A building designed and intended for occupancy by three or more house-holds living independently of each other, each in a separate dwelling unit, which may be owned individually or by a single landlord (e.g., apartment, apartment house, townhouse, condominium).
4.
Dwelling, Second Unit. An attached or detached dwelling unit which provides complete independent living facilities for one or more persons, with permanent provisions for living, sleeping, eating, cooking, and sanitation sited on the same parcel as the primary dwelling unit. This definition includes granny flats.
5.
Dwelling, Single-Family. A building designed exclusively for occupancy by one household on a single lot. This classification includes factory-built, modular housing units constructed in compliance with the City-adopted Building Code and mobile homes/manufactured housing on permanent foundations (defined in California Health and Safety Code Section 18007) and model homes for the first sale of homes within the subdivision.
6.
Dwelling, Two-Family. An attached building (e.g., duplex) designed for occupancy by two households living independently of each other, where both dwellings are located on a single lot. For the purposes of this Title, this definition also includes halfplexes (two attached units, each with a separate lot). Does not include second dwelling units (see Dwelling, Second Unit).
7.
Dwelling, Three- and Four-Family. An attached building (e.g., triplex) designed for occupancy by three or four households living independently of each other, where each dwelling is located on a single lot. Does not include second dwelling units (see Dwelling, Second Unit).
8.
Emergency Shelter. Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Safety Code Section 50801).
9.
Employee Housing. 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 or more buildings, or on one or more sites, and the premises upon which they are situated, including areas 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 types of employee housing as follows:
10.
Family Day Care Home. Facility that provides nonmedical care and supervision of minor children for periods of less than 24 hours for an individual child. These facilities include the following, all of which are required to be licensed by the state:
a.
Family Day Care Home, Large. A single-family residence that provides day care for 7 to 14 children, inclusive, including children under the age of 10 years who reside at the home.
b.
Family Day Care Home, Small. A single-family residence that provides day care for eight or fewer children, including children under the age of 10 years who reside at the home.
11.
Group Residential. Shared living quarters without separate kitchen and/or bathroom facilities for each room or unit. This classification includes residential hotels, dormitories, fraternities, sororities, convents, rectories, and private residential clubs but does not include living quarters shared exclusively by a family. This category includes boardinghouses, which are defined as a building other than a hotel or restaurant where meals or lodging or both meals and lodging are provided for compensation for four or more persons.
12.
Home Occupation. The conduct of 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. Examples include, but are not limited to, accountants and financial advisors, architects, artists, attorneys, offices for construction businesses (no equipment or material storage), and real estate sales.
13.
Live-Work Facility. 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;
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.
14.
Mobile Home Park. Consistent with definitions of state law (Welfare and Institution Code Section 18214), a mobile home park is any site that is planned and improved to accommodate two or more mobile homes used for residential purposes, or on which two 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.
15.
Residential Care Facilities. Consistent with the definitions of state law, residential care facilities provide 24-hour nonmedical care for more than six persons 18 years of age or older, or emancipated minors, with chronic, life-threatening illness in need of personal services, protection, supervision, assistance, guidance, or training essential for sustaining the activities of daily living or for the protection of the individual. This classification includes, but is not limited to, rest homes, residential care facilities for the elderly, adult residential facilities, wards of the juvenile court, and other facilities licensed by the State of California. Convalescent homes, nursing homes, and similar facilities providing medical care are included under the definition of Medical Services, Extended Care.
16.
Residential Care Home. Consistent with the definitions of state law (Health and Safety Code Section 1502), a residential care home is a home that provides 24-hour nonmedical care for six or fewer persons 18 years of age or older, or emancipated minors, with chronic, life-threatening illness in need of personal services, protection, supervision, assistance, guidance, or training essential for sustaining the activities of daily living, or for the protection of the individual. This classification includes rest homes, residential care facilities for the elderly, adult residential facilities, wards of the juvenile court, and other facilities licensed by the State of California. Convalescent homes, nursing homes, and similar facilities providing medical care are included under the definition of Medical Services, Extended Care.
17.
Single-Room Occupancy (SRO) Facilities. 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 may be restricted to seniors or be available to persons of all ages. Subsidized versions may be supervised by a government housing agency.
18.
Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population, and that is linked to on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (Government Code Section 65582(f)). Supportive housing units must be considered residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.
19.
Transitional Housing. Buildings configured as rental housing developments, but operating under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at some predetermined future point in time that shall be no less than six months from the beginning of the assistance (Government Code Section 65582(h)). Transitional housing units must be considered residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.
B.
Agriculture and Animal-Related Uses
1.
Animal Keeping. Care and maintenance of animals on private property. The listing below provides a distinction between various types of animals related to allowed use provisions in this Article. This classification is distinct from Animal Sales and Grooming and Equestrian Facility, Commercial. Also see Kennel, Commercial, which provides for the boarding of animals (e.g., doggy day-care).
a.
Domestic Pets. Small animals (no larger than the largest breed of dogs) customarily kept as pets within a dwelling unit. This classification includes dogs, cats, fish, and birds (excluding large tropical birds and poultry). Includes 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 for enhancing or perpetuating a given breed, other than dogs or cats used in conjunction with an agricultural operation on the lot or premises.
b.
Exotic Animals. Wild animals not customarily confined or cultivated by man for domestic or commercial purposes, but kept as a pet or for display, including potbelly pigs, snakes, reptiles, and large tropical birds (including peacocks).
c.
Insects. Small arthropod animals confined or cultivated by man for domestic or commercial purposes including but not limited to flies, crickets, mosquitoes, beetles, butterflies, and bees.
d.
Livestock Animals. Domesticated animals that may be kept or raised in pens, barns, houses, and pastures whether for commercial or private use. Livestock includes, but is not limited to, cattle, sheep, swine, goats, equine, and fowl. This definition includes horses and equestrian facilities for individual homeowners.
e.
Poultry. Domesticated birds (fowl) customarily kept for eggs or meat. This classification includes chickens, roosters, ducks, geese, turkeys, guinea fowl, and Cornish game hens.
2.
Animal Sales and Grooming. Retail sales of domestic and exotic animals and bathing and trimming services, excludes kenneling of animals. See Kennel, Commercial.
3.
Crop Production. Raising and harvesting of plants, tree crops, row crops, or field crops on an agricultural or commercial basis, including packing and processing. Includes horticulture establishments engaged in the cultivation of flowers, fruits, vegetables, or ornamental trees and shrubs for wholesale and incidental retail sales. This classification includes agricultural buildings accessory to such uses and roadside stands for display/sale of agricultural products grown on the premises. Excludes uses for which other garden, nursery, or landscape merchandise are stored and sold on the site.
4.
Equestrian Facility, Commercial. Commercial horse, donkey, and mule facilities including horse ranches, boarding stables, riding schools and academies, horse exhibition facilities (for shows or other competitive events), pack stations, and barns, stables, corrals, and paddocks accessory and incidental to these uses.
5.
Kennel, Commercial. Facilities that provide boarding of animals as the primary use of the facility. May also include daytime boarding and activity for animals (e.g., doggy day care) and ancillary grooming facilities. Also see Animal Sales and Grooming.
6.
Veterinary Facility. Veterinary 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.
C.
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
1.
Assembly Uses. Include any of the following uses:
a.
Meeting facilities for organizations including facilities for business associations, civic, social, and fraternal organizations, labor unions and similar organizations, political organizations, professional membership organizations, and other membership organizations;
b.
Community centers and other multipurpose meeting and recreational facilities that include one or more meeting or multipurpose facilities, kitchens, and outdoor barbecue facilities available for use by various groups for meetings, parties, receptions, dances, etc.
2.
Cemetery/Mausoleum. Land used for the burial of the dead and dedicated for cemetery purposes, including crematories, columbariums, and mausoleums. Also see Mortuaries and Funeral Homes.
3.
Church/Place of Worship. A building wherein persons regularly assemble for religious worship and which is maintained and controlled by a religious body organized to sustain public worship, together with all accessory buildings and uses customarily associated with such primary purpose, including living quarters for ministers and staff, but excluding other establishments maintained by religious organizations such as educational institutions and day care, which are separately regulated. Includes synagogue, temple, mosque, or other such place for worship and religious activities.
4.
