Pittsburg City Zoning Code

Division III

Base District Regulations

18.50.005 Specific purposes.

A. The specific purposes of residential districts are to:

1. Provide areas for residential development that are consistent with the general plan and with standards of public health and safety established by the municipal code;

2. Ensure adequate light, air, privacy, parking and open space for each dwelling and protect residents from the harmful effects of excessive noise, population density, traffic congestion, and other adverse environmental effects;

3. Promote development of housing affordable by low- and moderate-income households by providing a density bonus and/or other incentives, consistent with state law and local ordinances, for projects in which a portion of the units are affordable for such households;

4. Protect residential areas from fires, explosions, landslides, toxic fumes and substances, and other public safety hazards;

5. Protect adjoining single-family residential districts from excessive loss of sun, light, quiet, and privacy resulting from proximity to multifamily development;

6. Achieve design compatibility with surrounding neighborhoods;

7. Provide sites for public and semipublic land uses needed to complement residential development or requiring a residential environment;

8. Ensure the provision of public services and facilities needed to accommodate planned population densities.

B. The additional purposes of specific residential districts are as follows:

1. Rural Residential District (RR). To provide opportunities for rural living and activities, including rural subdivisions and scattered homes on parcels with minimum lot sizes of five up to 20 acres, depending on slopes, soils, topography and other physical conditions.

2. Single-Family Residential District – 40,000 Square Foot Minimum Lot Size (RS-40). To provide opportunities for very low-density residential land use at a maximum density of one dwelling unit per acre, in a development pattern that is compatible with the topography and public service capacities.

3. Single-Family Residential District – 10,000 Square Foot Minimum Lot Size (RS-10). To provide opportunities for low-density single-family residential development in hillside areas, view corridors and environmentally sensitive areas.

4. Single-Family Residential District – 6,000 Square Foot Minimum Lot Size (RS-6). To provide opportunities for single-family detached residences in neighborhoods or in conjunction with agricultural pursuits, subject to appropriate standards. Duplexes and multifamily dwellings such as triplexes and fourplexes existing as of the effective date of the ordinance codified in this title are allowed to remain.

5. Single-Family Residential District – 5,000 Square Foot Minimum Lot Size (RS-5). To provide opportunities for attached or detached single-family residences in existing and new neighborhoods, subject to appropriate standards. Duplexes and multifamily dwellings such as triplexes and fourplexes existing as of the effective date of the ordinance codified in this title are allowed to remain.

6. Single-Family Residential District – 4,000 Square Foot Minimum Lot Size (RS-4). To provide opportunities for attached and detached single-family residences in existing and new neighborhoods, subject to appropriate standards. Duplexes and multifamily dwellings such as triplexes and fourplexes existing as of the effective date of the ordinance codified in this title are allowed to remain.

7. Medium-Density Residential District (RM). To provide opportunities for attached or detached single-family residences and multifamily residences such as townhouses, apartments with three or more units, and condominiums. Multifamily dwellings that exceed maximum allowed densities existing as of the effective date of the ordinance codified in this chapter are allowed to remain.

8. Downtown Medium-Density Residential District (RMD). To provide opportunities for residential development with increased land coverages for attached or detached single-family residences and multifamily residences such as townhouses, apartment complexes with 16 or more units, and condominiums. Duplexes and multifamily dwellings such as triplexes and fourplexes existing as of the effective date of the ordinance codified in this title are allowed to remain.

9. High-Density Residential District (RH). To provide opportunities for an intensive form of residential development and institutional uses with relatively high land coverage, including single-family attached units, apartment complexes with 20 or more units, and condominiums, at appropriate locations in the city. Multifamily projects that incorporate a community benefit such as affordable housing may be permitted density increases that result in a maximum of 40 dwelling units per acre.

10. Downtown High-Density Residential District (RHD). To provide opportunities for an intensive form of residential development and institutional uses in the downtown with high land coverage, including apartment complexes with 16 or more units, and condominiums. Multifamily residential developments that incorporate a community benefit such as affordable housing may be permitted density increases that result in a maximum of 40 dwelling units per acre. [Ord. 23-1509 § 17, 2023; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.50.010 RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH and RHD districts – Land use regulations.

In the following schedule, the letter “P” designates use classifications permitted in residential districts. The letter “L” designates use classifications subject to certain limitations prescribed under the “Additional Use Regulations” which follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates use classifications permitted on approval of the zoning administrator. The symbol (–) under any of the zoning district columns indicates that the use is not allowed in that particular district.

RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS – LAND USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	RR	RS-40	RS-10	RS-6	RS-5	RS-4	RM	RMD	RH	RHD
Residential
Congregate care residential	–	–	–	L-164	L-164	L-164	L-101	L-101	L-101	L-101
Day care home
Small	P	P	P	P	P	P	P	P	P	P
Large	P	P	P	P	P	P	P	P	P	P
Group residential	–	–	–	–	–	–	U	U	U	U
Multifamily residential	–	–	–	–	–	–	P	P	P	P
Residential care, limited	L-101	L-101	L-101	L-101	L-101	L-101	L-101	L-101	L-101	L-101
Single-family residential
Attached	–	–	–	–	P	P	P	P	P	P
Detached	P	P	P	P	P	P	P	P	–	L-102
Supportive housing	–	–	–	–	–	–	P	P	P	P
Transitional housing	–	–	–	–	–	–	P	P	P	P
Governmental and Quasipublic
Cemetery	U	–	–	–	–	–	–	–	–	–
Club and lodge	–	–	–	–	–	–	U	U	U	U
College, public or private	–	–	–	–	–	–	L-32	L-32	L-32	L-32
Convalescent facility	–	–	–	–	–	–	L-104	L-104	L-104	L-104
Cultural institution	–	–	–	–	–	–	U	U	U	U
Day care, general	–	–	U	U	U	U	L-105	L-105	L-105	L-105
Park and recreation facility	L-2	L-2	L-2	L-2	L-2	L-2	L-2	L-2	L-2	L-2
Public safety facility	U	U	U	U	U	U	U	U	U	U
Religious assembly	U	U	U	U	U	U	U	U	U	U
Residential care, protective	–	–	–	–	–	–	U	U	U	U
School, public or private	L-32	L-32	L-32	L-32	L-32	L-32	L-32	L-32	L-32	L-32
Telecommunication facility	P	P	P	P	P	P	P	P	P	P
Utility, minor	P	P	P	P	P	P	P	P	P	P
Commercial
Animal sales and service
Animal grooming		–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Animal hospital	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Bank and savings and loan	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
ATM	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Commercial recreation and entertainment, limited	–	–	–	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162
Eating and drinking establishments
Food shop	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant, full-service	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant, self-service	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant, take-out	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant with outdoor dining	–	–	–	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128
Food and beverage sales
Grocery	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Specialty food market	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Medical services office	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Personal improvement services	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Personal services	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Retail and wholesale sales
General merchandise, retail and rental	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Secondhand appliance and clothing store	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Vehicle/equipment sales and service
Service station	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Visitor accommodations
Bed and breakfast inn	U	U	U	U	L-106	L-106	–	L-106	–	L-106
Accessory Uses
Accessory uses	L-30	L-30	L-30	L-30	L-30	L-30	L-30	L-30	L-30	L-30
Accessory structures
Nonresidential accessory structure	P	P	P	P	P	P	P	P	P	P
Accessory dwelling unit	L-107	L-107	L-107	L-107	L-107	L-107	L-107	L-107	L-107	L-107
Accessory living quarters	P	P	P	P	P	P	P	P	P	P
Temporary Uses
Animal show	T	–	–	–	–	–	–	–	–	–
Christmas tree sales	–	–	–	–	–	–	–	–	–	–
Commercial filming, limited	T	T	T	T	T	T	T	T	T	T
Personal property sales	P	P	P	P	P	P	P	P	P	P
Real property sales	P	P	P	P	P	P	P	P	P	P
Rummage sales	T	T	T	T	T	T	T	T	T	T

RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS
– ADDITIONAL USE REGULATIONS
L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-30	Permitted, except that a home occupation is governed by PMC 18.50.400 through 18.50.430.
L-32	Use permit required for private institution; public schools permitted.
L-101	Permitted; provided, that such uses shall be separated from each other by a minimum distance of 300 feet, measured from any point upon the outside wall of the structure(s) housing the facility.
L-102	Each lot existing as of June 20, 2007, shall be allowed one single-family residence as a conditionally permitted use, except that for an existing single-family residence for which a building permit was issued prior to June 20, 2007, plans for proposed building additions shall be reviewed by the city planner. Prior to approving the use permit, the commission must make the findings specified in PMC 18.16.040 and must find that the site is not of adequate size to allow construction of apartment or condominium residences in accordance with the regulations summarized in Schedule 18.50.105. Development standards applicable to new construction of or addition to a single-family residence shall be those of the RMD district.
L-104	Permitted when designed as an integral component of a senior housing development.
L-105	Permitted; provided, that the facility is designed as an ancillary part of a multifamily residential project and serves only residents of the multifamily complex. A use permit is required if the facility does not meet both of these criteria.
L-106	Limited to properties located within the downtown subarea as designated in the general plan. Use permit required.
L-107	Permitted, subject to the requirements of PMC 18.50.300 through 18.50.315.
L-128	An outdoor dining permit is required for all outdoor dining activities.
L-161	Zoning administrator use permit approval required in accordance with PMC 18.14.020 and 18.16.040. Also, a new use must be (1) located within an existing structure that was built prior to October 20, 2010; (2) located within 300 feet of an existing collector/arterial roadway; and (3) cannot be located within a single-family home or any other residential structure that was constructed for exclusive use as a dwelling unit.
L-162	Limited to health/fitness clubs/gyms.
L-164	Zoning administrator use permit approval required in accordance with PMC 18.14.020 and 18.16.040. Also must be (1) located within an existing structure that was built prior to October 20, 2010; (2) located within 300 feet of an existing collector/arterial roadway.

