Patterson City Zoning Code

Division III

ZONING DISTRICTS

§ 18.30.010 Purpose.

This chapter establishes the framework for zoning districts within the city of Patterson and their relationship 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. 738 § 1 (Exh. A) (part), 2013)

§ 18.30.020 Zoning districts.

The city of Patterson is divided into zoning districts that are generally grouped into two categories: (A) base zoning districts, and (B) overlay zoning districts. These districts implement the city's general plan land use categories as described in Table 18.30.020-1. Each zone is further defined and regulated in the subsequent sections of this chapter.

Base Zoning Districts. The base zoning district is the primary zoning district that applies to a property. Every parcel throughout the city has a base zoning district that establishes the primary type and intensity of land use for the parcel, along with development regulations for that particular type and intensity of land use. Base zoning districts are grouped into four categories as follows:

Residential districts;

Commercial and medical/professional office districts;

Industrial districts;

Public/quasi-public and parks and recreation districts.

Overlay Districts. Overlay zoning districts supplement or modify the base zoning district for one or more of the following purposes:

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

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

To specify a particular standard or guideline for an area.

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 18.30.020-1: Zoning Districts
Zoning District Symbol	Zoning District Name/Description	General Plan Land Use Designation Implemented by Zoning District
Residential Districts
ER	Estate Residential	Estate Residential
LR, narrow	Low Density Residential, narrow	Low Density Residential
LR, wide	Low Density Residential, wide
DR	Downtown Residential	Downtown Residential
MR	Medium Density Residential	Medium Density Residential
HR	High Density Residential	High Density Residential
Commercial and Medical/Professional Office Districts
NC	Neighborhood Commercial	Neighborhood Commercial
HSC	Highway Service Commercial	Highway Service Commercial
DC	Downtown Core	Downtown Core
GC	General Commercial	General Commercial Regional Commercial
MPO	Medical/Professional Office	Medical/Professional Office (MP)
Industrial Districts
LI	Light Industrial	Light Industrial
HI	Heavy Industrial	Heavy Industrial
IBP	West Patterson Industrial Business Park District	Light Industrial
IL	West Patterson Light Industrial District	Light Industrial
Public/Quasi-Public and Parks and Recreation Districts
PQP	Public/Quasi-Public	Public/Quasi-Public
PR	Parks and Recreation	Parks and Recreation Open Space (OS)
Overlay Districts
PD	Planned Development
HP	Historic Preservation
MU	Mixed-Use	Mixed-Use
MUH	Mixed-Use Hillside	Mixed-Use Hillside Development (MUHD)

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.30.030 Zoning map.

The city council hereby adopts the city of Patterson 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 below.

Incorporated by Reference. The zoning map is hereby incorporated into this zoning code by reference as though it were fully included.

Map Amendments. Amendments to the zoning map shall follow the process established in Section 18.20.050 (Zoning ordinance/map amendment).

Relationship to General Plan and Other Plans. The zoning map shall implement and shall be consistent with the city's adopted general plan. The zoning map shall be specifically consistent with the general plan land use and any adopted specific plans or planned developments.

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

Each base zoning district shall be described on the zoning map by use of its identified zoning district symbol, as listed in Table 18.30.020-1.

Overlay districts shall be designated by their representative symbol along with the base zoning district in a format determined by the planning director.

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 planning director as follows:

The boundaries of a zoning district shall be the centerlines of either streets or alleys, or lot lines of real property, unless otherwise shown. Where a district's boundaries approximately follow centerlines or lot lines, those lines shall be interpreted as the district boundaries.

If a district boundary divides a parcel and the boundary line location is not specified by distances printed on the zoning map, the location of the boundary shall be determined by using the scale appearing on the zoning map. Except as otherwise provided by this code through integrated development, each portion of the property shall be developed to the standards and allowed use provisions of the applied zoning district and any applied overlay zone(s).

Where the street layout on the ground or the lot lines differ from such layout or lines shown on the zoning map, the planning director shall determine the exact boundary and the map shall be amended to conform to the layout on the ground.

Where a public street or alley is officially vacated or abandoned, the property that was formerly in the street or alley shall be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned street or alley.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.34.010 Purpose.

The purpose of this chapter is to establish land use classifications and to explain how land uses are regulated in this title. This chapter explains the use classification system, the allowed use and permit requirements, how uses not listed are regulated, and how similar uses are determined. It is not possible to list every possible use, so general categories are provided, specific uses are identified as needed, and a process is provided to classify uses that do not clearly fit into a use classification.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.34.020 Classification of land uses.

In order to simplify land use regulations, land uses listed in this chapter and throughout this title have been grouped into general categories on the basis of common function, product, or compatibility characteristics. These general 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 Division V (Definitions) of this title, as grouped by use classification.

The following rules apply to use classifications:

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.

Illegal Uses. No use that is illegal under local, state, or federal law shall be allowed in any zoning district within the city.

Similar Uses. When a use is not specifically listed in this code, it shall be understood that the use may be permitted if the planning director determines that the use is similar to other uses listed based on established criteria and required findings outlined in Section 18.16.040 (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 planning director may make a similar use determination to compare a proposed use and measure it against those uses listed.

Overlay Zoning District. When a property is located within an overlay zoning district that regulates the allowed use provisions of that subject property, the allowed use regulations of the overlay zoning district shall prevail. When an overlay 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 between the base zoning district and overlay zoning district do the regulations of the overlay zoning district prevail.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.34.030 Allowed land uses and permit requirements.

Zoning district allowed use tables throughout this chapter (Tables 18.38.030-1, 18.42.030-1, 18.46.030-1, and 18.50.030-1) identify allowed land use and permit requirements in each of the city's base zoning districts. Generally, a use is allowed by right, allowed through issuance of an administrative, limited, or conditional use permit, or not permitted. In addition to the permit requirements of this title, other permits may be required prior to establishment of the use (e.g., building permit). The permitting requirements identified in these tables are:

Permitted (P). A land use shown with a "P" indicates that the land use is permitted by right in the designated zoning district, subject to compliance with all applicable provisions of this zoning ordinance (e.g., development standards, design review).

Administrative (AR). A land use shown with an "AR" indicates that the land use is permitted in the designated zoning district upon issuance of an administrative review from the designated approving authority, subject to compliance with all applicable provisions of this title (e.g., development standards, design review).

An administrative review may only be considered for projects exempt from the California Environmental Quality Act (CEQA). If not exempt, a conditional use permit shall be required.

Conditional (CUP). A land use shown with a "CUP" indicates that the land use is permitted in the designated zoning district upon issuance of a conditional use permit from the designated approving authority, subject to compliance with all applicable provisions of this zoning ordinance (e.g., development standards, design review).

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.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.38.010 Purpose.

The purpose of this chapter is to establish residential zoning districts in the city, along with allowed use and development standards applicable to those districts. These districts are consistent with and implement the city's general plan residential land use categories (estate residential, low density residential, downtown residential, medium density residential, and high density residential).

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.38.020 Characteristics of the residential districts.

The following descriptions of each residential zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

Estate Residential (ER) Zoning District. This district is applied to areas of the city where development is limited to very low density concentrations of single-family dwellings. The zone implements the general plan's estate residential land use designation by allowing residential developments at an intensity of at or less than 1.0 dwelling units per gross acre. The ER district is intended to stabilize and protect the low-intensity residential characteristics of the district, to promote and encourage a suitable environment for family life, and to provide for detached single-family dwellings and the services appurtenant thereto.

Low Density Residential (LR) Zoning District. This district is applied to areas of the city where development is limited to low density concentrations of single-family dwellings. The zone implements the general plan's low density residential land use designation by allowing residential developments between 1.1 and 5.0 dwelling units per gross acre. The LR district is intended to stabilize and protect the residential characteristics of the district, to promote and encourage a suitable environment for family life, and to provide for detached single-family dwellings and the services appurtenant thereto. This district includes two variations: low density residential, narrow (LR-n) has the standard side yard setbacks of five feet, zero inches, and low density residential, wide (LR-w) which has a minimum building separation of fifteen feet, zero inches. The latter district is intended to require increased separation between single-family homes.

Downtown Residential (DR) Zoning District. The district implements the general plan's downtown residential land use designation by allowing for residential development between 3.1 and 10.0 dwelling units per gross acre. The DR district is intended to stabilize and protect the residential characteristics of the district, to promote and encourage a suitable residential environment, and to provide for single-family detached and attached homes, duplexes, secondary residential units, and the services appurtenant thereto.

Medium Density Residential (MR) Zoning District. This district designates property for the development of a wide range of housing types with a density range between 5.1 and 12.0 dwelling units per gross acre. The zone implements the general plan's medium density residential land use designation and is intended for higher-density single-family homes (attached or detached), condominiums, and small apartment complexes. This district provides a compatible transition between the lower-density residential neighborhoods of the city and the commercial centers.

High Density Residential (HR) Zoning District. This district designates property for the development of residential uses with a density between 12.1 and 20.0 dwelling units per gross acre. The zone implements the general plan's high density residential land use designation and is intended for higher-density residential development, such as apartments, condominiums, lofts, and other multi-story residential uses. This district is typically located along major roadways and transit corridors near and adjacent to or within service and employment centers. High-density residential development is designed to be pedestrian- and transit-friendly.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 767 (part), 2014)

§ 18.38.030 Allowed land uses and permit requirements.

Table 18.38.030-1 below identifies allowed uses and corresponding permit requirements for the residential zoning districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The special use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: "P" symbolizes uses allowed by right, "CUP" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.

Table 18.38.030-1 Permitted Use Matrix for Residential Districts
	Residential Zoning District (See Section 18.38.020 for descriptions)					Special Use Regulations
	ER	LR (n,w)	DR	MR	HR	Special Use Regulations
Residential Uses
Duplexes¹	AR	AR	AR	AR	AR
Family day care home (large)	CUP	CUP	CUP	CUP	CUP	Chapter 18.63
Family day care home (small)	P	P	P	P	P
Group care facility (large)²	N	N	N	N	CUP
Group care facility (small)²	P	P	P	CUP	CUP
Live/work units³	CUP	N	CUP	N	N	Chapter 18.68
Manufactured housing⁴	P	P	P	P	P
Mobile homes (accessory)	P	N	N	N	N
Mobile home parks	N	N	N	CUP	CUP
Multiple-family units	N	N	CUP	P	P
Single-family, second units	P	P	P	N	N	Chapter 18.66
Single-family units	P	P	P	CUP	CUP
Single-family units, attached¹	N	CUP	CUP	P	CUP
Transitional housing	CUP	CUP	CUP	CUP	CUP
Agriculture, Resource, and Open Space Uses
Agricultural uses⁵	N	N	N	N	N
Recreation, Education, and Public Assembly Uses
Child-care center	CUP⁶	CUP⁶	CUP⁶	CUP	CUP	Chapter 18.63
Community garden and/or farmer's market	CUP	CUP	CUP	CUP	CUP
Country clubs and related uses	CUP	CUP	CUP	CUP	CUP
Emergency shelters	CUP	CUP	CUP	CUP	CUP
Golf courses	CUP	CUP	CUP	CUP	CUP
Golf driving ranges	CUP	CUP	CUP	CUP	CUP
Museums/Libraries	CUP	CUP	CUP	CUP	CUP
Parks, plazas, and playgrounds	CUP	CUP	CUP	CUP	CUP
Places of worship	CUP	CUP	CUP	CUP	CUP
Public facility	CUP	CUP	CUP	CUP	CUP
Temporary uses⁷	see note	see note	see note	see note	see note	Chapter 18.90
Utility, Transportation, and Communication Uses
Communication equipment buildings	CUP	CUP	CUP	CUP	CUP
Electric substations⁸	CUP	CUP	CUP	CUP	CUP
Public utility structures⁸	CUP	CUP	CUP	CUP	CUP
Retail, Service, and Office Uses
Home occupations^{9, 10}	AR	AR	AR	AR	AR
Personal services	N	N	N	N	CUP
Automobile and Vehicle Uses
Vehicle storage (large)¹¹	see note	see note	see note	see note	see note

Table Notes:
1. Duplexes and halfplexes may be permitted with administrative use review (AR) on corner lots larger than seven thousand square feet.
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 for definition of live/work quarters.
4. Manufactured house on permanent foundations, subject to provisions.
5. Agricultural uses to include livestock farming and dairying.
6. Only permitted as an accessory use defined as a place of worship or public facility.
7. See Chapter 18.90.
8. Includes electronic substations, including microwave facilities in conjunction therewith.
9. Storage, corporation, and repair yards prohibited.
10. Requires a business license and subject to the provisions in Chapter 18.64.
11. No overnight storage or parking of vehicles with a curb weight higher than ten thousand pounds.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.38.040 Development standards.