Community Garden. A site used for growing plants for food, fiber, herbs, or flowers, which is shared and maintained by city residents.
5.
Golf Course/Clubhouse. 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.
6.
Indoor Amusement/Entertainment Facility. Establishment 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 or more electronic games or coin-operated amusements in any establishment, or premises where 50 percent or more of the floor area is occupied by amusement devices, are considered an amusement device arcade as described above; three or less machines are not considered a land use separate from the primary use of the site.
7.
Indoor Fitness and Sports Facilities. Predominantly participant sports and health activities conducted entirely within an enclosed building. Typical uses include bowling alleys, billiard parlors, ice/roller skating rinks, indoor racquetball courts, indoor climbing facilities, soccer areas, athletic clubs, and health clubs. This use does not include special studios not a part of an athletic or health club (e.g., karate studio, dance studio, etc.).
8.
Libraries and Museums. 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.
9.
Outdoor Commercial Recreation. Facility for various outdoor participant sports and types of recreation where a fee is charged for use (e.g., amphitheaters, amusement and theme parks, golf driving ranges, health and athletic club with outdoor facilities, miniature golf courses, skateboard parks, stadiums and coliseums, swim and tennis clubs, water slides, zoos).
10.
Outdoor Community Recreation. Facility for various outdoor participant sports and types of recreation provided by the community and typically located in public parks and open space areas.
11.
Park and Public Plaza. Public parks include playgrounds and athletic fields/courts and public plazas and outdoor gathering places for community use. If privately owned and restricted to the public (e.g., require payment of fee), the same facilities are included under the definition of Outdoor Commercial Recreation.
12.
Recreational Vehicle Park. A site where one 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.
13.
Resource Protection and Restoration. Activities and management of an area to preserve, re-create, and enhance natural resource values such as fish and wildlife habitat, rare and endangered plants, vernal pools, erosion control, and floodwater conveyance.
14.
Resource-Related Recreation. Facility related to passive recreation in open space areas including bicycle and pedestrian trails, picnic areas, parking areas, and interpretive centers.
15.
School. 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 elementary schools, middle schools, junior high schools, secondary schools, high schools, colleges, universities, and any other privately-owned school providing academic instruction for students from kindergarten through 12th grade and higher not defined as Equipment/Machinery/Vehicle Training or Specialized Education and Training/Studios.
b.
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).
c.
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.
16.
Theater/Auditorium. Indoor facility for public assembly and group entertainment, other than sporting events (e.g., civic theaters, facilities for "live" theater and concerts, exhibition and convention halls, motion picture theaters, auditoriums). Does not include outdoor theaters, concert and similar entertainment facilities, and indoor and outdoor facilities for sporting events; see Outdoor Commercial Recreation.
D.
Utility, Transportation, Public Facility, and Communication Uses
1.
Airport. A facility where aircraft such as airplanes can take off and land. An airport minimally consists of one runway but other common components are hangars and terminal buildings.
2.
Ambulance Service. Emergency medical care and transportation, including incidental storage and maintenance of vehicles.
3.
Broadcasting and Recording Studio. 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 Wireless Telecommunication Facility.
4.
Fuel Storage and Distribution. A large-scale facility where fuel (such as propane and gasoline) is stored and distributed without retail sales.
5.
Heliport. A designated, marked area on the ground or the top of a structure where helicopters may land at any time.
6.
Park-and-Ride Facility. A designated area where a vehicle may be left in order for the driver to carpool with other commuters or to ride public transit.
7.
Parking Facility. 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.
8.
Public Safety Facility. Facility operated by public agencies including fire stations, other fire prevention and firefighting facilities, and police and sheriff substations and headquarters, including interim incarceration facilities.
9.
Transit Facility. Maintenance and service centers for the vehicles operated in a mass transportation system. Includes buses, taxis, railways, monorail, etc.
10.
Utility Facility and Infrastructure. Includes the following:
a.
Fixed-base structures and facilities serving as junction points for transferring utility services from one 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 entitlements by Government Code Section 53091: 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.
11.
Wireless Telecommunication Facility. Facility designed and/or used for the purpose of transmitting, receiving, or relaying voice and/or data signals from various wireless communication devices, including transmission tower, antenna, and/or other facility designed or used for that purpose. Telecommunication facilities are divided into two types as follows:
a.
Wireless Telecommunication Facility – Major. A communication facility that is a freestanding ground-mounted facility, is a structure or roof-mounted facility that is more than 10 feet above the structure roof line, and is not specifically identified as a minor facility below. Examples include, but are not limited to, the following:
b.
Wireless Telecommunication Facility—Minor. Any wireless communication facility that is either (1) operated exclusively as part of a public safety network, or (2) specifically exempt from local regulation by state or federal law or rule [e.g., by permit of the California Public Utilities Commission (CPUC) or the rules and regulations of the Federal Communication Commission (FCC)]. Examples include, but are not limited to, the following:
i.
Amateur radio transmission facilities which comply with the standards of Chapter 17.88 (Wireless Telecommunication Facilities);
ii.
Satellite earth station (SES) antennas that are 2 meters in diameter or less;
iii.
Parabolic antennas, direct broadcast satellite (DBS) antennas, and multi-point distribution service (MDS) antennas that are 1 meter in diameter or less;
iv.
Television broadcast service (TVBS) antennas; and
E.
Retail, Service, and Office Uses
1.
Adult Day Health Care Center. A facility, as defined under Health and Safety Code Section 1507.7, that provides nonmedical care and supervision for adult health care for more than six adults, including organized day program of therapeutic, social, and skilled nursing health activities and services 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. Programs offered are on a less than 24-hour basis.
2.
Adult-Oriented Business. Those businesses defined as follows:
a.
Adult Bookstore or Adult Video Store. A commercial establishment which has as a significant or substantial portion of its stock-in-trade or derives a significant or substantial portion of its revenues or devotes a significant or substantial portion of its interior business or advertising to the sale, rental for any form of consideration, of any one or more of the following:
i.
Books, magazines, periodicals or other printed matter or photographs, films, motion pictures, videocassette tapes, slides, tapes, records, or other forms of visual or audio representations which are characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas;
ii.
Instruments, devices, or paraphernalia which are designed for use or marketed primarily for stimulation of human genital organs or for sadomasochistic use or abuse of themselves or others.
b.
Adult Cabaret. A nightclub, theater, concert hall, auditorium, bar, or other similar establishment which regularly features live or media presentations of performances by topless or bottomless dancers, go-go dancers, exotic dancers, strippers, or similar entertainers where such performances are distinguished or characterized by an emphasis on specified sexual activities or specified anatomical areas.
c.
Adult Motel. A motel, hotel or similar commercial establishment which:
i.
Offers public accommodations, for any form of consideration, which provides patrons with closed-circuit television transmissions, films, motion pictures, videocassettes, slides, or other photographic reproductions which are characterized by the depiction or description of specified sexual activities or specified anatomical areas and which advertises the availability of this sexually oriented type of material by means of a sign visible from the public right-of-way, or by means of any off-premises advertising including, but not limited to, newspapers, magazines, pamphlets or leaflets, radio, or television;
ii.
Offers a sleeping room for rent for a period of time less than 10 hours; or
iii.
Allows a tenant or occupant to subrent the sleeping room for a time period of less than 10 hours.
d.
Adult Newsrack. Any coin-operated machine or device which dispenses material substantially devoted to the depiction of specified sexual activities or specified anatomical areas.
e.
Adult Theater. An enclosed or unenclosed building, to which the public is permitted or invited, used for presenting any form of audio or visual material, and in which a substantial portion of the total presentation time is devoted to the showing of material which is distinguished or characterized by an emphasis on depiction or description of specified sexual activities or specified anatomical areas.
f.
Adult Viewing Area. An area in any adult book and/or novelty store, cabaret, theater, motion picture arcade or other adult entertainment business, where a patron or customer would ordinarily be positioned for the purpose of viewing or watching a performance, picture show or film.
g.
Bathhouse. An establishment or business which provides the services of baths of all kinds, including all forms and methods of hydrotherapy during which specified anatomical areas are displayed or specified sexual activity occurs.
3.
Alcoholic Beverage Sales. The retail sale of beverages containing alcohol for off-site consumption subject to regulation by the California Department of Alcoholic Beverage Control (ABC) as an off-sale establishment.