[Ord. 21-1496 § 2, 2021; Ord. 17-1424 § 4 (Exh. A), 2017; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 12-1356 § 3, 2012; Ord. 10-1327 § 3 (Exh. A), 2010; Ord. 09-1322 § 3, 2009; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 1257 § 4 (Exh. B), 2005; Ord. 979 § 2 (Exh. A), 1990.]

Article II. Development Standards

18.50.100 Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.020.]

18.50.105 RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH and RHD districts – Property development regulations.

Schedule 18.50.105 prescribes development regulations for residential districts. The column beneath each district heading establishes basic requirements for permitted and conditional uses for that district. The symbol (–) under any of the zoning district columns indicates either not applicable or no regulation for that particular classification. Additional land use-specific development regulations are identified in the subsequent sections of this article. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4 (Exh. B1), 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.015.]

Schedule 18.50.105
RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS – PROPERTY DEVELOPMENT REGULATIONS
Development Classifications	RR	RS-40	RS-10	RS-6	RS-5	RS-4	RM	RMD	RH	RHD
Maximum density (min. lot area per unit – sq. ft.)	5 acres	1 acre	10,000	6,000	5,000	4,000	3,000	2,500	1,800a	1,500b
Maximum height (ft.)
Apartments	–	–	–	–	–	–	35	40	45	40
Condominium or PUD	–	–	–	–	–	–	35	40	45	40
Single-family dwellings, attached	–	–	–	–	28	28	35	28	35	40
Single-family dwellings, detached	30	35	28	28	28	28	28	28	–	–
Nonresidential uses	30	35	28	28	28	28	35	40	45	40
Maximum coverage
Apartments	–	–	–	–	–	–	50%	60%	60%	80%
Condominium or PUD	–	–	–	–	–	–	60%	60%	60%	80%
Single-family dwellings, attached	–	–	–	–	50%	50%	60%	60%	75%	90%
Single-family dwellings, detached	10%	15%	30%	40%	50%	50%	60%	60%	–	–
Nonresidential uses	10%	15%	30%	40%	45%	45%	50%	60%	60%	80%
Minimum lot area (sq. ft.)
Apartments	–	–	–	–	–	–	60,000	50,000	36,000a	30,000b
Condominium or PUD	–	–	–	–	–	–	5,000	4,000	4,000	3,000
Single-family dwellings, attached	–	–	–	–	5,000	4,000	2,500	2,000	2,000	1,500
Single-family dwellings, detached	5 acres	1 acre	10,000	6,000	5,000	4,000	3,000	2,500	–	–
Nonresidential uses	5 acres	1 acre	10,000	6,000	5,000	5,000	5,000	5,000	5,000	5,000
Minimum lot width (ft.)
Apartments	–	–	–	–	–	–	100	100	100	100
Condominium or PUD	–	–	–	–	–	–	30	30	30	30
Single-family dwellings, attached	–	–	–	–	50	40	30	20	20	20
Single-family dwellings, detached	200	150	80	60	50	40	30	30	–	–
Nonresidential uses	200	150	80	60	60	60	100	100	100	100
Minimum front yard (ft.)
Apartments	–	–	–	–	–	–	15	10	15	10
Condominium or PUD	–	–	–	–	–	–	15	10	15	10
Single-family dwellings, attached	–	–	–	–	20	15	15	10	10	10
Single-family dwellings, detached	30	25	20	20	20	15	15	10	–	–
Nonresidential uses	30	25	20	20	20	15	15	10	15	10
Minimum side yard (ft.)
Apartments	–	–	–	–	–	–	7.5	5	7.5	5
Condominium or PUD	–	–	–	–	–	–	7.5	5	7.5	5
Single-family dwellings, attached	–	–	–	–	0	0	0	0	0	0
Single-family dwellings, detached	15	10	7.5	5	5	3 – 5f	3 – 5f	3 – 5f	–	–
Nonresidential uses	15	10	10	5	5	5	5	5	5	5
Minimum corner side yard (ft.)
Apartments	–	–	–	–	–	–	15	10	15	10
Condominium or PUD	–	–	–	–	–	–	15	10	15	10
Single-family dwellings, attached	–	–	–	–	–	10	10	10	15	10
Single-family dwellings, detached	25	20	15	10	10	10	10	10	–	–
Nonresidential uses	25	20	15	10	10	10	10	10	15	10
Minimum rear yard (ft.)
Apartments	–	–	–	–	–	–	10	10	10	5
Condominium or PUD	–	–	–	–	–	–	10	10	10	5
Single-family dwellings, attached	–	–	–	–	–	15c	15c	10	10	5
Single-family dwellings, detached	30	25	15	10	15c	15c	15c	10	–	–
Nonresidential uses	30g	25g	15g	10g	10g	10g	10g	10g	10g	10g
Maximum nonresidential FAR
Apartments	–	–	–	–	–	–	–	–	–	–
Condominium or PUD	–	–	–	–	–	–	–	–	–	–
Single-family dwellings, attached	–	–	–	–	–	–	–	–	–	–
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	0.2	0.25	0.5	0.5	0.5	0.5	0.6	0.6	0.75	0.75
Minimum site landscaping
Apartments	–	–	–	–	–	–	25%	20%	20%	20%
Condominium or PUD	–	–	–	–	–	–	25%	20%	20%	20%
Single-family dwellings, attached	–	–	–	–	–	–	–	–	–	–
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	30%	25%	20%	20%	15%	10%	10%	5%	10%	5%
Minimum private storage area (cubic ft. per unit)
Apartments	–	–	–	–	–	–	200d	200d	200d	200d
Condominium or PUD	–	–	–	–	–	–	200d	200d	200d	200d
Single-family dwellings, attached	–	–	–	–	–	–	200d	200d	200d	200d
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	–	–	–	–	–	–	–	–	–	–
Minimum private open space (sq. ft. per unit)
Apartments	–	–	–	–	–	–	60e	60e	60e	60e
Condominium or PUD	–	–	–	–	–	–	60e	60e	60e	60e
Single-family dwellings, attached	–	–	–	–	–	–	60e	60e	60e	60e
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	–	–	–	–	–	–	–	–	–	–