The following development standards are applicable to the residential zoning districts. These standards, along with other development standards (e.g., landscaping requirements, signs, parking standards) in this title and city-adopted design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.

Table 18.38.040-1 Development Standards for Residential Districts
	Residential Districts (See Section 18.38.020 for descriptions)
	ER	LR-n	LR-w	DR	MR	HR
Density (units per gross acre)¹
Minimum	none	1.1	1.1	3.1	5.1	12.1
Maximum	1.0	5.0	5.0	10.0	12.0	20.0
Setbacks (minimum)²
Front yard—general	20'	20'	20'	20'	20'	25'
Front yard—living area³	15'	15'	15'	15'	15'	—
Side—interior lot	5'	5'	5'	5'	5'	15'
Side—street side/ corner lot	10'	10'	10'	10'	10'	25'
Rear yard	20'	20'	20'	20'	20'	20'
Rear—setback to alley ROW	5'	5'	5'	5'	5'	5'
Distance Between Buildings
Distance between main building and accessory buildings	10'	10'	10'	10'	10'	10'
Distance between accessory buildings	10'	10'	10'	10'	10'	10'
Distance between main buildings	10'	10'	10'	10'	25'	25'
Distance between any wall of a main building containing living room windows and any other wall of a main building	10'	10'	10'	10'	35'	35'
Distance between wall of a single-family home and neighboring single-family home (primary structure only)	15'	10'	15'	10'	n/a	n/a
Lot Area^{4, 8}
Minimum	12,000 sf	6,000 sf	6,000 sf	6,000 sf	9,000 sf^{5, 6}	10,000 sf
Corner Minimum	14,000 sf	7,000 sf	7,000 sf	7,000 sf	n/a	n/a
Lot Dimensions (minimum)
Width/frontage—interior lot	60'	45'	45'	45'	50'⁵	70'
Width/frontage—corner lot	70'	70'	70'	70'	70'⁵	70'
Average width—cul-de-sac	60'	45'	45'	45'	50'⁵	70'
Frontage—cul-de-sac	40'	35'	35'	35'	35'	50'
Depth	100'	70'	70'	70'	70'	100'
Height (maximum)⁷
Primary Structure/Unit	2 stories (32')	2 stories (32')	2 stories (32')	3 stories (45')	2 stories (32')	3 stories (45')
Accessory Structure	1 story (12')	1 story (12')	1 story (12')	1 story (12')	1 story (12')	1 story (12')
Lot Coverage (maximum impervious surface)
Maximum	40%	70%	70%	80%	75%	75%
Maximum (front yard)	60%	60%	60%	75%	60%	60%
Maximum footprint⁹	25%	35%	35%	35%	n/a	n/a
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Sections 18.60.030 and 18.60.040

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Section 18.60.040.
3. Active living space (bedrooms, living rooms, dining areas, porches, etc.) may be set back a minimum of fifteen feet. Garages shall be set back a minimum of twenty feet.
4. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.
5. Minimum lot size requirements for single-family units in this district shall be three thousand five hundred square feet. Minimum lot dimensions shall be the same as the minimum dimensions in the LR-n district.
6. Only permitted on corner lots.
7. See Sections 18.60.030 and 18.60.040 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the adjustment process (Section 18.16.110 (Minor adjustment)).
8. The anti-monotony provisions in Section 18.38.050(B) apply to all lots smaller than ten thousand square feet.
9. Only applies to single-family residential structures. This is the maximum ground floor footprint for the primary residential structure (including attached garages) and does not include accessory structures.

Figure 18.38.040-1 Maximum Residential Footprint

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 848, 2020)

§ 18.38.050 Anti-monotony provisions.

Applicability. The following provisions apply to all residential lots smaller than ten thousand square feet in size. These are considered minimum standards and additional requirements may by applied during the residential design review process.

Provisions:

No building permit shall be issued for a single-family dwelling that is similar in appearance to any dwelling on either side of the same street within a two-lot distance. For example, as illustrated in Figure 18.38.050-1 below, all of the homes in dark grey must have different features as identified in this section from the home identified by the white subject parcel.

Figure 18.38.050-1 Repeating Home Plans not Permitted

Similarity shall be avoided by implementing a minimum of three of the following:

Vary the lot width by more than ten feet;

Vary the lot size by more than twenty-five percent;

Vary the roof type and/or significantly change the roof pitch;

Increase the building or roof height by more than eight feet;

Use a different color pallet (e.g., wall, trim and roof color) and/or wall materials and textures;

Vary the front setback distance by more than five feet;

Significantly alter the shape of the front elevation silhouette;

Change the relative location, sizes or windows and doors in the front elevation;

Change the relative location of the garage door, if included on the front elevation;

Change the housing architectural style; and/or

Utilize a covered front porch.

Figure 18.38.050-2 Anti-Monotony Provisions

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.010 Purpose.

The purpose of this chapter is to establish commercial and office zoning districts in the city, along with allowed use and development standards applicable to those districts. These districts are consistent with and implement the city's general plan commercial and medical/professional office land use categories as shown in Table 18.42.030-1.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.020 Characteristics of the commercial and medical/professional office districts.

The following descriptions of each commercial and medical/professional office zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

Neighborhood Commercial (NC) Zoning District. The NC district is applied to areas where there is a high concentration of housing to support the neighborhood center concept in the city's general plan by providing commercial uses that serve daily needs (e.g., retail and personal services) within close proximity to residential uses. This zoning district encourages development that is pedestrian-oriented and is well connected to surrounding residential neighborhoods.

Highway Service Commercial (HSC) Zoning District. The HSC district is consistent with the highway service commercial land use designation in the general plan. This district is applied to locations along highways and is intended to provide businesses and services to meet the needs of the traveling public.

Downtown Core (DC) Zoning District. The DC district is consistent with the downtown core land use designation in the general plan. The purpose of the DC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The DC district is intended to guide and regulate commercial development within the historic downtown area.

General Commercial (GC) Zoning District. The GC district is consistent with the general commercial land use category in the general plan. The purpose of the GC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The GC district is intended to guide and regulate general commercial development.

Medical/Professional Office (MPO) Zoning District. The MPO district is consistent with the medical/professional office land use designation in the general plan. The purpose of the MPO district is to provide for concentrations of hospitals, medical facilities, auxiliary uses, and medical services and to encourage the orderly and harmonious development of these facilities, which are performing services for residents of the city as a whole. The MPO district is intended to guide and regulate medical, professional office, and similar and compatible development.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.030 Allowed land uses and permit requirements.

Table 18.42.030-1 below identifies allowed uses and corresponding permit requirements for the commercial and medical/professional office districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The special use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: "AR" symbolizes uses permitted through administrative review, "P" symbolizes uses allowed by right, "CUP" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office Districts
	Commercial and Medical/Professional Office Zoning Districts (See Section 18.42.020 for descriptions)					Special Use Regulations
	NC	HSC	DC	GC	MPO	Special Use Regulations
Residential Uses
Duplexes (joint use)¹	CUP	N	CUP	N	N
Group care facility (large)²	N	N	N	N	CUP
Group care facility (small)²	CUP	N	N	CUP	CUP
Live/work units³	CUP	CUP	CUP	N	N
Multiple-family units (joint use)¹	CUP	N	CUP	N	N
Recreation, Education, and Public Assembly Uses
Child-care center	CUP	CUP	N	CUP	CUP	Chapter 18.63
Civic use⁴	N	CUP	P	P	P
Community center⁴	N	CUP	P	P	P
Community garden and/or farmer's market	AR	CUP	CUP	CUP	CUP
Country club and related uses	CUP	CUP	N	CUP	N
Drug and alcohol treatment facilities	N	N	N	CUP	CUP
Golf driving ranges	CUP	CUP	N	CUP	N
Information centers	P	P	P	P	N
Mortuaries	N	N	CUP	CUP	N
Parks, plazas, and playgrounds	P⁵	CUP⁵	P⁵	P⁵	CUP⁵
Places of assembly (large, 10,000 sf or more)	CUP	CUP	CUP	CUP	N
Place of assembly (small, less than 10,000 sf)	P	N	CUP	P	N
Public art⁶	CUP	CUP	CUP	CUP	CUP	Chapter 18.73
Public facility	N	P	P	P	N
Schools (private)	N	N	N	CUP	N
Schools (public)	N	N	N	CUP	N
Utility, Transportation, and Communication Uses
Communication equipment buildings	N	CUP	N	N	N
Electric substations	N	CUP	N	CUP	N
Public utility structures	N	N	N	N	CUP
Public utility yards	N	N	N	CUP	N
Transit station/park and ride lots	P	P	N	N	N
Retail, Service, and Office Uses
Accessory massage establishment	P	P	P	P	P
Alcoholic beverage sales⁷	CUP	CUP	CUP	CUP	N
Art, antique, collectibles	P	P	P	P	CUP
Artisan shops	P	P	P	P	CUP
Auctions (indoor only)⁸	CUP	CUP	N	CUP	N
Banks and financial services	P	P	P	P	P
Bars and cocktail lounges, accessory⁹	CUP	P	CUP	CUP	N
Bars, cocktail lounges	CUP	CUP	CUP	CUP	N
Bed and breakfast inns	P	P	CUP	CUP	N
Building supply (large)	N	P	N	CUP	N
Building supply (small)	P	P	CUP	P	N
Business support services	P¹⁰	P¹⁰	P¹⁰	P¹⁰	P¹⁰
Cannabis dispensary	N	N	N	N¹³	N
Equipment sales and rental	CUP	CUP	CUP	CUP	N
Gun shops	CUP	CUP	CUP	CUP	N
Hospitals	N	CUP	N	N	P
Hotels/motels	P	P	CUP	P	CUP
Independent stand-alone massage establishment	N	N	P	P	N
Indoor amusement/entertainment facility	P	P	P	CUP	N
Indoor recreation and fitness	P	CUP	P	P	CUP
Itinerant/mobile vendors	N	N	N	N	N
Manufactured home sales, new	N	CUP	N	CUP	N
Medical and dental laboratories	CUP	CUP	CUP	P	P
Medical and dental offices	P	CUP	P	P	P
Medical clinics¹¹	CUP	CUP	CUP	P	P
Nightclubs	CUP	CUP	CUP	CUP	N
Nurseries, for sale only	CUP	CUP	CUP	CUP	N
Nurseries, includes growing of nursery stock	CUP	CUP	CUP	P	N
Office, accessory	P	P	P	P	P
Outdoor markets, sales establishments	CUP	CUP	CUP	CUP	N
Personal services	P	CUP	P	P	CUP
Private clubs	CUP	CUP	CUP	CUP	N
Professional offices	P	P	P	P	P
Recreational vehicle park	N	CUP	N	N	N
Restaurants, no drive-thru service	P	P	P	P	CUP
Restaurants, with drive-thru service	AR	AR	AR	AR	CUP
Retail, accessory	CUP	P	P	CUP	N
Retail, general	P	P	P	P	CUP
Retail, big-box (>80,000 sq. ft.)	N	CUP	N	CUP	N
Secondhand stores	AR	AR	AR	AR	AR
Service, accessory	CUP	P	CUP	CUP	N
Tattoo parlors	CUP	CUP	CUP	CUP	N
Telephone answering services	N	CUP	N	N	CUP
Temporary uses	see note	see note	see note	see note	see note	Chapter 18.90
Theaters, not including drive-in	CUP	CUP	CUP	CUP	N
Tobacco shops	CUP	CUP	CUP	CUP	N
Veterinary clinics, small animal only	CUP	CUP	CUP	CUP	N
Wholesale commercial uses	CUP	CUP	CUP	CUP	N
Automobile and Vehicle Uses
Auto part sales	P	P	CUP	P	N
Auto rental agencies	N	CUP	CUP	CUP	N
Auto sales, new and used	N	CUP	N	CUP	N
Car washing and detailing	N	CUP¹²	N	CUP¹²	N
Fuel station	N	CUP	CUP	CUP	N
Parking garages and lots	N	N	CUP	CUP	CUP
Recreational vehicle sales	N	CUP	N	CUP	N
Small vehicle sales and rental	N	CUP	N	CUP	N
Vehicle services (major)	N	N	N	N	N
Vehicle services (minor)	N	N	N	CUP	N
Vehicle storage (large)	N	CUP	N	CUP	N
Vehicle storage (small)	N	AR	CUP	AR	AR
Industrial, Manufacturing, and Processing Uses
Data center	N	N	N	CUP	N
Storage, personal storage facility	N	N	N	CUP	N
Storage, warehouse (small)	N	N	N	CUP	N
Storage yard	N	N	N	N	N