4.
Bar. Any establishment devoted to the sale or serving of alcoholic beverages for consumption on the premises in which the serving of food, if any, is incidental to the consumption of alcoholic beverages. A restaurant or bona fide public eating place as defined in Business and Professions Codes Section 23038 that serves alcoholic beverages is not a bar. Nightclub is defined separately in this title.
5.
Bed and Breakfast Inn. A residential structure with one family in permanent residence with up to five bedrooms rented for overnight lodging, where meals may be provided subject to applicable Health Department regulations. A bed and breakfast inn with more than five guest rooms is considered a hotel or motel and is included under the definition of Hotel and Motel.
6.
Brew Pub. Any establishment that produces ales, beers, meads, hard ciders, and/or similar beverages to service on-site as part of a restaurant. May include off-site sales of beverages brewed by the brew pub facility.
7.
Building Materials Store/Yard. A retail establishment selling lumber and other large building materials, where most display and sales occur indoors. 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. Also see Home Improvement Supplies for smaller specialty stores.
8.
Business Support Services. Establishments, primarily within buildings, providing other businesses with services such as maintenance, repair and service, testing, rental, etc. Support services include, but are not limited to:
a.
Equipment repair services (except vehicle repair, see Vehicle Services);
b.
Commercial art and design (production);
c.
Computer-related services (rental, repair);
d.
Copying, printing, publishing, and blueprinting services;
e.
Equipment rental businesses within buildings (rental yards are Storage, Yards);
f.
Film processing laboratories;
g.
Heavy equipment repair services where repair occurs on the client site;
h.
Janitorial services;
i.
Mail advertising services (reproduction and shipping);
j.
Mailbox services and other "heavy service" business services;
k.
Outdoor advertising services; and
l.
Photocopying and photofinishing.
9.
Child Day Care Center. A commercial or nonprofit facility that provides nonmedical care and supervision of minor children for periods of less than 24 hours for an individual child. The facility is operated outside of a home and is typically able to accommodate 15 or more children. Such facilities include, but are not limited to, infant centers, preschools, sick child centers, day care centers, and school-age child-care centers. These may be operated in conjunction with a school or church facility, or as an independent land use. Also includes employer -sponsored child-care centers.
10.
Convenience Store. An easy access retail store of 5,000 square feet or less in gross floor area, which carries a range of merchandise oriented to convenience and travelers' shopping needs. These stores may be part of a service station or an independent facility. Also see Neighborhood Market and Grocery Store/Supermarket for larger stores or stores oriented toward the daily shopping needs of residents.
11.
Drive-In/Drive-Through Use. A use where a customer is permitted or encouraged, either by the design of physical facilities or by the service and/or packaging procedures offered, to be served while remaining seated within an automobile, including, but not limited to, drive-through food, financial services, and automatic car washes.
12.
Equipment Sales and Rental. Service establishments with outdoor storage/rental yards, which may offer a wide variety of materials and equipment for rental (e.g., construction equipment).
13.
Grocery Store/Supermarket. A retail business where the majority of the floor area open to the public is occupied by food products packaged for preparation and consumption away from the site of the store. These full-service businesses do not typically have limited hours of operation. See separate but related listing for Convenience Store.
14.
Home Improvement Supplies. Establishments (retail or wholesale) that sell kitchen, bath, furnishings, carpeting, and other home-oriented supplies. Other retail uses are permitted if accessory to the primary use. These uses may include an expansive showroom. This category does not include the sale of lumber and does not permit the outdoor display of merchandise. This use classification is a subcategory of the larger building materials stores and yards use classification and may be combined with or separate from such uses.
15.
Hotel and Motel. Facility with guest rooms or suites, provided without kitchen facilities, rented to the general public for transient lodging (less than 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 use, etc.
16.
Liquor Store. Any retail establishment whose main use is devoted to and the primary purpose for which the establishment exists is alcoholic beverage sales (see Section 17.24.020.E.3) for off-premises consumption, and the incidental sale of other items such as magazines, newspapers, lottery tickets and packaged snack foods. Does not include a grocery store/supermarket or neighborhood market which may offer alcoholic beverage sales along with the offering of groceries including such items as: food items prepared on-site, fruit, vegetables, dairy, meat, seafood and staple foods; or a convenience market that sells items and services primarily for convenience and travelers' need such as: diesel, gasoline, compressed gases (air and CNG), coolants (water and antifreeze), packaged and prepared food, and other miscellaneous convenience and travel items that may also offer alcoholic beverage sales.
17.
Maintenance and Repair of Small Equipment. 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. Does not include maintenance and repair of vehicles.
18.
Massage Therapy. Establishment where customers can receive a massage.
19.
Medical Services. Facilities that provide medical services as further defined as follows:
a.
Extended Care. 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, and skilled nursing facilities. Long-term personal care facilities that do not include medical treatment are included under residential care home and residential care facilities.
b.
General. Facility primarily engaged in providing 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, and other allied health services. Counseling services by other than medical doctors or psychiatrists are included under Offices, Business and Professional.
c.
Hospital. Hospitals and similar facilities engaged primarily in providing diagnostic services and extensive medical treatment (with overnight stay capabilities), 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.
20.
Mortuaries and Funeral Homes. Funeral homes and parlors, where the deceased are prepared for burial or cremation and funeral services may be conducted.
21.
Neighborhood Market. 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 are less than 15,000 square feet in size and operate less than 18 hours per day. Neighborhood markets may include deli or beverage tasting facilities that are ancillary to the market/grocery portion of the use. For larger stores, see Grocery Store/Supermarket.
22.
Nightclub. Any establishment devoted to the sale or serving of alcoholic beverages for consumption on the premises in which the serving of food, if any, is incidental to the consumption of alcoholic beverages, and where floor space could be used for dancing and/or live entertainment. Bar is defined separately in this title.
23.
Offices, Business and Professional. This use listing includes offices of administrative businesses providing direct services to consumers (e.g., insurance companies, utility companies, management consulting), banks and financial institutions, government agency and service facilities (e.g., post office, civic center), professional offices (e.g., accounting, attorneys, employment, public relations), and offices engaged in the production of intellectual property (e.g., advertising, architectural, computer programming, photography studios). This use does not include medical offices (see Medical Services, General), temporary offices, or offices that are incidental and accessory to another business or sales activity that is the primary use.
24.
Personal Services. Establishments providing nonmedical services as a primary use, including, but not limited to, barber and beauty shops, clothing rental, dry cleaning pickup stores with limited equipment, home electronics 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, spas and hot tubs for rent, and tanning salons.
25.
Restaurant. A retail business selling food and beverages prepared and/or served on the site, for on- or off-premises consumption. Includes 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. Also includes coffee houses and accessory cafeterias as part of office and industrial uses.
26.
Retail, General. Stores and shops selling multiple lines of merchandise. These stores and lines of merchandise include, but are not limited to, art galleries, bakeries (all production in support of on-site sales), clothing and accessories, collectibles, department stores, drug and discount stores, dry goods, fabrics and sewing supplies, florists and houseplant stores, furniture, general stores, gift shops, hardware, hobby materials, musical instruments, parts and accessories, newsstands, pet supplies, specialty shops, sporting goods and equipment, stationery, and variety stores.
27.
Tasting Room. Facility allowing beer/wine tasting with on-site and off-site retail sales directly to the public. The tasting room facility must be directly affiliated with a minimum of one brewery/winery (as defined by the Alcoholic Beverage Control (ABC)). The tasting room may be operated within a brew pub as an accessory to a separate on-site use, such as a restaurant, or as a stand-alone retail use.
28.
Tobacco Related Uses. A commercial establishment whose primary activity consists of a lounge or eating area where patrons smoke tobacco or non-tobacco related products, including, but not limited to hookah, cigar, cigarette, or other smoking device.
29.
Tobacco Shop. Any retail establishment whose main use is devoted to and the primary purpose for which the establishment exists is the retail sale of tobacco and smoking equipment, including, but not limited to, cigarettes, e-cigarettes, roll-your-own supplies, smokeless tobacco such as dipping tobacco and chewing tobacco, cigars, pipe tobacco and vaping supplies intended to be consumed off the store's premises.
30.