a. Residential projects that incorporate more than the minimum number of affordable units required under Chapter 18.86 PMC are permitted an increase in the maximum density identified in this schedule. For each two percent increase in deed restricted lower-income units offered above that required by Chapter 18.86 PMC, lot area per unit may be reduced 100 square feet per unit and minimum lot area may be reduced 2,000 square feet.

In no case, however, shall lot area per unit be less than 1,100 square feet per residential unit, nor shall minimum lot area be less than 22,000 square feet.

b. Residential projects that incorporate more than the minimum number of affordable units required under Chapter 18.86 PMC are permitted an increase in the maximum density identified in this schedule. For each two percent increase in deed restricted lower-income units offered above that required by Chapter 18.86 PMC, lot area per unit may be reduced 100 square feet per unit and minimum lot area may be reduced 2,000 square feet.

In no case, however, shall lot area per unit be less than 1,100 square feet per residential unit, nor shall minimum lot area be less than 22,000 square feet, unless the planning commission finds that the site encompasses an entire city block and that the area of the given city block is not adequate in size to support 20 or more units. Alternatively, the planning commission may find that a multifamily development consisting of fewer than 20 units would better serve the public interest because more than 50 percent of the units in the development would be rental units with three or more bedrooms. Upon making one or both of the findings stated above, minimum site area may be reduced to no less than 18,000 square feet.

c. The minimum required rear yard may be reduced to 10 feet for a residential property located in a subdivision with a tentative map approved prior to June 20, 2007.

d. Each private storage space required by this section shall have minimum horizontal area of 24 square feet, and shall consist of enclosed, weather-proofed and lockable private storage space in addition to guest, linen, pantry, and clothes closets customarily provided. The space for each unit may be provided in a location approved by the city planner, but must not be divided into two or more locations.

e. Each private open space required by this section shall have a horizontal dimension of no less than six feet of length or width. On-site recreation facilities and common open space (other than required front and street side yards and parking facilities) may be used as credit towards this requirement.

f. Interior side yard setbacks shall be a minimum 10 percent of the lot width, with a three-foot minimum and a five-foot maximum required. This section shall not be construed as to disallow side yard setbacks greater than five feet. If, in applying the requirements of this section, a fractional number is obtained, the required setback shall be rounded to the nearest half-foot increment.

g. See PMC 18.84.005, In R districts, for exceptions.

[Ord. 23-1509 § 18, 2023; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly Schedule 18.50.015.]