Table Notes:
1. When combined as a joint use (i.e., shops below and units above).
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/work units.
4. No significant storage or corporation yards permitted.
5. Parks, plazas and other types of open space are only permitted as accessory to another use.
6. Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.
7. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.
8. Auctions are not to include animals and shall be conducted within an enclosed building only.
9. Permitted when accessory to a hotel, motel, or restaurant.
10. Any use involving potentially hazardous materials is subject to administrative review (AR).
11. Includes laboratories that are ancillary to the primary use.
12. Permitted without a use permit if ancillary to a fueling station.
13. The city further identifies the parcels of land located within the city limits, south of Poppy Avenue, bounded by Poppy Avenue to the north, Highway 33 to the east, Bartch Avenue to the south, and the irrigation canal to the west, located in the general commercial zone, as an acceptable zone to establish a cannabis dispensary, subject to a conditional use permit, and located at least three hundred feet from a residentially zoned district.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 802 § 2, 2017; Ord. 807 § 1, 2017)

§ 18.42.040 Development standards.

The following development standards are applicable to the commercial and medical/professional office districts. These standards, along with other development standards (e.g., landscaping requirements, signs, parking standards) in this title and city-adopted design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.

Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office Districts
	Commercial and Medical/Professional Office Districts (See Section 18.42.020 for descriptions)
	NC	HSC	DC	GC	MPO
Density (units per gross acre)¹
Minimum	3.1	n/a	12.1	n/a	n/a
Maximum	10.0	n/a	20.0	n/a	n/a
Lot Coverage
Minimum floor area ratio	—	—	0.5	—	—
Maximum floor area ratio	1.0	0.4	2.0	0.4	0.4
Maximum impervious surface	75%	80%	100%	80%	75%
Setbacks
Front yard (minimum)	no min.	10'	no min.	no min.	15'
Front yard (maximum)³	10'	n/a	10'	n/a	n/a
Side yard (minimum)⁴	no min.	10'	no min.	no min.	5'
Rear yard (minimum)⁴	no min.	10'	no min.	no min.	10'
Lot Area (minimum SF)⁵
Lot area	2,000 sf	5,000 sf	2,000 sf	5,000 sf	5,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.	no min.	no min.	no min.
Depth	no min.	no min.	no min.	no min.	no min.
Height (maximum)⁶
Building/Structure	2 stories (35')	3 stories (50')	3 stories (45')	2 stories (35')	2 stories (35')
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls, and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. The maximum impervious surface ratio may be exceeded by a factor of five percent if other LID provisions are implemented (see Chapter 18.78 (Landscaping)). See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60 (General Development Standards).
3. No parking shall be placed between the building and the front property line.
4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.
5. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.
6. See Chapter 18.60 (General Development Standards) for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.050 Major development projects.

For major development projects as defined in Chapter 18.98, application shall be made for planned development approval. Project review shall include, but shall not be limited to, architecture, site plan, consistency with goals and objectives of the general plan and environmental and economic impacts on the community. In addition, such large-scale development shall be fully consistent with the community design guidelines and downtown physical design plan, adopted October 2002, as may be amended from time to time. Exception: Projects within the West Patterson business park master plan area shall not be subject to this requirement.

Major development projects as defined at Chapter 18.98, once constructed, shall be maintained and kept in appearance as if in full operation, notwithstanding any cessation of business, abandonment or change in operation or ownership. This shall include but shall not be limited to landscaping, graffiti removal, painting, grounds and parking lot maintenance, lighting and other visual aspects of the project site.

(Ord. 767 (part), 2014)

§ 18.46.010 Purpose.

The purpose of this chapter is to establish zoning districts in the city that support industrial uses to implement the city's light industrial, heavy industrial, West Patterson industrial business park district, and West Patterson light industrial district general plan land use categories. These districts provide sufficient and appropriately located land for industrial uses that minimize impacts on residential neighborhoods.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.46.020 Characteristics of industrial districts.

The following descriptions of each industrial zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

Light Industrial (LI) District. This district is consistent with the general plan light industrial land use designation by providing locations for the development of industrial uses such as fabrication, manufacturing, assembly, or processing of materials that for the most part are already in processed form and which do not in their maintenance, assembly, manufacture, or plant operation create smoke, gas, odor, dust, sound, or other objectionable influences which might be obnoxious to persons conducting business or residing in this or any other zone.

Heavy Industrial (HI) District. This district is consistent with the heavy industrial general plan land use designation by providing appropriate locations for intensive industrial uses that may generate noise, vibration, odor, or other conditions that make them undesirable and incompatible near or in conjunction with residential uses. A wide range of industrial manufacturing and warehousing uses are permitted in this district. The HI district is generally located in areas of the city where it would not create a substantial impact on sensitive residential, commercial, or office uses. Where feasible, development in the HI district may require additional measures to reduce impacts to neighboring properties such as increased setbacks, landscaping, and screening.

West Patterson Industrial Business Park (IBP) District. This district is consistent with the light industrial land use designation of the general plan. The IBP zoning district is applied to areas appropriate for light industrial and business park land uses, including low-intensity manufacturing and assembly processes, research and development, corporate headquarters, offices, medical and health facility uses, and other uses as specified in this chapter. The land uses allowed and development standards required within the IBP district are intended to protect adjacent areas from impacts while allowing indoor, clean, and quiet industry. Land uses in the IBP zoning district are often organized as a business park, with tenants that may include some commercial and office activities.

West Patterson Light Industrial (IL) District. The IL zoning district is consistent with the light industrial land use designation of the general plan. The IL zoning district is applied to areas appropriate for light industrial and manufacturing, warehousing, offices, and assembly uses. Land uses allowed in the IL zoning district will not create objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.46.030 Allowed land uses and permit requirements.

Table 18.46.030-1 below identifies allowed uses and corresponding permit requirements for the industrial zoning districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The specific use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: "P" symbolizes uses allowed by right, "AR" symbolizes uses permitted through administrative review, "CUP" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.

Table 18.46.030-1 Permitted Use Matrix for Industrial Districts
	Industrial Districts (See Section 18.46.020 for descriptions)				Specific Use Regulations
	LI	HI	IBP	IL	Specific Use Regulations
Agriculture, Resource, and Open Space Uses
Crop production and horticulture	P	P	P	P
Recreation, Education, and Public Assembly Uses
Athletic fields, accessory only¹	P	P	P	P
Child-care facility	CUP	N	AR	CUP
Drug and alcohol treatment facilities	CUP	CUP	CUP	CUP
Parks, plazas, and playgrounds	CUP	CUP	CUP	CUP
Places of assembly (large, 10,000 sf or more)	CUP	N	CUP	CUP
Places of assembly (small, less than 10,000 sf)	CUP	CUP	CUP	CUP
Places of worship	CUP	N	CUP	CUP
Public art²	CUP	CUP	CUP	CUP	Chapter 18.73
Public facility	P	P	P	P
Schools (private)	CUP	CUP	AR	CUP
Schools (public)	CUP	CUP	CUP	CUP
Schools (trade)	P	P	P	P
Utility, Transportation, and Communication Uses
Communication equipment buildings	CUP	CUP	CUP	CUP
Communication towers	AR	AR	AR	AR
Electric substations³	CUP	CUP	CUP	CUP
Public utility yards	P	P	P	P
Public utility structures	P	P	AR	P
Transit station/park and ride lots	AR	P	AR	P
Retail, Service, and Office Uses
Alcoholic beverage sales⁴	CUP	CUP	N	CUP
Art, antique, collectibles	P	P	P	P
Artisan shops	P	P	AR	P
Auctions⁵	P	P	CUP	P
Banks and financial services	P	CUP	AR	CUP
Bars and cocktail lounges, accessory⁶	CUP	CUP	CUP	CUP
Broadcast studios	AR	CUP	AR	CUP
Building supply (large)	CUP	P	CUP	P
Building supply (small)	P	P	P	P
Business support services	P	AR	P	P
Cannabis dispensary	CUP⁹	CUP⁹	CUP⁹	CUP⁹
Hotels/motels	CUP	CUP	CUP	CUP
Indoor amusement/entertainment facility	AR	CUP	AR	AR
Indoor recreation and fitness	P	CUP	AR	CUP
Manufactured home sales, new	CUP	CUP	CUP	CUP
Medical and dental laboratories	CUP	P	CUP	CUP
Medical and dental offices	CUP	CUP	P	N
Nightclubs	CUP	CUP	CUP	CUP
Offices, accessory	P	P	P	P
Outdoor markets, sales establishments	CUP	CUP	CUP	CUP
Outdoor promotions, sales or displays⁷	CUP	CUP	CUP	CUP
Personal services	P	CUP	P	CUP
Personal services, accessory	P	P	P	P
Professional offices	P	CUP	P	CUP
Restaurants, no drive-thru	CUP	CUP	CUP	CUP
Restaurants, with drive-thru service	CUP	CUP	CUP	CUP
Retail, accessory	P	P	P	P
Retail, general	P	CUP	AR	P
Secondhand stores	AR	CUP	AR	AR
Services, accessory	P	P	P	P
Temporary uses⁸	see note	see note	see note	see note	Chapter 18.90
Veterinary clinics, large animal	CUP	CUP	CUP	CUP
Veterinary clinics, small animal	AR	AR	AR	AR
Wholesale commercial uses	P	P	P	P
Automobile and Vehicle Uses
Automobile and vehicle dismantling	CUP	AR	N	CUP
Automobile parts sales	P	P	P	P
Automobile rental agencies	P	P	P	P
Automobile sales, new and used	P	P	CUP	CUP
Bus yards	P	P	N	CUP
Car washing and detailing	CUP⁷	P	CUP⁷	CUP⁷
Fuel stations	P	P	P	P
Parking garages and lots	P	P	P	P
Recreational vehicle sales	CUP	CUP	CUP	CUP
Small vehicle sales and rental	P	P	CUP	CUP
Vehicle services (major)	CUP	CUP	N	N
Vehicle services (minor)	AR	AR	CUP	CUP
Vehicle storage (large)	CUP	P	N	N
Vehicle parking (small)	P	P	CUP	CUP
Industrial, Manufacturing, and Processing Uses
Agricultural products processing	N	CUP	N	N
Cannabis campus	CUP¹⁰	CUP¹⁰	CUP¹⁰	CUP¹⁰
Cannabis cultivation business	CUP	CUP	CUP	CUP
Cannabis manufacturing	CUP	CUP	CUP	CUP
Cannabis testing laboratory	CUP	CUP	CUP	CUP
Data center	P	P	P	P
Fuel yards	CUP	CUP	CUP	CUP
Manufacturing (major)	CUP	P	CUP	CUP
Manufacturing (minor)	P	P	CUP	P
Recycling facility, processing	CUP	CUP	CUP	CUP
Recycling facility, scrap and dismantling facility	CUP	CUP	CUP	CUP
Research and development	CUP	CUP	AR	CUP
Sheet metal fabrication⁸	CUP	P	CUP	CUP
Sign fabrication companies⁸	CUP	P	CUP	CUP
Storage, personal storage facility	P	P	P	P
Storage, warehouse (small)	P	P	CUP	CUP
Storage yard	CUP	P	CUP	CUP
Truck yards/terminals	CUP	CUP	CUP	CUP
Wholesale and distribution	P	P	P	P

Table Notes:
1. Athletic fields may be permitted as part of detention/retention facilities or as accessory to a primary use (e.g., recreational opportunities for employees).
2. Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.
3. Including microwave facilities in conjunction therewith and wireless communication (cellular phone) facilities as further defined and permitted to a maximum height of fifteen feet above the maximum height allowed in the zone, as provided in Chapter 18.84.
4. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.
5. Auctions are not to include animals and shall be conducted within an enclosed building only.
6. Permitted when accessory to a hotel, motel, or restaurant.
7. Permitted without a use permit as ancillary to a fueling station.
8. So long as the use is conducted entirely within an enclosed building. Outdoor storage is prohibited.
9. Dispensaries may not be located within three hundred feet of a residentially zoned district.
10. Cannabis campuses may operate only pursuant to the city's cannabis campus pilot program, as provided in Chapter 6.58.