Cannabis Retailer: A licensed premises that engages in the sale and distribution of cannabis and cannabis products to a consumer. A cannabis retailer's premises may be closed to the public and the retailer may conduct sales exclusively through delivery.
F.
Automobile and Vehicle Uses
1.
Auto and Vehicle Rental. Retail establishments renting automobiles, trucks, vans, and large farm equipment (e.g., combines, tractors). This use listing includes the rental of recreation 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.
2.
Auto and Vehicle Sales. Retail establishments selling automobiles, trucks, vans, and large farm equipment (e.g., combines, tractors). This use listing includes the sales of recreation 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), or fueling station, all of which are separately defined.
3.
Auto and Vehicle Storage. Facilities for the storage of operative and inoperative vehicles for limited periods of time. Includes, but is not limited to, storage of parking tow-aways, impound yards, and storage lots for automobiles, trucks, buses, and recreation vehicles. Does not include retail sales (see Auto and Vehicle Sales).
4.
Auto Parts Sales. Stores that sell new automobile parts, tires, and accessories. May also include minor parts installation (see Vehicle Services). 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.
5.
Auto Vehicle Dismantling. 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. Retail sales are included under the definition of Auto and Vehicle Sales.
6.
Car Washing and Detailing. Permanent, drive-through, self-service, and/or attended car washing establishments, including fully mechanized facilities. May include detailing services. Temporary car washes (e.g., fundraising activities generally conducted at a service station or other automotive-related business, where volunteers wash vehicles by hand, and the duration of the event is limited to one day) are not part of this use classification.
7.
Fueling Station. A retail business selling gasoline, diesel, or other motor vehicle fuels. Vehicle services which are incidental to fuel services are included under Vehicle Services – Minor.
8.
Vehicle Services – Major. 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.
9.
Vehicle Services – Minor. 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.
G.
Industrial, Manufacturing, and Processing Uses
1.
Agricultural Products Processing. The act of changing an agricultural crop after harvest from its natural state to the initial stage of processing in order to prepare it for market and for 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. More comprehensive processing facilities (e.g., raw milk processed to cheese) are considered food and beverage manufacturing and, as such, are included under the definition of Manufacturing, Minor.
2.
Freight Yard/Truck Terminal. 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.
3.
Manufacturing, Major. 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 conducting business on-site or on an adjacent site. Uses include, but are not limited to, batch plants, rendering plants, aggregate processing facilities, and plastics and rubber products manufacturing. Also see Manufacturing, Minor and Manufacturing, Small-Scale.
4.
Manufacturing, Minor. 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, furniture manufacturing and cabinet shops, laundry and dry cleaning plants, metal products fabrication, and food and beverage manufacturing. Also see Manufacturing, Major and Manufacturing, Small-Scale.
5.
Manufacturing, Small-Scale. 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. Also see Manufacturing, Major and Manufacturing, Minor.
6.
Recycling Facility – Collection. A recycling facility used for the acceptance by donation, redemption, or purchase of recyclable materials from the public that does not occupy more than 500 square feet. This classification may include mobile units, kiosk-type units that may include permanent structures, and unattended containers placed for the donation of recyclable materials. Also includes so-called "reverse vending machines," an automated mechanical device that accepts one 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.
7.
Recycling Facility – Processing. A recycling facility located in a building or enclosed space and used for the processing of recyclable materials. Processing means the preparation of material 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. Collection of recycling materials as the sole activity is included in the definition of Recycling Facility – Collection.
8.
Recycling Facility – Scrap and Dismantling. Uses engaged in the assembling, breaking up, sorting, temporary storage, and distribution of recyclable or reusable scrap and waste materials. This use does not include landfills or other terminal waste disposal sites. Also see Auto Vehicle Dismantling for related use for automobiles. Collection of recycling materials as the sole activity is included in the definition of Recycling Facility – Collection.
9.
Recycling Redemption Center. A facility, use, or structure for the collection of recyclable goods, including, but not limited to, beverage containers and newspapers.
10.
Research and Development. 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, but is not limited to, 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).
11.
Storage, Personal Storage Facility. 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.
12.
Storage, Warehouse. 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).
13.
Storage, Yards. The storage of various materials outside of a structure other than fencing, either as an accessory or principal use.
14.
Wholesaling and Distribution. 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.
(Ord. 1501 § 1, 2011; Ord. 1546 § 3, 2014; Ord. 1558 § 2, 2015; Ord. 1571 § 2, 2015; Ord. O2017-2 § 2; Ord. O2018-5 § 1; Ord. O2018-20 § 1; Ord. O2018-24 §1; Ord. O2021-15 § 1; Ord. O2021-16 § 6)
§ 17.26.010 Purpose.
The purpose of this Chapter is to establish development standards for lot area, allowed density, building setbacks, height, and lot coverage as appropriate for each of the City's Base Zoning Districts as listed in Table 17.26.020-1 (Development Standards for Manteca's Base Zoning Districts). These standards, along with other development standards (e.g., fences and walls, parking, sign standards) listed in Article III (Site Planning Standards) are intended to assist property owners and project designers in understanding the City's minimum requirements and expectations for high-quality development.
(Ord. 1501 § 1, 2011)
§ 17.26.020 Development Standards.
Table 17.26.020-1 (Development Standards for Manteca's Base Zoning Districts) includes lot area, allowed density, building setbacks, height, and lot coverage requirements for each of the City's Base Zoning Districts. Section 17.26.030 (Additional Standards for Multi-Family Zoning Districts) establishes additional development standards for multi-family Zoning Districts, and Section 17.26.040 (Standards for Small-Lot Single-Family Development) establishes additional standards for small-lot single-family residential development. Additional site planning requirements (e.g., landscaping, lighting) are listed in Article III (Site Planning Standards). Development within the City of Manteca is also subject to compliance with all adopted Uniform Building and Fire Codes. Zoning District names for the Zoning District symbols used in the table are as follows:
AG | Agricultural Zoning District |
R-E | Residential Estate Zoning District |
R-1 | One-Family Dwelling Zoning District |
R-2 | Limited Multiple-Family Dwelling Zoning District |
R-3 | Multiple-Family Dwelling Zoning District |
CMU | Mixed-Use Commercial Zoning District |
DMU | Mixed-Use Downtown Zoning District |
BIP | Business Industrial Park Zoning District |
CN | Neighborhood Commercial Zoning District |
CG | General Commercial Zoning District |
CM | Commercial Manufacturing Zoning District |
M1 | Light Industrial Zoning District |
M2 | Heavy Industrial Zoning District |
OS | Open Space Zoning District |
A | Park Zoning District |
PQP | Public/Quasi-Public Zoning District |
TABLE 17.26.020-1 | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
DEVELOPMENT STANDARDS FOR MANTECA'S BASE ZONING DISTRICTS | ||||||||||||||||
Development Standard/Zoning District | AG | RE | R-11 | R-2 | R-3 | CMU | DMU | BIP | CN | CG | CM | M-1 | M-2 | OS | A | PQP |
Allowed Density | ||||||||||||||||
• Minimum Density (du/ac) | 0 | 0.5 | 2.1 | 8.1 | 15.1 | 20.1 | n/a | n/a | n/a | n/a | n/a | n/a | n/a | n/a | n/a | n/a |
• Maximum Density (du/ac) | 2.0 | 2.0 | 8.0 | 15.0 | 25.0 | 30.0 | n/a | n/a | n/a | n/a | n/a | n/a | n/a | n/a | n/a | n/a |
Setback (min. distance between structure and property line in feet)2 | ||||||||||||||||
• Front Yard | 50 ft | 20 ft | 15 ft | 10 ft | 0 ft | 25 ft3 | 0 ft3 | ft2,3 | 0 sf | |||||||
• Front Yard to Porch | n/a | 10 ft | 10 ft | n/a | n/a | n/a3 | n/a3 | n/a3 | n/a | |||||||
• Side Yard | 15 ft | 5 ft | 5 ft | 10 ft11 | 0 ft7 | No min.3 | 0 ft2,3 | 0 ft2,3 | 0 sf | |||||||
• Street Side Yard | 15 ft | 10 ft | 10 ft | 10 ft | 0 ft | 25 ft3 | 0 ft2,3 | 0 ft2,3 | 0 sf | |||||||