18.50.115 Planting areas.

A. Yards Adjoining Streets. All visible portions of a required yard adjoining a street must be improved as a 100 percent planting area and/or a combination of permeable softscape and limited hardscape (subject to 50 percent maximum paving as per PMC 18.78.050) that includes parking areas, driveways and walkways, as well as areas covered by ornamental gravel, crushed rock or similar materials.

B. Interior Yards. In the RM and RH districts, at least 50 percent of each required interior side yard and rear yard must be planting area having a minimum width of five feet adjoining a side or rear property line; provided, that the width of a required planting area may be reduced to two feet in a side or rear yard adjoining a driveway and an accessory structure may occupy a portion of the planting area in a rear yard. [Ord. 23-1509 § 19, 2023; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.330(C).]

18.50.120 Exterior materials.

In each R district, the exterior walls of each structure, other than an accessory structure, must have a nonmetallic finish. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.305.]

18.50.123 Senior housing units.

A. Within each subdivision or site intended for, or building within which the residents of the dwelling units are, senior citizens, all of the dwelling units designated for occupancy by senior citizens shall be handicapped accessible.

B. Notwithstanding the off-street parking requirements identified in PMC 18.78.040(A), the minimum off-street parking requirements for housing units designated for occupancy by senior citizens shall be determined by the zoning administrator or planning commission, as appropriate, in conjunction with the zoning approval process. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.50.125 Development standards and amenities applicable to all multifamily residential projects.

A. Laundry Facilities. A residential site containing multifamily residential units must have either a laundry area in each unit or a common laundry area consisting of not less than one automatic washer and dryer for each five units or fractional part.

B. Park Land Dedication. Each multifamily rental housing project is subject to the park land dedication requirements prescribed by PMC 17.32.020 because apartments contribute to increased demand for community and neighborhood parks in the same manner as condominiums and single-family housing. The applicant must dedicate land or pay a fee, or dedicate land and pay a fee in combination as provided by PMC 17.32.020(G). The partial credit for private open space improvement and common open space allowed under PMC 17.32.020(I) applies to multifamily rental housing projects if the standards of that section and all of the following conditions are met:

1. The multifamily rental housing project incorporates an affordability component that exceeds, by five or more percent, the minimum requirement for dedication of lower-income renter units as specified in PMC 18.86.060; and

2. At least 25 percent of the units within the multifamily rental project have three or more bedrooms; and

3. At least 50 percent of the units with three or more bedrooms are lower-income renter units; and

4. Five or more of the park elements identified in PMC 17.32.020(I)(6) are provided on-site and incorporated into the design of the improvements for the rental housing project.

Fees required pursuant to this subsection are calculated according to a schedule adopted by the city council by resolution or ordinance and are payable at the time a building permit is issued. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.50.130 Garage or carport exception for single-family dwellings.

A single-family dwelling constructed in a subdivision approved before December 31, 1961, except for those listed in subsection (E) of this section, that has subsequently and with zoning approval had the garage or carport converted to be used for other than the storage of automobiles is considered to be in conformance with this title and is subject to the following conditions:

A. After the effective date of the ordinance codified in this section, the owner of such property who wishes to convert the garage or carport must make an application for zoning approval from the city planner. A processing fee shall accompany the application in the amount set forth by city council resolution.

B. The application for zoning approval must be accompanied by plans and elevations necessary to show the detail of the lot and converted area.

C. The city planner may approve the garage or carport conversion and issue a zoning permit if the structure meets the requirements of the building division and housing code contained in this code.

D. The applicant must apply and pay for any permit required or that would have been required under PMC Title 15 for the alteration work. All such work shall be inspected and approved by the building official.

E. This exemption does not apply to any building constructed within the above-mentioned subdivisions that were constructed after one year from December 31, 1961, and to the following subdivisions:

Hillview Subdivision No. 2327;

The Highlands Subdivision No. 2639;

Ridgeview Terrace Subdivision No. 2930. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.315.]

Article III. Performance Standards

18.50.200 Outdoor storage.

A. Storage of Unsightly Objects and Other Equipment. A person may not store, park, or place a camper shell, sofa, appliance, mechanical equipment, or any other unsightly objects in the front yard or in the corner side yard of an occupied lot or in any part of a vacant lot in an R district for a period of more than 24 hours in any one calendar month. This does not apply to building material or equipment for use on the site during the time a building permit is in effect for construction on the premises.

B. Placement of Automobiles. A person may not keep, store, park, or allow to be parked or left unattended any automobile (whether or not registered or capable of operation) on any unpaved portion of a front or corner side yard.

C. Placement of Vehicles and Vessels. A person may not keep, store, park, or allow to be parked or left unattended on a property any boat, utility or travel trailer, or recreational vehicle, except as allowed by PMC 18.78.070. [Ord. 07-1294 § 3, 2007; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.405.]