(Ord. 856 § 1, 2021)

§ 18.46.040 Development standards.

The following development standards are applicable to the industrial zoning districts. These standards, along with other development standards (e.g., landscaping requirements, parking standards) in this title and citywide design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.

Table 18.46.040-1 Development Standards for Industrial Districts
	Industrial Districts (See Section 18.46.020 for descriptions)
	LI	HI	IBP	IL
Floor Area Ratio (maximum)¹
Floor area ratio	0.4	0.4	n/a	n/a
Setbacks (minimum)²
Front and exterior yard	10'	no min.	15'	15'
Side yard³	no min.	no min.	n/a	n/a
Rear yard³	no min.	no min.	n/a	n/a
Lot Area (minimum SF)⁴
Lot area	no min.	no min.	65,340 sf (1.5 acres)	87,120 sf (2 acres)
Building Size (minimum SF)
Building size	no min.	no min.	15,000 sf	25,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.	75'	100'
Depth	no min.	no min.	75'	100'
Height (maximum)⁵
Building/structure	n/a	n/a	45'	45'⁶
Building/structure within 100' of the property line of property zoned for residential use	32'	32'	n/a	n/a
Building/structure more than 100' from the property line of property zoned for residential use	45'	50'	n/a	n/a
Lot Coverage (maximum)
Buildings	n/a	n/a	50%	50%
Impervious surface	90%	90%	80%	80%
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60.
3. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts. The minimum setback for parking, buildings, and other structures along Rogers Road, Baldwin Road, and Sperry Avenue shall be twenty feet measured from the property line or the adopted right-of-way plan line, whichever is greater.
4. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes. Projects with a land area five acres or greater, or projects with construction square footage of thirty thousand square feet or greater, shall be subject to applicable review process in Division II.
5. See Chapter 18.60 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).
6. The planning commission may conditionally approve additional height adjustments up to one hundred fifty feet, subject to the following requirements:
	a. Building heights above seventy feet must include a stepped profile.
	b. Building projections above sixty feet shall maintain, at a minimum, a 1:3 height-to-distance ratio from any residentially designated zone or general plan area.
	c. Any building height over the maximum permitted shall be part of a building of at least seven hundred fifty thousand square feet, or a campus of buildings totaling seven hundred fifty thousand square feet, or more.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 808 § 1, 2017; Ord. 875 § 1, 2024)

§ 18.46.050 Performance standards.

All land uses proposed in the IBP and IL zoning districts shall be operated and maintained so as to not be injurious to public health, safety or welfare, and shall comply with the following standards.

Air Emissions. No approved land use shall generate or cause any visible dust, gases, or smoke to be emitted into the atmosphere, except as necessary for the heating or cooling of structures, and the operation of motor vehicles on the site.

Glare and Heat. No direct or sky-reflected glare or heat, whether from floodlights or from high temperature processes (including combustion or welding or otherwise) shall be visible or felt at the property line.

Ground Vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.

Odor. No approved land use shall generate or emit any odor or fumes perceptible at the property line.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.46.060 Major development projects.

(Ord. 767 (part), 2014)

§ 18.50.010 Purpose.

The purpose of this chapter is to establish public and quasi-public zoning districts in the city that provide appropriate locations for parks, open space, public service uses, and transportation facilities. These districts are consistent with and implement the city's public/quasi-public, parks and recreation, open space, and agriculture general plan land use categories. The districts provide locations in the city for necessary public services (e.g., fire and police stations) and locations for recreation and community gathering in close proximity to neighborhood residential.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.50.020 Characteristics of the public/quasi-public and parks and recreation districts.

The following descriptions of each public/quasi-public and parks and recreation zoning districts identify the characteristic uses, intensity of uses, and level of development intended for that district.

Public/Quasi-Public (PQP) District. This district is intended to provide a zoning district in the city for the establishment of public safety facilities (e.g., police stations, fire stations, hospitals), public schools (schools, colleges, and universities), and utility substations. The intent of this district is to identify appropriate locations for these uses without impacting, disrupting, or otherwise removing other lands for residential or other uses. This district specifically implements the public/quasi-public land use designation of the general plan.

Parks and Recreation (PR) District. This district is intended to provide locations for parks, open space, natural resource areas, and other related compatible public services/uses. Both active and passive recreational activities are permitted.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.50.030 Allowed land uses and permit requirements.

Table 18.50.030-1 below identifies allowed uses and corresponding permit requirements for the public/quasi-public and parks and recreation zoning districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The special use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Table 18.50.030-1 Permitted Use Matrix for Public/Quasi-Public and Parks and Recreation Districts
	Public/Quasi-Public and Parks & Recreation Districts (See Section 18.50.020 for descriptions)		Special Use Regulations
	PQP	PR	Special Use Regulations
Agriculture, Resource, and Open Space Uses
Greenbelts	N	P
Observatories	N	CUP
Outdoor amphitheaters, public	N	CUP
Recreation, Education, and Public Assembly Uses
Athletic fields	N	P
Child-care facility	CUP	N
Civic uses	P	N
Country clubs and related uses	CUP	CUP
Golf courses	N	CUP
Golf driving ranges	N	CUP
Indoor recreation and fitness	N	AR
Information centers	P	N
Museums/libraries	P	N
Outdoor recreation (large, 3 acres or more)	N	CUP
Outdoor recreation (small, less than 3 acres)	N	P
Parks, plazas and playgrounds	P	P
Places of assembly (large)	P	N
Places of assembly (small)	P	N
Places of worship	CUP	N
Public art	CUP¹	CUP¹	Chapter 18.73
Public facility	P	N
Schools (private)	P	N
Schools (public)	P	N
Temporary uses	see note	see note	Chapter 18.90
Trails (riding, hiking, bicycling, etc.)	P	P
Zoos	N	CUP
Utility, Transportation, and Communication Uses
Public utility structures	CUP	N
Retail, Service, and Office Uses
Medical and dental laboratories	CUP	N
Medical and dental offices	CUP	N
Medical clinics²	P	N
Professional offices	CUP	N
Restaurants, no drive-thru	CUP	N
Restaurants, with drive-thru	CUP	N
Automobile and Vehicle Uses
Parking garages and lots	P	N

Table Notes:
1. Two-dimensional works of art smaller than ten square feet may be permitted through the administrative use review process.
2. Includes laboratories that are ancillary to the primary use.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.50.040 Development standards.

The following development standards are applicable to the public/quasi-public and parks and recreation zoning districts. These standards, along with other development standards (e.g., landscaping requirements, parking standards) in this title and citywide design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.

Table 18.50.040-2 Development Standards for Public/Quasi-Public and Parks and Recreation Districts
	Public/Quasi-Public and Parks and Recreation Zoning Districts (See Section 18.50.020 for descriptions)
	PQP	PR
Floor Area Ratio (maximum)¹
Floor area ratio	0.5	0.2
Setbacks (minimum)²
Front yard	15'	20'³
Side yard	5'⁴	10'
Rear yard	10'⁴	10'
Lot Area (minimum SF)⁵
Lot area	10,000 sf	20,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.
Depth	no min.	no min.
Height (maximum)⁶
Building/structure	3 stories (50')	2 stories (32')
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60.
3. Front setback of thirty feet required for accessory structures.
4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.
5. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.
6. See Chapter 18.60 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.54.010 Purpose of overlay districts.

The overlay 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 that require special considerations not otherwise adequately provided by the underlying base zone applicable to the property. The application of these overlay districts emphasizes the need for special attention in planning projects in the area governed by the overlay. The provisions of this chapter shall apply to all parcels of land located within the designed boundaries of an overlay 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 planning 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 zoning district shall apply.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.54.020 Planned development (PD) overlay zoning district.

Purpose and Intent. The PD district zoning designation is generally intended to apply to larger-scale, integrated development as a means of providing opportunities for creative and cohesive design concepts. The PD district is intended to allow modification of requirements established by other ordinances and diversification in the relationship of different uses, buildings, structures, lot sizes, and open spaces, while ensuring compliance with and implementation of the general plan. Additional objectives of the PD district include the provision of development consistent with site characteristics, creation of optimum quantity and use of open space, encouragement of good design, and promotion of compatible uses.

Restriction. Unless authorized by grading permit or other entitlement, no person or entity shall grade or clear land, erect, move, or alter any building or structure on any land zoned PD district, unless in compliance with Section 18.68.080.

Interim Exceptions. If any land has been zoned PD district, the following may be approved without any additional entitlement approvals:

Single-Family Detached Dwelling. One detached single-family dwelling may be constructed without being subject to the requirements of this chapter where it is established to the satisfaction of the planning director that the vacant parcel of land on which the dwelling would be constructed was legally created and that the parcel and the proposed dwelling is consistent with the general plan and zoning regulations applicable to single-family residential uses.

Nonconforming Use. Until a final development plan is approved, any nonconforming use lawfully existing at the time of the adoption of the PD district zoning may be continued, repaired, or rebuilt in accordance with Chapter 18.94. Thereafter, the terms of the final development plan shall control such use.

When Required. PD district zoning may be requested by an applicant for any use (e.g., residential, commercial, industrial, etc.) allowed by the general plan. Further, PD district zoning may be required by the city for any use.

Residential Density. To determine the consistency of a project's residential density with the general plan, the net development area used to calculate density shall exclude areas set aside for churches, schools, commercial uses, or other nonresidential uses, but shall include areas set aside for streets, common open space, outdoor recreation areas, and parks.

Application and Processing Requirements. Application within a PD overlay shall require the submittal of a planned development (PD) entitlement application as required in Section 18.20.020 (Planned development).

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.54.030 Historic preservation overlay zoning district.

Purpose and Intent. The purpose and intent of this chapter is to promote public health and safety, and the educational, cultural, economic, and general welfare by providing for the identification, protection, enhancement, perpetuation, and use of improvements, buildings, structures, signs, objects, features, sites, places, and areas within the city that reflect special elements of Patterson's historical, architectural, and aesthetic character and heritage.

Planning Commission. The city planning commission is designated to be the official authority for the administration of this chapter, in accordance with the powers and duties and subject to such exceptions as hereinafter set forth. The planning commission shall obtain professional technical expertise in the area of historic preservation from established organizations, institutions, public agencies, or other commissions as required.

Powers and Duties. The commission shall have the following powers and duties:

Establish criteria for, conduct, and keep current a comprehensive register of historic and cultural resources within the boundaries of the city.

Follow guidelines for the designation of landmarks, landmark sites, and historic overlay sites, subject to the provisions of Section 18.70.060.

Pursuant to this chapter, review design plans, building permit plans, and/or other applications for permits for construction, alteration, modification, remodeling, or demolition of designated historic or cultural resources.

Review and comment upon the conduct of land use, housing and development, municipal improvements, and other types of planning and programs undertaken by any other agency of the city, the county, or the state as they relate to the historic and cultural resources of the community.

Consider the ideas and recommendations of civic groups, public agencies, and citizens interested in historic preservation.

