The intent of the Downtown Shoreline District is to provide for a variety of residential uses in an environment that is transitioning from industrial to residential uses. This district serves as a transition area between the urbanized portion of the downtown and the open space of the Martinez Regional Shoreline to the north. The standards and guidelines for this district are intended to protect and enhance the environmentally sensitive areas of the Shoreline, to respect and complement the existing primarily single-family neighborhood immediately to the south, and to contribute to the economic revitalization of downtown, by permitting a sufficient intensity of development to provide an economic incentive for industrial uses to relocate.

(Ord. 1328 C.S. § 4 (part), 2006.)

The following uses are permitted in the Downtown Shoreline District:

A.

Single-family dwelling units, including semi-attached (duplex) and fully-attached (townhouse) units.

B.

Accessory dwelling units, per Section 22.43.020.

C.

Multi-family residential structures.

D.

Home occupations pursuant to the definition established in Section 22.40.240.

E.

State authorized, certified or licensed family care, foster care or group home serving six or fewer mentally disordered or otherwise handicapped persons.

F.

Parks and open spaces.

G.

Accessory uses, incidental and subordinate to the principal permitted use, pursuant to the requirements of the zoning code.

(Ord. 1328 C.S. § 4 (part), 2006.)

(Ord. No. 1447, § 6, 7-19-2023)

The following uses may be allowed, subject to the issuance of a conditional use permit, in the Downtown Shoreline District:

A.

Childcare facilities;

B.

Clubs and lodges;

C.

Live/work units;

D.

Bed and breakfast inns;

E.

Coin-operated laundries;

F.

Churches and other religious institutions and related facilities;

G.

Hotels, lodging houses and apartment hotels;

H.

Parking structures and facilities;

I.

Public utilities or installations;

J.

Smaller, self-contained service commercial uses;

K.

Theaters and community centers.

(Ord. 1328 C.S. § 4 (part), 2006.)

Any use not specifically authorized is prohibited in the Downtown Shoreline District.

(Ord. 1328 C.S. § 4 (part), 2006.)

A.

General. All new multiple residential development in this district shall be processed concurrently with a subdivision map, so that individual units can be offered for sale, and shall meet the requirements for new condominium units as contained in Chapter 21.54.

B.

Maximum Height. The maximum building height in the Downtown Shoreline district shall be 40 feet, or three stories (increased to 50 feet or four stories with development incentive pursuant to Chapter 22.81), for developments approved for a density of 35 units per acre (see below); otherwise the height limit shall be 30 feet, or two stories. In some areas, such as transition areas near existing single-family residential areas, a two-story maximum height may be determined to be appropriate by the Planning Commission. Taller buildings may be approved through an exception pursuant to Chapter 22.45.

C.

Density. The minimum site area per residential unit shall be 2,500 square feet (17 units per acre). The Planning Commission may approve a reduced site area per unit, down to a minimum of 1,250 square feet per unit (35 units per acre), by use permit.

To approve a density above the lower end of the density range without using development incentives provided in Chapter 22.81, the Planning Commission would need to find that in addition to meeting the above minimum requirements, the proposal is superior in terms of two or more of the following criteria, and/or to approve a density at or near the upper end of the density range, the Planning Commission would need to find that the proposal is superior in terms of the majority of the following criteria:

1.

Assembling all or most of the contiguous parcels into one project, and designing the project as a new neighborhood;

2.

Design and appearance;

3.

Minimizing impacts on adjacent public lands;

4.

Providing on-site amenities for the future residents;

5.

Preserving or creating view corridors from public streets such as Talbart Street, Buckley Street, Marina Vista Avenue, Carquinez Scenic Drive, Castro Street, and Berrellesa Street;

6.

Utilizing green building practices to the maximum extent possible;

7.

Providing a variety of housing types, including detached single-family residential, where feasible, as a transition in areas near existing single-family neighborhoods;

8.

Providing a new public street system that improves access to the Regional Shoreline and Alhambra Creek, potentially by extending Alhambra Avenue along the creek, and vacating Berrellesa.

D.

Floor Area Ratio. The maximum floor area ratio in the Downtown Shoreline district shall be 2.0 (increased to 3.0 with development incentive pursuant to Chapter 22.81).

E.

Other Development Standards. Setbacks, lot standards, site coverage, site area per dwelling unit, building height, distance between structures, minimum site area, site dimensions, and private outdoor space shall be as provided in the Downtown Overlay district, Sections 22.13.040 through 22.13.090, inclusive.

(Ord. 1328 C.S. § 4 (part), 2006.)

(Ord. No. 1463, § XIV, 10-23-2024)

Design guidelines are found in Section 9.6 of the downtown specific plan.

(Ord. 1328 C.S. § 4 (part), 2006.)