18.50.205 Repairs and related work.

A. Site Location Limitations. A person may not park, store, place or allow to remain in the front yard or the comer side yard of an occupied lot or in any part of a vacant lot in an R district any motor vehicle, motorcycle, bicycle, boat, trailer, camper shell, household appliance, or other mechanical apparatus or device for the purpose of disassembling, constructing, reconstructing, repairing, or servicing. However, a person may perform repair or related work on an item referred to on a driveway within a front or corner side yard of a lot occupied by a main building for a period of no more than 24 hours at a time, or for no more than 24 hours in any one calendar month. Such repair or related work is limited to work conducted on a vehicle registered to, or other item owned by, a resident of the property.

B. Nighttime Repair Work. A person may not disassemble, construct, reconstruct, repair, or service an item referred to in subsection (A) of this section outside a building in an R district between the hours of 9:00 p.m. and 8:00 a.m.

C. Spray Painting, Welding and Burning. A person may not operate spray painting, welding or burning equipment that uses compressed gas or a similar device, in the front yard or in the corner side yard of an occupied lot or in any part of a vacant lot in an R district, for the purpose of painting, repairing, wrecking, dismantling, assembling, fabricating, or constructing an item referred to in subsection (A) of this section. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.410.]

18.50.210 Screening of vehicles and equipment.

Repair or storage of vehicles or equipment not otherwise restricted by PMC 18.50.200 and 18.50.205 and Chapter 18.78 PMC must be screened from view on all sides by a fence, wall or hedge. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.415.]

Article IV. Accessory Dwelling Units and Junior Accessory Dwelling Units

18.50.300 General.

This article is intended to implement the general plan housing policy on accessory dwelling units, adopted in part in response to Government Code Section 65852.1 et seq., by allowing an accessory dwelling unit in residential districts, subject to approval by the city planner. [Ord. 20-1476 § 1, 2020; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.100.]

18.50.302 Definition.

An “accessory dwelling unit (ADU)” shall mean an attached or detached residential dwelling that is subordinate to a primary dwelling on the same lot, and that provides complete independent and permanent facilities for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary dwelling. An accessory dwelling unit may include a prefabricated or manufactured home on a permanent foundation.

An “efficiency kitchen” is as defined in Section 17958.1 of the Health and Safety Code.

A “junior accessory dwelling unit (JADU)” is a unit no larger than 500 square feet and contained entirely within the walls of a single-family dwelling. A JADU includes an efficiency kitchen, sleeping facilities, and may include its own bathroom or it may share a bathroom within the existing structure.

“Livable area” is defined as the interior habitable space of a dwelling unit including basements and attics but does not include a garage or any accessory structure.

A “primary dwelling” refers to the main single-family or multifamily dwelling unit on site, absent the space devoted to or designated as the accessory dwelling unit or junior accessory dwelling unit.

“Public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. [Ord. 20-1476 § 1, 2020; Ord. 17-1433 § 4 (Exh. A), 2017.]

18.50.305 Where permitted.

An accessory dwelling unit is permitted in any residential district or planned development district on each lot that has a single-family dwelling or multifamily dwelling.

A junior accessory dwelling is permitted in conjunction with a single-family residential use in all zoning districts. [Ord. 20-1476 § 1, 2020; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.105.]

18.50.310 Administrative review.

An application for an accessory dwelling unit and/or junior accessory dwelling unit meeting the following development standards shall be processed ministerially. In accordance with PMC 18.32.010(B), an accessory dwelling unit and/or junior accessory dwelling unit shall be approved if the unit complies with all of the following:

A. The unit is not intended for sale and may be rented, except to a qualified nonprofit corporation as authorized by Government Code Section 65852.26;

B. The lot is zoned for single-family, multifamily residential use, or mixed use;

C. The dwelling conforms to the design and development standards for an accessory dwelling unit established in PMC 18.50.315;

D. The accessory unit structure is compatible with the design of the primary dwelling unit in terms of building materials, colors and exterior finishes and architectural style;

E. The accessory dwelling unit complies with the development standards applicable to “single-family dwellings, detached,” within the residential or planned development district in which the primary dwelling is located, except as allowed by PMC 18.50.315;

F. The primary dwelling and junior accessory dwelling unit shall not be occupied by two separate households under two separate leases. The primary dwelling and junior accessory dwelling unit built on the property shall be separately occupied only if the owner occupies one of the units. A deed restriction prohibiting sale and restricting the size and attributes of the JADU shall be recorded with the Contra Costa County recorder, on a form prepared by the city planner, and shall be a covenant running with the land. No certificate of occupancy shall be issued or no final inspection shall be conducted for the junior accessory dwelling unit unless the owner has submitted to the city planner a copy of the recorded restriction required by this subsection. Owner-occupancy shall not be required if the owner is a governmental agency, land trust, or housing organization;