Cooperate with local, county, state, and federal governments in the pursuit of the objectives of historic preservation, including the oversight of development of adjacent and nearby properties, which development may be materially detrimental to the preservation of historic preservation or context, or historic views within the community.

Render advice and guidance, upon the request of the property owner, occupant, or other interested person or organization, on the restoration, alteration, development, decoration, landscaping, or maintenance of any historic or cultural resource, including landmark, landmark site, historic district, historic views or context, or neighboring or nearby property within public view.

Historic Designation Criteria. For the purposes of this chapter, an improvement may be designated a historic landmark or historic site by the city council, and any area within the city may be designated a historic district by the city council if it substantially meets the following criteria and is at least fifty years old:

It exemplifies or reflects special elements of the city's cultural, aesthetic, or architectural history; or

It is identified with persons or events significant in local, state, or national history; or

It embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship; or

It is representative of the notable work of a builder, designer, or architect; or

Its unique location or singular physical characteristics represent an established and familiar visual feature of the city; or

Its relationship to any other historic landmark or historic site, if its preservation is essential to the integrity of the other historic landmark or historic site.

Historic Designation Procedure. Historic landmarks, historic sites, and historic districts shall be established by the city council in the following manner:

Any person may request the designation of an improvement as a historic landmark or the designation of a historic site or historic district by submitting an application for such designation to the planning director. The planning commission or city council may also initiate such proceedings on their own motion. The application shall include the following data:

Assessor's parcel number of the site or legal description;

Description detailing the proposed landmark's, site's, or district's special elements of aesthetic, cultural, architectural, artistic, or other interest or value of an historic nature;

Sketches, drawings, elevations, photographs, or other descriptive materials;

Statement of estimated condition of structures or sites; and

Other materials or information requested by the planning director or planning commission.

The planning director shall have a study conducted of the proposed designation and prepare a report with a recommended preliminary determination, based on such documentation as may be required, as to its appropriateness for consideration.

A public hearing shall be held by the planning commission to consider the recommended preliminary determination and the merits of the application. A notice of such hearing shall be given as provided by state law.

Following the public hearing on the application, the planning commission shall make a recommendation to the city council of approval in whole or in part, or disapproval in whole or in part. A report shall be made to the city council, including the determination made by the planning commission, and shall contain all relevant descriptions and materials relating to the property or properties to be considered for designation.

The city council, within thirty days of receipt of the recommendations from the planning commission, shall hold a public hearing to consider the recommendations and application. A notice of such hearing shall be given as provided by state law. After conclusion of such hearing, the city council shall, by ordinance, approve the application in whole or in part, or shall, by motion, disapprove the application in its entirety.

Should the city council approve the historic designation, the city council may adopt, by ordinance, a historic preservation overlay zone for the designated property or properties.

The city clerk shall notify the building official of any official designation adopted by ordinance by the city council. The city clerk shall also file with the county recorder of Stanislaus County a certified copy of the ordinance together with a notice briefly stating the fact of said designation and a statement explaining that demolition, alteration, or relocation of the structure is restricted, and a reference to this section authorizing the recordation. The city clerk further shall mail a copy of the ordinance approving said designation or an official notice stating disapproval of said designation, to all applicants and the owners and occupants of the proposed designated historic site or historic landmark or the owners and occupants of all properties within the proposed designated historic district, and to any other person who requests a copy.

Failure to send any notice by mail to any property owner where the address of such owner is not a matter of public record shall not invalidate any proceedings in connection with the proposed designation. The commission and council may also give such other notice as they may deem desirable and practical.

No building, alteration, demolition, or removal permits for any improvement, building, or structure within a proposed historic district or relative to a proposed historic site or historic landmark shall be issued while the application therefor is pending. Exceptions may be considered in case of hardship as defined in this chapter.

Zoning Regulations. The historic preservation overlay district (HP) is intended to be an overlay zone to the other zoning districts within the city, and to provide for additional review and property development standards for those areas, structures, or improvements which reflect Patterson's heritage as may be defined in this chapter. The following property development standards shall apply to all land, buildings, structures, and improvements within the HP district.

The property development standards of the base zone district shall apply if such standards do not conflict with the purpose and intent of this chapter.

No building permit shall be issued nor any building, alteration, demolition, or removal of any improvements shall occur until such permits are approved in accordance with this chapter.

Alteration Permits. It is unlawful for any person to tear down, demolish, construct, alter (utilizing materials not compatible with existing or original materials), remove, or relocate any improvement, or any exterior portion thereof which has received a historic designation, or to alter in any manner any exterior architectural feature of such a historic designated site, landmark, or improvement, including, but not limited to, roofs, eaves, fascia and siding, masonry walls and supports, porches, landings, outside stairs, columns, windows and frames, and auxiliary buildings, without first obtaining approval to do so in the manner provided in this chapter.

Alteration Permit Submittal Procedure. The following procedures shall be followed in processing applications for permit approval for work covered by this chapter:

The building official shall report any application for a building permit to work on a designated historic site, landmark, improvement, or historic district to the planning director.

If no building permit would otherwise be required pursuant to this code, application for approval to pursue work on a designated historic site, landmark, improvement, or within a historic district shall be made to the planning director, who will then present such applications to the commission.

All such applications shall be accompanied by the following:

A clear statement of the proposed work;

Plans describing the size, characteristics, and appearance of the proposed work and its relationship to adjacent structures, if any;

A site plan showing all existing buildings and structures and the proposed work;

Reasons for the proposed work, or demolition if demolition is proposed;

Property owner's concurrence, if applicant is not the property owner; and

Any other materials considered by the planning director or planning commission to be reasonably necessary for the proper evaluation of the proposal.

The planning commission shall hold a public hearing on the application. Notice of such hearing shall be given as required by state law. The planning commission shall complete its review and make a decision within fifty days of the date of receipt of the completed application.

Alteration Permit Approval Criteria. The planning commission, or the city council upon appeal, may approve, approve with modifications, or disapprove an alteration permit based on the following and criteria pursuant to Section 18.70.050. Prior to approval, or approval with modifications, the planning commission, or the city council upon appeal, shall find that:

The action proposed is consistent with the purposes of this chapter;

The action proposed will not detrimentally alter, destroy, or adversely affect any exterior architectural feature, or character of a historical site, building, landmark, structure, district, or improvement;

In the case of construction of a new improvement, building, or structure upon a historic site, the exterior of such improvements will not adversely affect and will be compatible with the external appearance of existing designated improvements, buildings, structures, and features on and around said site; and

If applicable, the applicant has demonstrated that the action is necessary to correct an unsafe or dangerous condition on the property.

Ordinary Maintenance and Repair. Nothing in this chapter shall be construed to prevent any and all reasonable uses of any property or properties covered by this chapter as are not in conflict with the purposes of this chapter, including the ordinary maintenance or repair of said property that does not involve a change in design, materials, or external appearance thereof.

Unsafe or Dangerous Conditions. Nothing in this chapter shall be construed to prevent any measures of construction, alteration, or demolition necessary to correct the unsafe or dangerous condition of any structure, or feature or part thereof, covered by this chapter, where such condition has been declared unsafe or dangerous by the building official or the fire marshal, and where the proposed measures have been declared necessary by such officials to correct such condition; provided, however, that only such work as is reasonably necessary to correct the unsafe or dangerous condition may be performed. In making a determination as to whether such work is reasonably necessary as aforesaid, the above mentioned officials may refer to, and be guided by, the State Historical Building Code as the same may from time to time be amended, revised, or replaced.

Duty to Keep in Good Repair. The owner, occupant, or other person in actual charge of a historic or cultural resource, site, building, structure, or improvement shall keep in good repair all of the exterior portions of such site, building, structure, or improvement, and all interior portions whose maintenance is necessary to prevent deterioration and decay of any exterior architectural feature. It shall be the duty of the building official to enforce this section.

Certificate of Hardship. The planning commission need not disapprove an application for permit to carry out any proposed action in a historic district, or on a historic landmark, building, structure, or site, if the applicant has demonstrated to the planning commission that denial of the application will result in immediate, undue, or substantial hardship (economic, financial, or otherwise). In determining whether extreme hardship exists, the planning commission shall consider, among others, the following criteria:

Whether denial of the application will diminish value of the subject property so as to leave substantially no value.

Whether reasonable utilization of the property is prohibited or impractical.

If a hardship is found to exist under this section, the planning commission may make a finding to that effect, and shall specify the facts and reasons relied upon in making such finding. Such finding may be appealed to the city council.

Historical Preservation Contracts. Any owner of a property which has been granted a city historic designation shall be eligible to apply for the property tax incentive program through the use of a historic property contract pursuant to Sections 50280 through 50290 of the California Government Code. All applications filed for historical preservation contracts shall be considered by the planning commission at a public hearing. The recommendation of the planning commission shall be forwarded to the city council for consideration at a public hearing.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.54.050 Mixed-use (MU) overlay zoning district.

Purpose and Intent. The purpose of the mixed-use (MU) district is to provide special flexibility within areas zoned for commercial or office development to allow for the addition of residential development. All base zoning districts listed in Chapter 18.42 (Commercial and Medical/Professional Office Districts) are eligible for the mixed-use (MU) overlay.

Applicability. The mixed-use district applies to areas of the city indicated on the zoning map by the reference letters "MU" after the reference letter(s) identifying the base zoning district.

Development Standards. The following provisions are applicable to properties designated MU:

Residential density shall be permitted up to twenty-four dwelling units per net site acre (in addition to any commercial square footage).

Residential units may be provided in addition to other development permitted or conditionally permitted on the project site.

Residential units may be provided on upper levels of commercial and/or office buildings or may be located in a separate building adjacent to commercial and/or office structures.

No more than fifty percent of all ground floor buildings may be residential development.

An additional twelve feet of additional building height above the specified height limit is permitted within the applicable zoning district.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.54.060 Mixed-use hillside (MUH) overlay zoning district.

Purpose and Intent. The purpose of the mixed-use hillside (MUH) district is to provide special hillside development standards within the mixed-use hillside (MUH) district as designated by the general plan.

Applicability. The mixed-use hillside district applies to areas of the city indicated on the zoning map by the reference letters "MUH" after the reference letter(s) identifying the base zoning district.

Integrated Development. Provisions of Chapter 18.74 (Integrated Development) may be used to combine adjacent open space, residential and other parcels to reduce impacts on hillsides.

Establishment of Slope Zoning Limitations. All property with the MUH designation shall be analyzed to categorize hillsides into five slope categories and establish limits on development, as follows:

Slope Zone 1 (Five Percent Natural Slope or Less). This is not a hillside condition. Grading with conventional fully padded lots and terracing is acceptable.

Slope Zone 2 (Five Percent to 7.99 Percent Slope). Development with grading is permitted in this zone, but existing landforms must retain their natural character. Padded building sites are permitted; however, techniques such as contour grading, combined slopes, limited cut and fill, and split-level architectural prototypes, or padding for the structures only, may be required to reduce grading.

Slope Zone 3 (Eight Percent to 14.9 Percent Slope). This is a hillside condition. Special hillside architectural and design techniques that minimize grading are required in this zone. Architectural prototypes are expected to conform to the natural landform by using techniques such as split-level foundations of greater than eighteen inches, stem walls, stacking, and clustering.

Slope Zone 4 (Fifteen Percent to 29.9 Percent). Development within this zone is limited to no more than the less visually prominent slopes and then only where it can be shown that safety, environmental, and aesthetic impacts can be minimized. The use of larger lots, variable setbacks, and variable building structural techniques such as stepped or pole foundations are expected. Structures shall blend with the natural environment through their shape, materials, and colors. Impact of traffic and roadways is to be minimized by following natural contours or using grade separations.

Slope Zone 5 (Thirty Percent and Over). This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (a) at least seventy-five percent of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (b) the proposed project is determined to appropriately address slope stability and other geological factors of the site and (c) vegetation fuel management for wildfire protection can be achieved and maintained.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.58.010 Purpose.