• Rear Yard | 20 ft4 | 15 ft4 | 10 ft5 | 10 ft11 | 5 ft7 | No min.3 | 0 ft2,3 | 0 ft2,3 | 0 sf | |||||||
Setback (The min. horizontal distance a building facade is stepped back from the building facade immediately below) | ||||||||||||||||
Side Yard | 0 ft8 | 0 ft8 | ||||||||||||||
Street Side Yard | 0 ft | 0 ft | ||||||||||||||
Building Height (max.) | ||||||||||||||||
• Building Height | 30 ft | 35 ft | 55 ft or 4 stories | Within 30 feet of a One-Family Dwelling Unit Property Line: 35 ft All Other Projects: 75 ft | Within 30 feet of a One-Family Dwelling Unit Property Line: 35 ft All Other Projects: 55 ft | 75 ft | 75 ft | No max. | ||||||||
Floor Area Ratio (maximum ratio of building to lot square footage) and Open Space (min. per dwelling unit) | ||||||||||||||||
• Floor Area Ratio | No max. | 1.09, 12 | 2.59 | 0.6 | 0.5 | No max. | ||||||||||
• Open Space | 35% of lot | 40% of lot | 30% of lot | 30% of lot | See requirements in Section 17.26.080 | See Requirements in Section 17.26.060 | 35% of lot | No min. | ||||||||
Minimum Active Ground Floor Condition9, 10 | 25% of the gross building square footage is required to be in non-residential use.14 | 25% of total gross floor area of the total enclosed building square footage on a parcel. | ||||||||||||||
Notes: | |
|---|---|
1. | See additional standards for small-lot single-family development in Section 17.26.040. |
2. | Setbacks shall be at least the minimum required under the City's adopted Building Code. |
3. | When adjacent to a residential district, all structures shall at a minimum be forty feet when a commercial or industrial-zoned parcel shares a property line with an adjacent residential district. Pursuant to Table 17.08.060-1, the Approving Authority may reduce this setback upon finding compliance with the Performance Standards in Chapter 17.58. Pursuant to Section 17.10.120, a variance shall be required to reduce commercial or industrial use to less than the required setback of an adjacent residential property. |
4. | Garages attached to a main building may encroach into the required rear yard by not more than ten feet if: (a) it is less than six hundred square feet in area; and (b) it shares a common wall of five feet or more in length, or is located less than six feet from the main building and is connected to the main building by a roofed area (e.g., breezeway) a minimum of five feet in width. |
5. | Minimum thirty percent of multi-family projects shall be designed for community open space and each unit shall include forty square feet of private open space as described in Section 17.26.030. |
6. | See additional standards for small-lot single-family development in Section 17.26.040. |
7. | For the portion of a property adjacent to a one-family dwelling unit property line, Side and Rear Setbacks are 5 feet. |
8. | For the portion of a property adjacent to a one-family dwelling unit property line, buildings from the second story and higher shall be stepped back by at least 10 feet on the side (or sides) of a building. |
9. | Excludes square footage of structured parking. |
10. | Active uses are those that are accessible to the general public, generate walk-in clientele, and contribute to pedestrian activity in the public realm, including retail, commercial services, restaurants, entertainment, civic and community uses, grocery or food markets, medical and veterinary uses, educational facilities, lodging, and similar non-residential uses, as well as residential uses with patios, stoops, porches, lobby areas that are oriented to the adjacent sidewalk |
11. | For the portion of a property adjacent to a one-family dwelling unit property line, Side and Rear Setbacks are 15 feet. |
12. | Mixed-use properties that include residential and non-residential development: max FAR 1.75 |
13. | Non-residential uses may include uses that are accessible to the general public, generate walk-in clientele, and contribute to pedestrian activity in the public realm, including retail, commercial services, restaurants, entertainment, civic and community uses, grocery or food markets, medical and veterinary uses, educational facilities, lodging, and other non-residential uses such as residential amenities. |
14. | 25% non-residential requirement only applies to parcels of 2 or more net acres (existing lot size excluding any required dedications of public right-of-way improvements), and the Community Development Director may waive this requirement if they determine that non-residential uses are infeasible or would introduce compatibility issues. |
(Ord. 1501 § 1, 2011; Ord. O2018-6 § 1; Ord. O2020-09 § 2; Ord. O2022-14 § 1; Ord. O2022-20 § 1; Ord. O2024-02, 2/6/2024; Ord. O2024-23, 11/19/2024)
§ 17.26.030 Additional Standards for Multi-Family Zoning Districts.
In addition to the development standards listed in Table 17.26.020-1 (Development Standards for Manteca's Base Zoning Districts), the following development standards apply to multi-family residential development.
A.
Minimum Project Open Space. A minimum of 30 percent of the total project lot area shall be provided as improved and/or landscaped open space for general use.
B.
Private Open Space. Additionally, there shall be a minimum of 400 square feet of private open space per dwelling unit (e.g., porch, balcony, courtyard).
(Ord. 1501 § 1, 2011)
§ 17.26.040 Standards for Small-Lot Single-Family Development.
In residential Zoning Districts, new lots smaller than 6,000 square feet may be created and single-family homes constructed on those lots when the development complies with the following development standards listed in Table 17.26.020-2 (Small-Lot Single-Family Development Standards). Additionally, small-lot single-family residential development shall comply with any currently adopted small-lot single-family design standards and guidelines.
TABLE 17.26.020-2 SMALL-LOT SINGLE-FAMILY DEVELOPMENT STANDARDS | |
|---|---|
Development Standard | Measurement |
Lot Dimensions (minimum dimensions of lot) | |
• Lot Width (min) | 35 ft |
• Lot Depth | 70 ft |
Setback (minimum distance between structure and property line in feet) | |
• Front Yard | 15 ft |
• Front Yard, to Garage | 20 ft |
• Front Yard to Porch | 10 ft |
• Side Yards | 5 ft/0 ft |
• Street Side Yard | 10 ft |
• Rear Yard | 10 ft |
Building Height (maximum) | |
• Building Height | 30 ft |
(Ord. 1501 § 1, 2011)
§ 17.26.050 Mixed-Use Downtown (DMU) Building Standards.
A.
Intent. The ground floor residential building frontage is designed to allow residential privacy while enlivening the public realm, enhance the pedestrian experience, and incorporate architectural features that reduce the perceived mass of buildings from the pedestrian's perspective. The ground floor non-residential building frontage is inviting to the general public, creates visual interest from the pedestrian's perspective, and incorporates architectural features that reduce the perceived mass of buildings from the pedestrian's perspective.
B.
Standards. The following standards address specific criteria related to the design of buildings, with a focus on the ground floor.
1.
Entrances. Separate entrances shall be required for residential and non-residential uses when occupying the same structure. This does not preclude secondary interior access between non-residential and residential uses, in addition to the required separate accesses.
2.
Residential Entry Grade and Access. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall be elevated a minimum of four feet above the sidewalk grade to ensure privacy.
3.
Ground Floor Height. Ground-floor height (floor-to-ceiling) shall be a minimum of 13 feet.
4.
Non-Residential Access. The primary entrance to each non-residential space on the ground floor shall be located on the front facade and open onto the public frontage. Each tenant or business space located on the ground floor shall have direct access to a sidewalk, public plaza, or other type of public space with a direct pedestrian connection. Orient front entrances to face the primary frontage with a direct connection, direct pedestrian connection, or for corner properties, orient entrances to either adjoining streets or sidewalks. Storefront and lobby entrances shall have a recessed entrance of at least 30 inches, measured from the facade.
5.
Facade Treatment.
a.
A minimum of 25 percent of the surface area of the ground floor of façades adjacent to public rights-of-way, and a minimum of 25 percent of the surface area of upper floor façades shall be occupied by windows.
b.
At least 50 percent of the surface area of ground floor facades adjacent to public rights-of-way within 10 feet of the building floor grade shall be occupied by windows.
c.
The maximum length of any blank wall shall be limited to 20 feet, measured horizontally. Façade articulation shall be achieved by providing material and plane changes or by providing a rhythmic pattern of bays, columns, balconies, windows, doors, and other architectural elements.
d.
Building elements such as bays, windows, and balconies that project from facades must have at least two feet of plane change.
6.
Street Trees.
b.