G. The property owner must file an application with the planning division, which shall include:

1. Plans and elevations showing the proposed JADU and/or ADU and its relation to the primary dwelling, all existing or proposed structures on site, and all property lines;

2. Description of building materials;

3. Landscaping and exterior finish to be used;

4. Location of required parking pursuant to PMC 18.50.315;

5. Footprint (in square feet) of all existing and proposed structures, as well as the total lot coverage;

6. Any other information required to determine whether the proposed unit conforms to the requirements of this article;

7. A deemed-complete application for an ADU/JDU by the planning division shall be deemed approved, if not acted on, within 60 days from the date it is deemed complete.

H. The property owner must register the JADU or ADU, if a rental, with the city of Pittsburg residential rental inspection program. No ADU or JADU shall be rented for a term of 30 days or less. [Ord. 23-1510 § 2, 2023; Ord. 20-1476 § 1, 2020; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.110.]

18.50.315 Design and development standards.

Schedule 18.50.315 prescribes specific design and development standards for accessory dwelling units and junior accessory dwelling units. The column beneath each accessory dwelling unit classification heading establishes basic requirements for accessory dwelling unit development. Additional land-use-specific development regulations are identified in PMC 18.50.310.

Schedule 18.50.315: Accessory Dwelling Units and Junior Accessory Dwelling Units – Development Regulations
Unit Classification	JADU	Attached ADU	Detached ADU
Number of Units	1 per lot within the envelope of the primary dwelling that may also have an attached or detached ADU.	1 per lot with a primary dwelling that may also have a JADU. With a multifamily residential use, multiple ADUs within portions of the existing structure that were not used as livable area, to no more than 25 percent of the existing dwelling units on site.	1 per lot with a primary dwelling that may also have a JADU. With a multifamily residential use, up to 2 detached units per lot.
Maximum Unit Size	500 square feet	(1) Statewide Exemption ADU – Up to 800 square feet (not subject to lot coverage or FAR); (2) ADUs (not statewide exemption) subject to applicable development standards. A. Lesser of 50 percent of the primary dwelling floor area, or up to 1,200 square feet; B. Up to 850 square feet regardless of 50% limitation above; and C. Up to 1,000 square feet for more than one bedroom regardless of 50% limitation above.	(1) Statewide Exemption ADU – Up to 800 square feet (not subject to lot coverage or FAR); (2) ADUs (not statewide exemption) subject to applicable development standards. Maximum 1,200 square feet.
Setbacks	Not applicable	(1) Not permitted within any portion of an established front yard, as defined by PMC 18.06.745(B). Except front yard setbacks cannot preclude a Statewide Exemption ADU (up to 800 square feet) and must not unduly constrain the creation of all types of ADUs. (2) Minimum 4 feet side, corner side and/or rear yard. (3) Corner side yard setback may be necessary to maintain a sight distance triangle formed by the intersecting street lines and a line joining points on these street lines at a distance of 30 feet from the intersection of these lines if deemed necessary by traffic division for the line of sight and safety distance requirements for corner yard setbacks.	(1) Not permitted within any portion of an established front yard, as defined by PMC 18.06.745(B). Except front yard setbacks cannot preclude a Statewide Exemption ADU (up to 800 square feet) and must not unduly constrain the creation of all types of ADUs. (2) Must be located at least 4 feet from the walls of the primary dwelling unit or an accessory structure. (3) Minimum 4 feet side, corner side and/or rear yard setback. (4) Corner side yard setback may be necessary to maintain a sight distance triangle formed by the intersecting street lines and a line joining points on these street lines at a distance of 30 feet from the intersection of these lines if deemed necessary by traffic division for the line of sight and safety distance requirements for corner yard setbacks.
Height		Up to 25 feet with minimum roof pitch of 3:12.	(1) Up to 16 feet with minimum roof pitch of 3:12; (2) Up to 18 feet with minimum roof pitch of 3:12 within 1/2 mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Public Resources Code (Section 21155), and additional two feet to accommodate a roof pitch of the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit; (3) Up to 18 feet with minimum roof pitch of 3:12 on a lot with an existing or proposed multifamily, multi-story dwelling.
Exterior Appearance	The junior accessory dwelling unit shall be constructed within the walls of the proposed or existing single-family residence to be compatible with the design of the primary dwelling unit in terms of building materials, colors and exterior finishes and architectural style.	The accessory dwelling unit must be compatible with the design of the primary dwelling unit in terms of building materials, colors and exterior finishes and architectural style.	The accessory dwelling unit must be in harmony with the primary dwelling unit or convey the appearance of a single-family home.
Conversion of an Existing Structure	An accessory structure lawfully established that does not conform to 1 or more of the development standards contained in this section may be converted to an accessory dwelling unit, provided the structure: (a) meets the criteria established in PMC 18.50.310; and (b) may be altered up to 150 square feet as not to increase the discrepancy between the existing nonconforming conditions and the standards contained in this section; and (c) any walls within setback areas comply with applicable building and fire codes.
Building Foundation	Permanent foundation required.
Unit Access	The separate entrance of an attached junior accessory dwelling unit and may include an interior connection to the single-family dwelling and may be secured by a locking door.	Separate unit access required. Interior access between an attached accessory dwelling unit and the primary dwelling may be provided and may be a door equipped with a double lock.	Separate unit access required.
Kitchen Facilities	An efficiency kitchen shall include cooking facilities and a food preparation counter with storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.	Separate kitchen facilities required.
Sanitation Facilities	A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.	Separate sanitation facilities required.
Utility Meters	Separate gas and electric meters may be permitted if approved by the chief building official and utility provider.
Required Parking	No additional parking stalls required.	1 spacea or zerob, c