It is the intent of this chapter to provide for adequate development and operational standards to ensure appropriate housing and services for special needs populations are met. This chapter establishes an emergency shelter overlay zone within the existing heavy industrial district that shall be subject to the regulations set forth for the heavy industrial district zone as well as the regulations and requirements of this chapter. This chapter identifies an acceptable zone, in compliance with Senate Bill 2, where an emergency homeless shelter may be established without the need of a conditional use permit.

(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

§ 18.58.020 Definitions.

"Emergency shelter"

shall mean 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 (as defined by California Health and Safety Code Section 50801(e)).

"Emergency shelter overlay zone"

shall mean the parcels north of Sperry, west of S. 4th Street, and south of C Street.

"Habitable room"

shall mean any room that meets adopted building code requirements for a habitable room, including minimum room proportions, minimum egress requirements, and minimum standards for lighting, ventilation, and electricity.

"Heavy industrial district"

shall mean areas with industrial parks, warehouses, manufacturing, public and quasi-public uses, and similar and compatible uses as defined in Chapter 18.96.

(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

§ 18.58.040 Location.

The city identifies the parcels of land north of Sperry, west of S. 4th Street, and south of C Street, as the acceptable zone for permitting the establishment of an emergency homeless shelter without requiring a conditional use permit.

This area is located within the zone designated as a "heavy industrial district." The city amends the zoning code to create an overlay zone located exclusively on the parcel described above. An emergency shelter is a permitted use in this overlay zone. In addition to requirements set forth concerning heavy industrial districts, emergency shelters are subject to the requirements stated in this section.

(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

§ 18.58.060 Emergency shelter permit requirement.

Prior to operating an emergency shelter, a nondiscretionary permit shall be obtained and all other applicable local, state and federal laws, regulations and codes shall be met. The approval shall be specific to a location and shall not be transferable to any other location. The application shall be on a form prescribed for that purpose, and shall include the written consent of the owner of the property on which the shelter is to be located. The permit shall be recorded on the property and shall run with the land.

(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

§ 18.58.080 Permit requirements.

Once an application has been accepted as complete, the community development director or designee shall take action within thirty days.

Once an application has been accepted as complete, the community development director or designee shall refer the permit application to city departments and any other agencies deemed appropriate by the community development director.

In considering an application for a permit pursuant to this section, the application shall meet all of the following standards:

The application shall be for an "emergency shelter" as defined in the California Health and Safety Code Section 50801(e).

The property must be located within the emergency shelter overlay zone.

Emergency shelter facilities shall comply with all federal and California state licensing requirements.

Emergency shelter facilities shall comply with all applicable Uniform Building and Fire Codes, including maximum occupancy restrictions.

Maximum Number of Beds. No more than twenty-five beds shall be provided in any single emergency homeless shelter facility.

(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

§ 18.58.100 Development and operational standards.

Emergency shelter facilities shall comply with all standards provided in this chapter.

Development Standards.

Location and Separation.

Emergency homeless shelter facilities shall be located in an emergency shelter overlay zone.

All shelter programs must be situated no less than three hundred feet from any other similar shelter program.

Physical Characteristics.

The maximum number of beds for emergency and transitional housing shall be twenty-five.

Smoke detectors, approved by the Patterson fire chief, must be provided in all sleeping and food preparation areas.

The facility shall have adequate private living space, shower and toilet facilities and secure storage areas for its intended residents.

The size of an emergency facility shall be in character with the surrounding neighborhood.

The facility shall have at least one room, which has one hundred twenty square feet of floor area. Other habitable rooms shall have an area not less than seventy square feet. When more than two persons occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of fifty square feet for each occupant in excess of two.

Operational Standards.

If located within one hundred fifty feet of a residential zoning district, all outdoor activity and intake areas shall be screened from public view and from the view of adjacent properties.

If the program includes a drug or alcohol abuse counseling component, appropriate state and/or federal licensing shall be required.

Adequate lighting shall be provided in all parking, pedestrian paths, and entry areas. Lights shall be shielded and reflected away from adjacent uses.

Off-street parking shall be provided at a rate of one vehicle parking space per employee/volunteer plus one vehicle parking space for every ten beds.

Adequate management, support staff and security must be present during the hours of operation of the facility. A minimum of one supervisory level staff member must be present on the site during hours of operation. Management staff must make best efforts to ensure that loitering does not occur on the property during off-hours and must ensure that clients are not creating a nuisance to the neighborhood.

A security guard/officer must be provided during the intake period. The shelter shall have set hours of operation and the hours shall be posted in a publicly visible and accessible location.

Management Plan.

The shelter shall prepare and file with the city a management plan that includes but is not limited to:

A resident identification process;

Timing and placement of outdoor activities;

Standards governing expulsions;

Hours of operation and standard lights-out;

Loitering control;

Policies regarding safety and security.

Shelter Approval.

The city shall not deny an emergency shelter proposed in the appropriately designated zone unless it makes findings that:

The city has met or exceeded the need for emergency shelters in its community.

The emergency shelter would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development of the emergency shelter financially infeasible. As used in this subsection, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. Inconsistency with the zoning ordinance or general plan land use designation shall not constitute a specific, adverse impact upon the public health or safety.

The denial of the shelter or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development of the emergency shelter financially infeasible.

The emergency shelter is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agricultural or resource preservation purposes, or which does not have adequate water or wastewater facilities to serve the project.

The emergency shelter is inconsistent with both the jurisdiction's zoning ordinance and general plan land use designation as specified in any element of the general plan as it existed on the date the application was deemed complete, and the jurisdiction has adopted a revised housing element in accordance with California Government Code Section 65588 that is in substantial compliance with state law.

Severability. In the event that any portion of this chapter is rendered or declared invalid, the remaining portions of this chapter shall remain in full force and effect.

(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

Patterson City Zoning Code

Division III

ZONING DISTRICTS

§ 18.30.010 Purpose.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.30.020 Zoning districts.

Residential districts;

Commercial and medical/professional office districts;

Industrial districts;

Public/quasi-public and parks and recreation districts.

Overlay Districts. Overlay zoning districts supplement or modify the base zoning district for one or more of the following purposes:

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

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

To specify a particular standard or guideline for an area.

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 18.30.020-1: Zoning Districts
Zoning District Symbol	Zoning District Name/Description	General Plan Land Use Designation Implemented by Zoning District
Residential Districts
ER	Estate Residential	Estate Residential
LR, narrow	Low Density Residential, narrow	Low Density Residential
LR, wide	Low Density Residential, wide
DR	Downtown Residential	Downtown Residential
MR	Medium Density Residential	Medium Density Residential
HR	High Density Residential	High Density Residential
Commercial and Medical/Professional Office Districts
NC	Neighborhood Commercial	Neighborhood Commercial
HSC	Highway Service Commercial	Highway Service Commercial
DC	Downtown Core	Downtown Core
GC	General Commercial	General Commercial Regional Commercial
MPO	Medical/Professional Office	Medical/Professional Office (MP)
Industrial Districts
LI	Light Industrial	Light Industrial
HI	Heavy Industrial	Heavy Industrial
IBP	West Patterson Industrial Business Park District	Light Industrial
IL	West Patterson Light Industrial District	Light Industrial
Public/Quasi-Public and Parks and Recreation Districts
PQP	Public/Quasi-Public	Public/Quasi-Public
PR	Parks and Recreation	Parks and Recreation Open Space (OS)
Overlay Districts
PD	Planned Development
HP	Historic Preservation
MU	Mixed-Use	Mixed-Use
MUH	Mixed-Use Hillside	Mixed-Use Hillside Development (MUHD)

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.30.030 Zoning map.

Incorporated by Reference. The zoning map is hereby incorporated into this zoning code by reference as though it were fully included.

Map Amendments. Amendments to the zoning map shall follow the process established in Section 18.20.050 (Zoning ordinance/map amendment).

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

Each base zoning district shall be described on the zoning map by use of its identified zoning district symbol, as listed in Table 18.30.020-1.

Overlay districts shall be designated by their representative symbol along with the base zoning district in a format determined by the planning director.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.34.010 Purpose.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.34.020 Classification of land uses.

The following rules apply to use classifications:

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.

Illegal Uses. No use that is illegal under local, state, or federal law shall be allowed in any zoning district within the city.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.34.030 Allowed land uses and permit requirements.

An administrative review may only be considered for projects exempt from the California Environmental Quality Act (CEQA). If not exempt, a conditional use permit shall be required.

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.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.38.010 Purpose.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.38.020 Characteristics of the residential districts.

The following descriptions of each residential zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 767 (part), 2014)

§ 18.38.030 Allowed land uses and permit requirements.

Table 18.38.030-1 Permitted Use Matrix for Residential Districts
	Residential Zoning District (See Section 18.38.020 for descriptions)					Special Use Regulations
	ER	LR (n,w)	DR	MR	HR	Special Use Regulations
Residential Uses
Duplexes¹	AR	AR	AR	AR	AR
Family day care home (large)	CUP	CUP	CUP	CUP	CUP	Chapter 18.63
Family day care home (small)	P	P	P	P	P
Group care facility (large)²	N	N	N	N	CUP
Group care facility (small)²	P	P	P	CUP	CUP
Live/work units³	CUP	N	CUP	N	N	Chapter 18.68
Manufactured housing⁴	P	P	P	P	P
Mobile homes (accessory)	P	N	N	N	N
Mobile home parks	N	N	N	CUP	CUP
Multiple-family units	N	N	CUP	P	P
Single-family, second units	P	P	P	N	N	Chapter 18.66
Single-family units	P	P	P	CUP	CUP
Single-family units, attached¹	N	CUP	CUP	P	CUP
Transitional housing	CUP	CUP	CUP	CUP	CUP
Agriculture, Resource, and Open Space Uses
Agricultural uses⁵	N	N	N	N	N
Recreation, Education, and Public Assembly Uses
Child-care center	CUP⁶	CUP⁶	CUP⁶	CUP	CUP	Chapter 18.63
Community garden and/or farmer's market	CUP	CUP	CUP	CUP	CUP
Country clubs and related uses	CUP	CUP	CUP	CUP	CUP
Emergency shelters	CUP	CUP	CUP	CUP	CUP
Golf courses	CUP	CUP	CUP	CUP	CUP
Golf driving ranges	CUP	CUP	CUP	CUP	CUP
Museums/Libraries	CUP	CUP	CUP	CUP	CUP
Parks, plazas, and playgrounds	CUP	CUP	CUP	CUP	CUP
Places of worship	CUP	CUP	CUP	CUP	CUP
Public facility	CUP	CUP	CUP	CUP	CUP
Temporary uses⁷	see note	see note	see note	see note	see note	Chapter 18.90
Utility, Transportation, and Communication Uses
Communication equipment buildings	CUP	CUP	CUP	CUP	CUP
Electric substations⁸	CUP	CUP	CUP	CUP	CUP
Public utility structures⁸	CUP	CUP	CUP	CUP	CUP
Retail, Service, and Office Uses
Home occupations^{9, 10}	AR	AR	AR	AR	AR
Personal services	N	N	N	N	CUP
Automobile and Vehicle Uses
Vehicle storage (large)¹¹	see note	see note	see note	see note	see note

Table Notes:
1. Duplexes and halfplexes may be permitted with administrative use review (AR) on corner lots larger than seven thousand square feet.
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 for definition of live/work quarters.
4. Manufactured house on permanent foundations, subject to provisions.
5. Agricultural uses to include livestock farming and dairying.
6. Only permitted as an accessory use defined as a place of worship or public facility.
7. See Chapter 18.90.
8. Includes electronic substations, including microwave facilities in conjunction therewith.
9. Storage, corporation, and repair yards prohibited.
10. Requires a business license and subject to the provisions in Chapter 18.64.
11. No overnight storage or parking of vehicles with a curb weight higher than ten thousand pounds.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.38.040 Development standards.