Existing public sidewalks 10 feet in width or wider shall be improved with street trees in tree wells of at least four feet in width with an average tree spacing of no more than 30 feet on-center. The City may approve an alternative location for street trees within the streetscape, such as a planter that is not located in the sidewalk with the same minimum required street tree spacing.
7.
Open Space Orientation. Where open spaces areas such as courtyards, paseos, or greenways are proposed, these open spaces shall be oriented to windows, doors, and/or outdoor patios.
(Ord. O2024-23, 11/19/2024)
§ 17.26.060 Mixed-Use Downtown (DMU) Open Space for Proposed Residential Uses.
A.
Intent. The DMU zoning district Open Space requirements are intended to ensure that residential developments contribute towards useable parks and open spaces for residents, such as, but not limited to, courtyards, balconies, rooftop gardens, plazas, playgrounds, trails, and public parks to enhance the quality of life and provide recreational opportunities.
B.
Minimum Project Open Space. In the DMU Zone, projects shall provide private open space on a per unit basis, and public open space based on lot size, as required in subsection C below.
C.
Open Space. Residential and mixed-use developments that include residential uses in the DMU Zone shall provide open space in accordance with the below standards in Table 17.26.060-1.
Table 17.26.060-1 Open Space Standards | ||
|---|---|---|
Open Space by Lot Size | Lot Size | Minimum Private Open Space Required Per Unit |
<5,999 sf | 40 sf | |
>6,000 sf | 50 sf | |
Lot Size | Minimum Common Open Space Required | |
<5,999 sf | None required | |
>6,000 sf | 500 sf | |
Open Space Dimensions | Private usable open space located on the ground level (e.g., yards, decks, patios) shall have no horizontal dimensions less than 6 feet. Private open space located above ground level (e.g., porches, balconies) shall have no horizontal dimension less than 4 feet. | |
Open Space Types | Balconies, courtyards, decks, gardens, and patios, as well as types of open space that provide similar open space function. Rooftop decks and terraces may be used to satisfy these requirements provided that these areas are accessible to all residents within the building. | |
D.
Privately-Owned, Public Open Space. Private open space requirements may be fulfilled by providing a maximum of 50 percent of the private open space requirement to public open space. Open space credited as privately-owned and maintained, public open space by this Code shall meet the following standards:
1.
Type of Open Space:
a.
Unenclosed park, garden, or otherwise landscaped area at street grade.
b.
Unenclosed plaza or courtyard with seating areas and landscaping with no more than 25 percent of the total floor area devoted to facilities for food or beverage services, exclusive of seating areas, at street grade.
c.
Unenclosed pedestrian pathway with a width of at least 10 feet and provide ample pedestrian lighting to ensure pedestrian comfort and safety.
2.
Minimum Height-to-Width Ratios. In order to achieve sunlight and air circulation in required open space areas, the following minimum height to width ratios shall be provided:
a.
Enclosed open space (i.e., open space that is enclosed on four sides, such as a courtyard). The ratio of height to width should be 2:1. For every one unit of height, there should be at least half that width of open space adjacent to the building's façade, measured perpendicular to it. This requirement applies to all sides of the enclosed open space.
b.
Open space with one or more sides open. The ratio of height to width should be 3:1. For every one unit of height, there should be at least one-third of that width of open space adjacent to the building's façade measured perpendicular to it. This requirement applies to all sides of the open space.
3.
Public Access. All privately-owned and maintained, public open spaces shall be publicly accessible, at a minimum, from 7:00 am to sunset every day.
a.
Entrances to outdoor spaces must directly connect to a publicly accessible sidewalk or outdoor area. Informational markers or placards, positioned within six feet of each entrance, must provide details such as the public's rights to use the space, operating hours, and contact information for the responsible owner overseeing access and maintenance.
4.
Maintenance. All privately-owned and maintained, public open space shall be maintained at the expense of the property owner or other designated sponsor, and not at the expense of the public.
(Ord. O2024-23, 11/19/2024)
§ 17.26.070 Mixed-Use Commercial (CMU) Building Standards.
A.
Intent. The ground floor residential building frontage is designed to allow residential privacy while enlivening the public realm, enhance the pedestrian experience, and incorporate architectural features that reduce the perceived mass of buildings from the pedestrian's perspective. The ground floor non-residential building frontage is inviting to the general public, creates visual interest from the pedestrian's perspective, and incorporates architectural features that reduce the perceived mass of buildings from the pedestrian's perspective.
B.
Standards. The following standards address specific criteria related to the design of buildings, with a focus on the ground floor.
1.
Entrances. Separate entrances shall be required for residential and non-residential uses when occupying the same structure. This does not preclude secondary interior access between non-residential and residential uses, in addition to the required separate accesses.
2.
Residential Entry Grade and Access. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall be elevated a minimum of four feet above the sidewalk grade to ensure privacy.
3.
Ground Floor Height. Ground-floor height (floor-to-ceiling) shall be a minimum of 13 feet.
4.
Non-Residential Access. The primary entrance to each non-residential space on the ground floor shall be located on the front facade and open onto the public frontage. Each tenant or business space located on the ground floor shall have direct access to a sidewalk, public plaza, or other type of public space with a direct pedestrian connection. Orient front entrances to face the primary frontage with a direct connection, direct pedestrian connection, or for corner properties, orient entrances to either adjoining streets or sidewalks. Storefront and lobby entrances shall have a recessed entrance of at least 30 inches, measured from the facade.
5.
Facade Treatment:
a.
A minimum of 25 percent of the surface area of the ground floor of façades adjacent to public rights-of-way, and a minimum of 25 percent of the surface area of upper floor façades shall be occupied by windows.
b.
The maximum length of any blank wall shall be limited to 30 feet, measured horizontally. Façade articulation shall be achieved by providing material and plane changes or by providing a rhythmic pattern of bays, columns, balconies, windows, doors, and other architectural elements.
c.
Building elements such as bays, windows, and balconies that project from facades must have at least two feet of plane change.
7.
Open Space Orientation. Where open spaces areas such as courtyards, paseos, or greenways are proposed, these open spaces shall be oriented to windows, doors, and/or outdoor patios.
(Ord. O2024-23, 11/19/2024)
§ 17.26.080 Mixed-Use Commercial (CMU) Open Space for Proposed Residential Uses.
A.
Intent. The CMU zoning district open space requirements are intended to ensure that residential developments contribute to useable parks and open spaces for residents, such as, but not limited to, courtyards, balconies, rooftop gardens, plazas, playgrounds, trails, and public parks, to enhance the quality of life and provide recreational opportunities.
B.
Minimum Project Open Space. Projects shall provide private open space on a per-unit basis, as required in subsection C below.
C.
Open Space. Residential and mixed-use developments that include residential uses in the CMU zoning district shall provide open space in accordance with the below standards in Table 17.26.080-1.
Table 17.26.080-1. Open Space Standards | ||
|---|---|---|
Open Space by Lot Size | Lot Size | Minimum Private Open Space Required |
<5,999 sf | 500 sf total | |
>6,000 sf | 40 sf per unit | |
Open Space Dimensions | Private usable open space located on the ground level (e.g., yards, decks, patios) shall have no horizontal dimensions less than 6 feet. Private open space located above ground level (e.g., porches, balconies) shall have no horizontal dimension less than 4 feet. | |
Open Space Types | Balconies, courtyards, decks, gardens, and patios, as well as types of open space that provide satisfy similar open space function. Rooftop decks and terraces may be used to satisfy these requirements provided that these areas are accessible to all residents within the building. | |
D.
Privately-Owned Public Open Space. Private open space requirements may be fulfilled by providing up to 50 percent of the private open space requirement in privately-owned and maintained public open space meeting the following standards:
1.
Type of Open Space:
a.
Unenclosed park, garden, or otherwise landscaped area at street grade.
b.
Unenclosed plaza or courtyard with seating areas and landscaping with no more than 25 percent of the total floor area devoted to facilities for food or beverage services, exclusive of seating areas, at street grade.
c.
Unenclosed pedestrian pathway with a width of at least 10 feet and provide ample pedestrian lighting to ensure pedestrian comfort and safety.
2.
Minimum Height-to-Width Ratios. In order to achieve sunlight and air circulation in required open space areas, the following minimum height-to-width ratios shall be provided:
a.