Table 18.38.040-1 Development Standards for Residential Districts
	Residential Districts (See Section 18.38.020 for descriptions)
	ER	LR-n	LR-w	DR	MR	HR
Density (units per gross acre)¹
Minimum	none	1.1	1.1	3.1	5.1	12.1
Maximum	1.0	5.0	5.0	10.0	12.0	20.0
Setbacks (minimum)²
Front yard—general	20'	20'	20'	20'	20'	25'
Front yard—living area³	15'	15'	15'	15'	15'	—
Side—interior lot	5'	5'	5'	5'	5'	15'
Side—street side/ corner lot	10'	10'	10'	10'	10'	25'
Rear yard	20'	20'	20'	20'	20'	20'
Rear—setback to alley ROW	5'	5'	5'	5'	5'	5'
Distance Between Buildings
Distance between main building and accessory buildings	10'	10'	10'	10'	10'	10'
Distance between accessory buildings	10'	10'	10'	10'	10'	10'
Distance between main buildings	10'	10'	10'	10'	25'	25'
Distance between any wall of a main building containing living room windows and any other wall of a main building	10'	10'	10'	10'	35'	35'
Distance between wall of a single-family home and neighboring single-family home (primary structure only)	15'	10'	15'	10'	n/a	n/a
Lot Area^{4, 8}
Minimum	12,000 sf	6,000 sf	6,000 sf	6,000 sf	9,000 sf^{5, 6}	10,000 sf
Corner Minimum	14,000 sf	7,000 sf	7,000 sf	7,000 sf	n/a	n/a
Lot Dimensions (minimum)
Width/frontage—interior lot	60'	45'	45'	45'	50'⁵	70'
Width/frontage—corner lot	70'	70'	70'	70'	70'⁵	70'
Average width—cul-de-sac	60'	45'	45'	45'	50'⁵	70'
Frontage—cul-de-sac	40'	35'	35'	35'	35'	50'
Depth	100'	70'	70'	70'	70'	100'
Height (maximum)⁷
Primary Structure/Unit	2 stories (32')	2 stories (32')	2 stories (32')	3 stories (45')	2 stories (32')	3 stories (45')
Accessory Structure	1 story (12')	1 story (12')	1 story (12')	1 story (12')	1 story (12')	1 story (12')
Lot Coverage (maximum impervious surface)
Maximum	40%	70%	70%	80%	75%	75%
Maximum (front yard)	60%	60%	60%	75%	60%	60%
Maximum footprint⁹	25%	35%	35%	35%	n/a	n/a
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Sections 18.60.030 and 18.60.040

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Section 18.60.040.
3. Active living space (bedrooms, living rooms, dining areas, porches, etc.) may be set back a minimum of fifteen feet. Garages shall be set back a minimum of twenty feet.
4. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.
5. Minimum lot size requirements for single-family units in this district shall be three thousand five hundred square feet. Minimum lot dimensions shall be the same as the minimum dimensions in the LR-n district.
6. Only permitted on corner lots.
7. See Sections 18.60.030 and 18.60.040 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the adjustment process (Section 18.16.110 (Minor adjustment)).
8. The anti-monotony provisions in Section 18.38.050(B) apply to all lots smaller than ten thousand square feet.
9. Only applies to single-family residential structures. This is the maximum ground floor footprint for the primary residential structure (including attached garages) and does not include accessory structures.

Figure 18.38.040-1 Maximum Residential Footprint

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 848, 2020)

§ 18.38.050 Anti-monotony provisions.

Provisions:

Figure 18.38.050-1 Repeating Home Plans not Permitted

Similarity shall be avoided by implementing a minimum of three of the following:

Vary the lot width by more than ten feet;

Vary the lot size by more than twenty-five percent;

Vary the roof type and/or significantly change the roof pitch;

Increase the building or roof height by more than eight feet;

Use a different color pallet (e.g., wall, trim and roof color) and/or wall materials and textures;

Vary the front setback distance by more than five feet;

Significantly alter the shape of the front elevation silhouette;

Change the relative location, sizes or windows and doors in the front elevation;

Change the relative location of the garage door, if included on the front elevation;

Change the housing architectural style; and/or

Utilize a covered front porch.

Figure 18.38.050-2 Anti-Monotony Provisions

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.010 Purpose.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.020 Characteristics of the commercial and medical/professional office districts.

The following descriptions of each commercial and medical/professional office zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.030 Allowed land uses and permit requirements.

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office Districts
	Commercial and Medical/Professional Office Zoning Districts (See Section 18.42.020 for descriptions)					Special Use Regulations
	NC	HSC	DC	GC	MPO	Special Use Regulations
Residential Uses
Duplexes (joint use)¹	CUP	N	CUP	N	N
Group care facility (large)²	N	N	N	N	CUP
Group care facility (small)²	CUP	N	N	CUP	CUP
Live/work units³	CUP	CUP	CUP	N	N
Multiple-family units (joint use)¹	CUP	N	CUP	N	N
Recreation, Education, and Public Assembly Uses
Child-care center	CUP	CUP	N	CUP	CUP	Chapter 18.63
Civic use⁴	N	CUP	P	P	P
Community center⁴	N	CUP	P	P	P
Community garden and/or farmer's market	AR	CUP	CUP	CUP	CUP
Country club and related uses	CUP	CUP	N	CUP	N
Drug and alcohol treatment facilities	N	N	N	CUP	CUP
Golf driving ranges	CUP	CUP	N	CUP	N
Information centers	P	P	P	P	N
Mortuaries	N	N	CUP	CUP	N
Parks, plazas, and playgrounds	P⁵	CUP⁵	P⁵	P⁵	CUP⁵
Places of assembly (large, 10,000 sf or more)	CUP	CUP	CUP	CUP	N
Place of assembly (small, less than 10,000 sf)	P	N	CUP	P	N
Public art⁶	CUP	CUP	CUP	CUP	CUP	Chapter 18.73
Public facility	N	P	P	P	N
Schools (private)	N	N	N	CUP	N
Schools (public)	N	N	N	CUP	N
Utility, Transportation, and Communication Uses
Communication equipment buildings	N	CUP	N	N	N
Electric substations	N	CUP	N	CUP	N
Public utility structures	N	N	N	N	CUP
Public utility yards	N	N	N	CUP	N
Transit station/park and ride lots	P	P	N	N	N
Retail, Service, and Office Uses
Accessory massage establishment	P	P	P	P	P
Alcoholic beverage sales⁷	CUP	CUP	CUP	CUP	N
Art, antique, collectibles	P	P	P	P	CUP
Artisan shops	P	P	P	P	CUP
Auctions (indoor only)⁸	CUP	CUP	N	CUP	N
Banks and financial services	P	P	P	P	P
Bars and cocktail lounges, accessory⁹	CUP	P	CUP	CUP	N
Bars, cocktail lounges	CUP	CUP	CUP	CUP	N
Bed and breakfast inns	P	P	CUP	CUP	N
Building supply (large)	N	P	N	CUP	N
Building supply (small)	P	P	CUP	P	N
Business support services	P¹⁰	P¹⁰	P¹⁰	P¹⁰	P¹⁰
Cannabis dispensary	N	N	N	N¹³	N
Equipment sales and rental	CUP	CUP	CUP	CUP	N
Gun shops	CUP	CUP	CUP	CUP	N
Hospitals	N	CUP	N	N	P
Hotels/motels	P	P	CUP	P	CUP
Independent stand-alone massage establishment	N	N	P	P	N
Indoor amusement/entertainment facility	P	P	P	CUP	N
Indoor recreation and fitness	P	CUP	P	P	CUP
Itinerant/mobile vendors	N	N	N	N	N
Manufactured home sales, new	N	CUP	N	CUP	N
Medical and dental laboratories	CUP	CUP	CUP	P	P
Medical and dental offices	P	CUP	P	P	P
Medical clinics¹¹	CUP	CUP	CUP	P	P
Nightclubs	CUP	CUP	CUP	CUP	N
Nurseries, for sale only	CUP	CUP	CUP	CUP	N
Nurseries, includes growing of nursery stock	CUP	CUP	CUP	P	N
Office, accessory	P	P	P	P	P
Outdoor markets, sales establishments	CUP	CUP	CUP	CUP	N
Personal services	P	CUP	P	P	CUP
Private clubs	CUP	CUP	CUP	CUP	N
Professional offices	P	P	P	P	P
Recreational vehicle park	N	CUP	N	N	N
Restaurants, no drive-thru service	P	P	P	P	CUP
Restaurants, with drive-thru service	AR	AR	AR	AR	CUP
Retail, accessory	CUP	P	P	CUP	N
Retail, general	P	P	P	P	CUP
Retail, big-box (>80,000 sq. ft.)	N	CUP	N	CUP	N
Secondhand stores	AR	AR	AR	AR	AR
Service, accessory	CUP	P	CUP	CUP	N
Tattoo parlors	CUP	CUP	CUP	CUP	N
Telephone answering services	N	CUP	N	N	CUP
Temporary uses	see note	see note	see note	see note	see note	Chapter 18.90
Theaters, not including drive-in	CUP	CUP	CUP	CUP	N
Tobacco shops	CUP	CUP	CUP	CUP	N
Veterinary clinics, small animal only	CUP	CUP	CUP	CUP	N
Wholesale commercial uses	CUP	CUP	CUP	CUP	N
Automobile and Vehicle Uses
Auto part sales	P	P	CUP	P	N
Auto rental agencies	N	CUP	CUP	CUP	N
Auto sales, new and used	N	CUP	N	CUP	N
Car washing and detailing	N	CUP¹²	N	CUP¹²	N
Fuel station	N	CUP	CUP	CUP	N
Parking garages and lots	N	N	CUP	CUP	CUP
Recreational vehicle sales	N	CUP	N	CUP	N
Small vehicle sales and rental	N	CUP	N	CUP	N
Vehicle services (major)	N	N	N	N	N
Vehicle services (minor)	N	N	N	CUP	N
Vehicle storage (large)	N	CUP	N	CUP	N
Vehicle storage (small)	N	AR	CUP	AR	AR
Industrial, Manufacturing, and Processing Uses
Data center	N	N	N	CUP	N
Storage, personal storage facility	N	N	N	CUP	N
Storage, warehouse (small)	N	N	N	CUP	N
Storage yard	N	N	N	N	N

Table Notes:
1. When combined as a joint use (i.e., shops below and units above).
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/work units.
4. No significant storage or corporation yards permitted.
5. Parks, plazas and other types of open space are only permitted as accessory to another use.
6. Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.
7. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.
8. Auctions are not to include animals and shall be conducted within an enclosed building only.
9. Permitted when accessory to a hotel, motel, or restaurant.
10. Any use involving potentially hazardous materials is subject to administrative review (AR).
11. Includes laboratories that are ancillary to the primary use.
12. Permitted without a use permit if ancillary to a fueling station.
13. The city further identifies the parcels of land located within the city limits, south of Poppy Avenue, bounded by Poppy Avenue to the north, Highway 33 to the east, Bartch Avenue to the south, and the irrigation canal to the west, located in the general commercial zone, as an acceptable zone to establish a cannabis dispensary, subject to a conditional use permit, and located at least three hundred feet from a residentially zoned district.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 802 § 2, 2017; Ord. 807 § 1, 2017)

§ 18.42.040 Development standards.

Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office Districts
	Commercial and Medical/Professional Office Districts (See Section 18.42.020 for descriptions)
	NC	HSC	DC	GC	MPO
Density (units per gross acre)¹
Minimum	3.1	n/a	12.1	n/a	n/a
Maximum	10.0	n/a	20.0	n/a	n/a
Lot Coverage
Minimum floor area ratio	—	—	0.5	—	—
Maximum floor area ratio	1.0	0.4	2.0	0.4	0.4
Maximum impervious surface	75%	80%	100%	80%	75%
Setbacks
Front yard (minimum)	no min.	10'	no min.	no min.	15'
Front yard (maximum)³	10'	n/a	10'	n/a	n/a
Side yard (minimum)⁴	no min.	10'	no min.	no min.	5'
Rear yard (minimum)⁴	no min.	10'	no min.	no min.	10'
Lot Area (minimum SF)⁵
Lot area	2,000 sf	5,000 sf	2,000 sf	5,000 sf	5,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.	no min.	no min.	no min.
Depth	no min.	no min.	no min.	no min.	no min.
Height (maximum)⁶
Building/Structure	2 stories (35')	3 stories (50')	3 stories (45')	2 stories (35')	2 stories (35')
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls, and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. The maximum impervious surface ratio may be exceeded by a factor of five percent if other LID provisions are implemented (see Chapter 18.78 (Landscaping)). See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60 (General Development Standards).
3. No parking shall be placed between the building and the front property line.
4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.
5. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.
6. See Chapter 18.60 (General Development Standards) for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.42.050 Major development projects.