Enclosed open space (i.e., open space that is enclosed on four sides, such as a courtyard). The ratio of height to width should be 2:1. For every one unit of height, there should be at least half that width of open space adjacent to the building's façade, measured perpendicular to it. This requirement applies to all sides of the enclosed open space.
b.
Open space with one or more sides open. The ratio of height to width should be 3:1. For every one unit of height, there should be at least one-third of that width of open space adjacent to the building's façade measured perpendicular to it. This requirement applies to all sides of the open space.
3.
Public Access. All privately-owned and maintained public open spaces shall be publicly accessible, at a minimum, from 7:00 am to sunset every day.
a.
Entrances to outdoor spaces must directly connect to a publicly accessible sidewalk or outdoor area. Informational markers or placards, positioned within six feet of each entrance, must provide details such as the public's rights to use the space, operating hours, and contact information for the responsible owner overseeing access and maintenance.
4.
Maintenance. All privately-owned and maintained, public open space shall be maintained at the expense of the property owner or other designated sponsor, and not at the expense of the public.
(Ord. O2024-23, 11/19/2024)
§ 17.28.010 Purpose.
The purpose of this Chapter is to identify all Special Purpose Districts within the city. Special Purpose Districts require special project entitlement, which allows for flexibility from traditional development standards. These districts are consistent with and implement the City's General Plan Special Planning land use designation as shown in Table 17.20.020-1 (Zoning Districts).
(Ord. 1501 § 1, 2011)
§ 17.28.020 Specific Plan (SP) Zoning District.
A.
Purpose of the Specific Plan Zoning District. The purpose of the Specific Plan Zoning 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. The contents, requirements, and adoption and amendment procedures for Specific Plans are listed in Section 17.10.160 (Specific Plan).
B.
Designation. Specific Plan Zoning Districts shall be delineated on the Zoning Map in a manner similar to that of any other Zoning District, except that each Specific Plan-zoned area shall also bear a name, number, symbol, or other delineation, as determined by the Community Development Director, which distinguishes it from other Specific Plan Zoning Districts, Base Zoning Districts, or Overlay Zoning Districts. The assignment of the Specific Plan Zoning District serves to provide a reference to the corresponding Specific Plan document adopted by ordinance of the City Council. Applicable zoning regulations and standards applicable to the land area shall be provided in the Specific Plan document and shall be adopted by reference in this Title.
C.
Specific Plan Overlay Zones Adopted by Reference. The following Specific Plan Zoning Districts have been adopted as part of this Title by reference and are so designed on the City Zoning Map:
1.
Union Ranch Specific Plan.
D.
Allowed Uses. Allowed uses within the Specific Plan area are those listed uses in the adopted Specific Plan document as permitted, conditionally permitted, or not permitted.
E.
Development Standards. Development standards within the Specific Plan area are those standards listed in the adopted Specific Plan.
(Ord. 1501 § 1, 2011)
§ 17.28.030 Master Plan (MP) Zoning District.
A.
Purpose of the Master Plan Zoning District. The purpose of the Master Plan Zoning District is to establish a process for the consideration and regulation of areas suitable for proposed comprehensive development with detailed development plans and of those areas that require special planning.
B.
Designation. Master Plan Zoning Districts shall be delineated on the Zoning Map in a manner similar to that of any other Zoning District, except that each Master Plan-zoned area shall also bear a name, number, symbol, or other delineation, as determined by the Community Development Director, which distinguishes it from other Master Plan Zoning Districts, Base Zoning Districts, or Overlay Zoning Districts. The assignment of the Master Plan Zoning District serves to provide a reference to the corresponding Master Plan document adopted by ordinance of the City Council. Applicable zoning regulations and standards applicable to the land area shall be provided in the Master Plan document and shall be adopted by reference in this Title.
D.
Allowed Uses. Allowed uses within the Master Plan area are those listed uses in the adopted Master Plan document as permitted, conditionally permitted, or not permitted.
E.
Development Standards. Development standards within the Master Plan area are those standards listed in the adopted Master Plan.
(Ord. 1501 § 1, 2011)
§ 17.30.010 Purpose.
A.
The Overlay and Combining Zoning Districts established in this Chapter are designed to supplement the use regulations and/or development standards of the applicable underlying Base Zoning District by recognizing distinctive areas of the city that have special and unique social, architectural, or environmental characteristics which require special considerations not otherwise adequately provided by the underlying base zone applicable to the property. The application of these Overlay and Combining Zoning Districts emphasizes the need for special attention in planning projects in the area governed by the overlay.
B.
The provisions of this Chapter shall apply to all parcels of land located within the designed boundaries of an Overlay Zoning District as illustrated on maps contained in this Chapter and on the City Zoning Map. On the Zoning Map, Overlay Zoning Districts shall be designated by their representative symbol along with the Base Zoning District in a format determined by the Community Development Director. In the event of a conflict with the regulations of the underlying Base Zoning District and the Overlay Zoning District, the provisions of the Overlay or Combining Zoning District shall apply.
(Ord. 1501 § 1, 2011)
§ 17.30.020 Central Business District (CBD) Overlay Zone.
A.
Purpose of the Central Business District Overlay Zones. The purpose of the Central Business District Overlay Zones is to provide unique development and allowed use standards for buildings in uses located within the central business district of the city.
B.
Designation and Applicability. The Central Business District Overlay Zones shall be that area illustrated in Figure 17.30.020-1 (Central Business District). The Central Business District Overlay Zones shall be delineated on the Zoning Map with the symbol CBD-1 and CBD-2 following the designation of the Base Zoning District for the respective property. Those properties within the Central Business District Overlay Zone shall be subject to the development and allowed use standards in this Section.
FIGURE 17.30.020-1 CENTRAL BUSINESS DISTRICT  |
C.
Allowed Uses. Specific to the Central Business District Overlay Zones, Table 17.30.020-1 (Allowed Uses and Permit Requirements in the Central Business District Overlay Zone) identifies the allowed use provisions within the district. The allowed use provisions of Table 17.30.020-1 supersede and replace the allowed use provisions of the underlying Base Zoning District of applicable property. Similar uses may be determined as identified in this Title. Definitions for the land uses listed herein (Use classifications) are provided in Chapter 17.24 (Allowed Use Definitions).
In Table 17.30.020-1, an "A" indicates that the land use is permitted by right, a "C" indicates that the land use is permitted in the designated Zoning District upon issuance of a Conditional Use Permit (pursuant to Section 17.10.130 (Conditional Use Permit)), an "M" indicates that the land use is permitted in the designated Zoning District upon issuance of a Minor Use Permit, and an "N" indicates that the use is not allowed.
TABLE 17.30.020-1 ALLOWED USES AND PERMIT REQUIREMENTS IN THE CENTRAL BUSINESS DISTRICT OVERLAY ZONES | ||
|---|---|---|
Land Use Category | CBD Zone 1 | CBD Zone 2 |
Residential Uses | ||
Dwelling, Multi-family1 | A | A |
Group Residential | N | C |
Live-Work Facility1 | A | A |
Residential Care Home | N | A |
Supportive Housing2 | N | A |
Transitional Housing2 | N | A |
Agricultural and Animal-Related Uses | ||
Agricultural Tourism | C | N |
Animal Keeping, Domestic Pet | A | A |
Animal Sales and Grooming | A | A |
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses | ||
Assembly Uses | A | A |
Church/Place of Worship | A | A |
Community Garden | C | N |
Indoor Amusement/Entertainment Facility | C | A |
Indoor Fitness and Sports Facility | C | A |
Library and Museum | C | A |
School, Specialized Education and Training/Studio | C | A |
Theater/Auditorium | A | A |
Utility, Transportation, Public Facility, and Communication Uses | ||
Broadcasting and Recording Studio | N | C |
Park and Ride Facility | A | A |
Parking Facility | A | A |
Public Safety Facility | A | A |
Transit Station/Terminal | C | C |
Utility Facility and Infrastructure | A | A |
Wireless Telecommunication Facility – Minor3 | A | A |
Retail, Service, and Office Uses | ||
Adult-Oriented Business5 | N | N |
Alcoholic Beverage Sales | A | A |
Bar | C6 | C |
Brew Pub | M | M |
Business Support Services | A | A |
Child Day Care Center | C | C |
Convenience Store | A | N |
Drive-In and Drive-Through Use | C | N |
Equipment Sales and Rental | C | C |
Grocery Store/Supermarket | C | N |
Hotel and Motel | N | A |
Liquor Store | N | N |
Maintenance and Repair of Small Equipment | C | C |
Massage Therapy4 | N | N |
Medical Service, General | A | A |
Mortuary/Funeral Home | N | A |
Nightclub | N | N |
Office, Business and Professional | A | A |
Personal Services | A7 | A |
Restaurant | A | A |
Retail, General | A | A |
Tasting Room | M | M |
Tobacco Related Uses | N | N |
Tobacco Shop | N | N |
Automobile and Vehicle Uses | ||
Auto Parts Sales | A | A |
Car Washing and Detailing | N | A |
Industrial, Manufacturing, and Processing Uses | ||
Recycling Facility – Collection8 | N | C |
Notes: | |
|---|---|
1. | Multi-family and Live-Work residential uses are required to be located on the second story or higher within a permanent building; and, each dwelling unit shall contain it's own bathroom(s), kitchen, and thermostat that is connected to a fully functioning and properly maintained HVAC system. |
2. | See additional regulations for Emergency Shelters and Transitional Housing Facilities in Chapter 17.76. |
3. | See additional regulations for Wireless Telecommunication Facilities in Chapter 17.88. |
4. | See additional regulations for Massage Therapy in Chapter 17.86. |
5. | See additional regulations for Adult-Oriented Businesses in Chapter 17.70. |
6. | At least 300 feet from similar use. |
7. | Laundromat is not included with the definition of Personal Services within CBD Zone 1. |
8. | Facilities located within 150 feet of a property zoned or used residential shall operate only during the hours of 9 a.m. and 5 p.m. |
D.