(Ord. 767 (part), 2014)

§ 18.46.010 Purpose.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.46.020 Characteristics of industrial districts.

The following descriptions of each industrial zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.46.030 Allowed land uses and permit requirements.

Table 18.46.030-1 Permitted Use Matrix for Industrial Districts
	Industrial Districts (See Section 18.46.020 for descriptions)				Specific Use Regulations
	LI	HI	IBP	IL	Specific Use Regulations
Agriculture, Resource, and Open Space Uses
Crop production and horticulture	P	P	P	P
Recreation, Education, and Public Assembly Uses
Athletic fields, accessory only¹	P	P	P	P
Child-care facility	CUP	N	AR	CUP
Drug and alcohol treatment facilities	CUP	CUP	CUP	CUP
Parks, plazas, and playgrounds	CUP	CUP	CUP	CUP
Places of assembly (large, 10,000 sf or more)	CUP	N	CUP	CUP
Places of assembly (small, less than 10,000 sf)	CUP	CUP	CUP	CUP
Places of worship	CUP	N	CUP	CUP
Public art²	CUP	CUP	CUP	CUP	Chapter 18.73
Public facility	P	P	P	P
Schools (private)	CUP	CUP	AR	CUP
Schools (public)	CUP	CUP	CUP	CUP
Schools (trade)	P	P	P	P
Utility, Transportation, and Communication Uses
Communication equipment buildings	CUP	CUP	CUP	CUP
Communication towers	AR	AR	AR	AR
Electric substations³	CUP	CUP	CUP	CUP
Public utility yards	P	P	P	P
Public utility structures	P	P	AR	P
Transit station/park and ride lots	AR	P	AR	P
Retail, Service, and Office Uses
Alcoholic beverage sales⁴	CUP	CUP	N	CUP
Art, antique, collectibles	P	P	P	P
Artisan shops	P	P	AR	P
Auctions⁵	P	P	CUP	P
Banks and financial services	P	CUP	AR	CUP
Bars and cocktail lounges, accessory⁶	CUP	CUP	CUP	CUP
Broadcast studios	AR	CUP	AR	CUP
Building supply (large)	CUP	P	CUP	P
Building supply (small)	P	P	P	P
Business support services	P	AR	P	P
Cannabis dispensary	CUP⁹	CUP⁹	CUP⁹	CUP⁹
Hotels/motels	CUP	CUP	CUP	CUP
Indoor amusement/entertainment facility	AR	CUP	AR	AR
Indoor recreation and fitness	P	CUP	AR	CUP
Manufactured home sales, new	CUP	CUP	CUP	CUP
Medical and dental laboratories	CUP	P	CUP	CUP
Medical and dental offices	CUP	CUP	P	N
Nightclubs	CUP	CUP	CUP	CUP
Offices, accessory	P	P	P	P
Outdoor markets, sales establishments	CUP	CUP	CUP	CUP
Outdoor promotions, sales or displays⁷	CUP	CUP	CUP	CUP
Personal services	P	CUP	P	CUP
Personal services, accessory	P	P	P	P
Professional offices	P	CUP	P	CUP
Restaurants, no drive-thru	CUP	CUP	CUP	CUP
Restaurants, with drive-thru service	CUP	CUP	CUP	CUP
Retail, accessory	P	P	P	P
Retail, general	P	CUP	AR	P
Secondhand stores	AR	CUP	AR	AR
Services, accessory	P	P	P	P
Temporary uses⁸	see note	see note	see note	see note	Chapter 18.90
Veterinary clinics, large animal	CUP	CUP	CUP	CUP
Veterinary clinics, small animal	AR	AR	AR	AR
Wholesale commercial uses	P	P	P	P
Automobile and Vehicle Uses
Automobile and vehicle dismantling	CUP	AR	N	CUP
Automobile parts sales	P	P	P	P
Automobile rental agencies	P	P	P	P
Automobile sales, new and used	P	P	CUP	CUP
Bus yards	P	P	N	CUP
Car washing and detailing	CUP⁷	P	CUP⁷	CUP⁷
Fuel stations	P	P	P	P
Parking garages and lots	P	P	P	P
Recreational vehicle sales	CUP	CUP	CUP	CUP
Small vehicle sales and rental	P	P	CUP	CUP
Vehicle services (major)	CUP	CUP	N	N
Vehicle services (minor)	AR	AR	CUP	CUP
Vehicle storage (large)	CUP	P	N	N
Vehicle parking (small)	P	P	CUP	CUP
Industrial, Manufacturing, and Processing Uses
Agricultural products processing	N	CUP	N	N
Cannabis campus	CUP¹⁰	CUP¹⁰	CUP¹⁰	CUP¹⁰
Cannabis cultivation business	CUP	CUP	CUP	CUP
Cannabis manufacturing	CUP	CUP	CUP	CUP
Cannabis testing laboratory	CUP	CUP	CUP	CUP
Data center	P	P	P	P
Fuel yards	CUP	CUP	CUP	CUP
Manufacturing (major)	CUP	P	CUP	CUP
Manufacturing (minor)	P	P	CUP	P
Recycling facility, processing	CUP	CUP	CUP	CUP
Recycling facility, scrap and dismantling facility	CUP	CUP	CUP	CUP
Research and development	CUP	CUP	AR	CUP
Sheet metal fabrication⁸	CUP	P	CUP	CUP
Sign fabrication companies⁸	CUP	P	CUP	CUP
Storage, personal storage facility	P	P	P	P
Storage, warehouse (small)	P	P	CUP	CUP
Storage yard	CUP	P	CUP	CUP
Truck yards/terminals	CUP	CUP	CUP	CUP
Wholesale and distribution	P	P	P	P

Table Notes:
1. Athletic fields may be permitted as part of detention/retention facilities or as accessory to a primary use (e.g., recreational opportunities for employees).
2. Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.
3. Including microwave facilities in conjunction therewith and wireless communication (cellular phone) facilities as further defined and permitted to a maximum height of fifteen feet above the maximum height allowed in the zone, as provided in Chapter 18.84.
4. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.
5. Auctions are not to include animals and shall be conducted within an enclosed building only.
6. Permitted when accessory to a hotel, motel, or restaurant.
7. Permitted without a use permit as ancillary to a fueling station.
8. So long as the use is conducted entirely within an enclosed building. Outdoor storage is prohibited.
9. Dispensaries may not be located within three hundred feet of a residentially zoned district.
10. Cannabis campuses may operate only pursuant to the city's cannabis campus pilot program, as provided in Chapter 6.58.

(Ord. 856 § 1, 2021)

§ 18.46.040 Development standards.

Table 18.46.040-1 Development Standards for Industrial Districts
	Industrial Districts (See Section 18.46.020 for descriptions)
	LI	HI	IBP	IL
Floor Area Ratio (maximum)¹
Floor area ratio	0.4	0.4	n/a	n/a
Setbacks (minimum)²
Front and exterior yard	10'	no min.	15'	15'
Side yard³	no min.	no min.	n/a	n/a
Rear yard³	no min.	no min.	n/a	n/a
Lot Area (minimum SF)⁴
Lot area	no min.	no min.	65,340 sf (1.5 acres)	87,120 sf (2 acres)
Building Size (minimum SF)
Building size	no min.	no min.	15,000 sf	25,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.	75'	100'
Depth	no min.	no min.	75'	100'
Height (maximum)⁵
Building/structure	n/a	n/a	45'	45'⁶
Building/structure within 100' of the property line of property zoned for residential use	32'	32'	n/a	n/a
Building/structure more than 100' from the property line of property zoned for residential use	45'	50'	n/a	n/a
Lot Coverage (maximum)
Buildings	n/a	n/a	50%	50%
Impervious surface	90%	90%	80%	80%
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60.
3. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts. The minimum setback for parking, buildings, and other structures along Rogers Road, Baldwin Road, and Sperry Avenue shall be twenty feet measured from the property line or the adopted right-of-way plan line, whichever is greater.
4. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes. Projects with a land area five acres or greater, or projects with construction square footage of thirty thousand square feet or greater, shall be subject to applicable review process in Division II.
5. See Chapter 18.60 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).
6. The planning commission may conditionally approve additional height adjustments up to one hundred fifty feet, subject to the following requirements:
	a. Building heights above seventy feet must include a stepped profile.
	b. Building projections above sixty feet shall maintain, at a minimum, a 1:3 height-to-distance ratio from any residentially designated zone or general plan area.
	c. Any building height over the maximum permitted shall be part of a building of at least seven hundred fifty thousand square feet, or a campus of buildings totaling seven hundred fifty thousand square feet, or more.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 808 § 1, 2017; Ord. 875 § 1, 2024)

§ 18.46.050 Performance standards.

Odor. No approved land use shall generate or emit any odor or fumes perceptible at the property line.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.46.060 Major development projects.

(Ord. 767 (part), 2014)

§ 18.50.010 Purpose.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.50.020 Characteristics of the public/quasi-public and parks and recreation districts.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.50.030 Allowed land uses and permit requirements.

Table 18.50.030-1 Permitted Use Matrix for Public/Quasi-Public and Parks and Recreation Districts
	Public/Quasi-Public and Parks & Recreation Districts (See Section 18.50.020 for descriptions)		Special Use Regulations
	PQP	PR	Special Use Regulations
Agriculture, Resource, and Open Space Uses
Greenbelts	N	P
Observatories	N	CUP
Outdoor amphitheaters, public	N	CUP
Recreation, Education, and Public Assembly Uses
Athletic fields	N	P
Child-care facility	CUP	N
Civic uses	P	N
Country clubs and related uses	CUP	CUP
Golf courses	N	CUP
Golf driving ranges	N	CUP
Indoor recreation and fitness	N	AR
Information centers	P	N
Museums/libraries	P	N
Outdoor recreation (large, 3 acres or more)	N	CUP
Outdoor recreation (small, less than 3 acres)	N	P
Parks, plazas and playgrounds	P	P
Places of assembly (large)	P	N
Places of assembly (small)	P	N
Places of worship	CUP	N
Public art	CUP¹	CUP¹	Chapter 18.73
Public facility	P	N
Schools (private)	P	N
Schools (public)	P	N
Temporary uses	see note	see note	Chapter 18.90
Trails (riding, hiking, bicycling, etc.)	P	P
Zoos	N	CUP
Utility, Transportation, and Communication Uses
Public utility structures	CUP	N
Retail, Service, and Office Uses
Medical and dental laboratories	CUP	N
Medical and dental offices	CUP	N
Medical clinics²	P	N
Professional offices	CUP	N
Restaurants, no drive-thru	CUP	N
Restaurants, with drive-thru	CUP	N
Automobile and Vehicle Uses
Parking garages and lots	P	N

Table Notes:
1. Two-dimensional works of art smaller than ten square feet may be permitted through the administrative use review process.
2. Includes laboratories that are ancillary to the primary use.

(Ord. 738 § 1 (Exh. A) (part), 2013)

§ 18.50.040 Development standards.

Table 18.50.040-2 Development Standards for Public/Quasi-Public and Parks and Recreation Districts
	Public/Quasi-Public and Parks and Recreation Zoning Districts (See Section 18.50.020 for descriptions)
	PQP	PR
Floor Area Ratio (maximum)¹
Floor area ratio	0.5	0.2
Setbacks (minimum)²
Front yard	15'	20'³
Side yard	5'⁴	10'
Rear yard	10'⁴	10'
Lot Area (minimum SF)⁵
Lot area	10,000 sf	20,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.
Depth	no min.	no min.
Height (maximum)⁶
Building/structure	3 stories (50')	2 stories (32')
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60.
3. Front setback of thirty feet required for accessory structures.
4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.
5. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.
6. See Chapter 18.60 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).