Development Standards. The standards listed in Table 17.30.020-2 (Development Standards in the Central Business District Overlay Zones) are the development standards applicable to the Central Business District Overlay Zones. These standards are in addition to other standards and requirements found in this Title (e.g., signs). Where site development standards listed herein are in conflict with the site development standards in other parts of this Title or the underlying Base Zoning District, these standards shall apply.
Table 17.30.020-2 DEVELOPMENT STANDARDS IN THE CENTRAL BUSINESS DISTRICT OVERLAY ZONES | |
|---|---|
Development Standard | Measurement |
Setback (minimum distance between structure and property line in feet)* | |
• Front Yard | 0 ft |
• Side Yard | 0 ft |
• Street Side Yard | 0 ft |
• Rear Yard | 0 ft |
Building Height (maximum) | |
• Building Height | 3 stories and 45 feet |
Floor Area Ratio (maximum ratio of building to lot square footage) | |
• Floor Area Ratio | 1.0 |
Note: | |
|---|---|
* | Setbacks shall be the minimum required under the City's adopted Building Code. |
E.
Parking Standards. Parking requirements for uses in the Central Business District Overlay Zone shall be as provided in Chapter 17.52 (Parking), except that exiting and new uses occupying existing building within the Central Business District are exempt from parking requirements. New construction within the Central Business District shall not locate required parking between the new structure and the street.
(Ord. O2017-2 § 1; Ord. O2018-24 § 1; Ord. O2021-15 § 2; Ord. O2022-13 § 1)
§ 17.30.030 Planned Development (PD) Overlay Zone.
A.
Purpose of the Planned Development Overlay Zone. The purpose of the Planned Development Overlay Zone is to establish a process for the consideration and regulation of areas suitable for proposed comprehensive development with detailed development plans and of those areas that require special planning to provide for appropriate planned development in harmony with their natural features and other environmental consideration.
B.
Designation. Planned Development Overlay Zoning Districts shall be delineated on the Zoning Map in a manner similar to that of any other Overlay or Combining Zoning District. The assignment of the Planned Development Overlay Zone designation serves to provide a reference to the corresponding Planned Development Zoning document adopted by ordinance of the City Council. Applicable zoning regulations and standards applicable to the land area shall be provided in the Planned Development document and shall be adopted by reference in this Title.
C.
Planned Development Overlay Zones Adopted by Reference. Planned Development Overlay Zoning Districts have been adopted as part of this Title by reference and are so designated on the Zoning Map of the City.
D.
Allowed Uses. Allowed uses within a Planned Development Zoning District are those listed uses in the adopted Planned Development document. A Planned Development may reference the allowed use provisions of a concurrent Base Zoning District contained in this Title; however, in the event that there are conflicts between the provisions of the Planned Development and this Title, the Planned Development shall prevail. Where a Planned Development does not provide a listing of allowed uses, the regulations of the Base Zoning District shall prevail.
E.
Development Standards. Development standards within the Planned Development Overlay Zoning District are those standards listed in the adopted Planned Development. A Planned Development Overlay Zone may reference the development standards of this Title, in which case the standards of this Title shall apply. Where a Planned Development is silent regarding a citywide standard (e.g., sign regulations), the City standard shall apply. Where a Planned Development establishes unique standards that are in conflict with the standards of this Title, the Planned Development standards shall prevail. When a Planned Development does not establish development standards, the standards for the equivalent Base Zoning District shall apply as determined and formally interpreted by the Community Development Director.
(Ord. 1501 § 1, 2011)
§ 17.30.040 200-Year Floodplain (F-200) Overlay Zone.
A.
Purpose of 200-Year Floodplain Overlay Zone. The purpose of the 200-Year Floodplain (F-200) Overlay Zone is to comply with provisions of State law that require the City to make specific findings prior to approving certain projects located within a 200-year flood hazard area. The F-200 Zone establishes a process for the consideration and regulation of areas subject to 200-year flooding that require special planning to provide for appropriate development.
B.
Designation. 200-Year Floodplain Overlay Zone Map delineates the extents of the F-200 Overlay Zone. The F-200 Overlay Zone, as shown on the zoning map is intended to comprise all known land subject to 200-year flooding within the City. All lands within the F-200 Overlay Zone shall be required to comply with all provisions of subsection C below.
C.
200-Year Floodplain Overlay Zone Findings. The review authority shall not approve the execution of a development agreement, a tentative map, or a parcel map for which a tentative map is not required, or a discretionary permit or other discretionary entitlement that would result in the construction of a new building, or construction that would result in an increase in allowed occupancy for an existing building, or issuance of a ministerial permit that would result in the construction of a new residence for property that is located within the F-200 Zone unless the review authority finds, based on substantial evidence in the record, one of the following:
1.
The facilities of the State Plan of Flood Control or other flood management facilities protect the property to the urban level of flood protection in urban and urbanizing areas;
2.
The City has imposed conditions on a development agreement, map, permit, or entitlement that will protect the property to the urban level of flood protection in urban and urbanizing areas;
3.
The local flood management agency has made adequate progress (as defined in California Government Code Section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban or urbanizing areas; or
4.
The property is located in an area of potential flooding of three feet or less from a storm event that has a one in two hundred chance of occurring in any given year, from sources other than local drainage, in urban and urbanizing areas.
D.
Exceptions/Exemptions. In certain circumstances, a project(s) or parcel(s) may contain a portion of land that is both inside and outside of the F-200 Overlay Zone. It is not the intent of the City to encumber or prevent the portion of the project(s) or parcel(s) that is outside the F-200 Overlay Zone from development. Under this circumstance, the review authority shall, after all other discretionary considerations, be authorized to execute a development agreement, a tentative map, or a parcel map for which a tentative map is not required, or a discretionary permit or other discretionary entitlement that would result in the construction of a new building, or construction that would result in an increase in allowed occupancy for an existing building, or issuance of a ministerial permit that would result in the construction of a new residence for property that is located within the portion of the project(s) or parcel(s) that is not within the F-200 Zone. The portion of the project(s) or parcel(s) within the F-200 Overlay Zone will not receive the full entitlements and rights under the discretionary action unless or until the review authority makes the appropriate findings under subsection C. This may require discretionary actions, including a development agreement, a tentative map, or a parcel map, to be phased or separated.
E.
Definitions
1.
Two hundred Year Floodplain. Areas that have a one in two hundred chance of flooding in any given year using criteria consistent with, or developed by, the Department of Water Resources. The term shall be ascribed to all areas delineated by the 200-Year Floodplain Overlay Zone.
The following terms shall have the same meanings as defined in California Government Code Section 65007.
(Ord. 1594 § 1, 2016)