a Required parking space(s) may be in tandem with required parking for the primary dwelling unit.

b No additional parking shall be required for an accessory dwelling unit which meets one or more of the following: (a) is located within one-half mile of a public transit stop (in such cases, the one-half mile standard shall be based on the actual walking route between the accessory dwelling unit and the transit stop rather than on a straight line between the two points); (b) is located within an architecturally and historically significant historic district; (c) is located entirely within the proposed or existing primary dwelling or an existing accessory structure and results in no net addition of floor area on the property; (d) when on-street parking permits are required but not offered to the occupant of the accessory dwelling unit; or (e) when there is a car share vehicle located within one block of the accessory dwelling unit; or (f) when a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or new multifamily dwelling on the same lot; provided, that the accessory dwelling unit or parcel satisfies any other criteria listed in this paragraph.

c When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, no replacement of off-street parking is required.

[Ord. 23-1510 § 3, 2023; Ord. 20-1476 § 1, 2020; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.115.]

Article V. Home Occupations

18.50.400 Home occupation permit required.

A home occupation is permitted in an R district as an accessory use for a dwelling unit upon the issuance of a home occupation permit. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.200.]

18.50.405 Standards for home occupation permit.

A home occupation permit may be issued only if the use meets all of the following conditions:

A. The home occupation is not incompatible in any way with the residential character of the neighborhood;

B. There is no external evidence of its operation;

C. The use conforms to all of the following conditions:

1. Only a resident of the dwelling unit may be engaged or employed in the home occupation;

2. The primary function of the home occupation will not necessitate providing services to customers or clients within or on the site of the dwelling unit. An exception to this condition is the provision of an educational service and the supply of goods or materials to be used in conjunction with the educational service if the educational service does not create a neighborhood nuisance by the generation of noise or pedestrian or vehicular traffic beyond that normal for the area in which the use is located;

3. No goods, samples, materials or objects in connection with the operation of the home occupation may be stored or displayed on the site of the dwelling unit. This condition is not intended to prohibit the temporary interior storage of materials used in the operation of the home occupation; provided, that the storage complies with subsection (C)(5) of this section and does not create a health or safety problem or neighborhood nuisance;

4. No goods, products, or items may be maintained and sold from the dwelling as an activity of the home occupation, except as provided by subsection (C)(2) of this section. This does not include an activity regulated under the temporary use section of this title;

5. Not more than 20 percent of the total floor area of the dwelling or 10 percent of the site may be used in conjunction with the home occupation;

6. No sign, nameplate, or any other form of advertising used in connection with the home occupation may be displayed on the site;

7. No structure, addition, alteration or remodeling of the dwelling is permitted in connection with the home occupation;

8. Access to that portion of the dwelling used for the home occupation may only be through the main entrance to the dwelling unit;

9. No vehicle or vessel prohibited by PMC 18.78.070 shall be maintained on site, unless it meets one or more of the exceptions set forth in PMC 18.78.070(B);

10. No noise, dust, smoke, odor, nor electrical interference may be emitted in conjunction with the home occupation and the use must comply with the performance standards prescribed by Chapter 18.82 PMC.

Notwithstanding the requirements and conditions set forth in subsection (C) of this section, planning staff may deny a home occupation permit request upon a finding that there is the possibility that the use may disrupt the residential neighborhood or that it is not in keeping with the intent and purpose of a home occupation. [Ord. 21-1498 § 5, 2021; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.205.]

18.50.410 Zoning administrator approval.

If an application for a home occupation permit does not comply with every condition listed in PMC 18.50.405, or if the application is refused by the planning staff, the applicant may file for a zoning administrator approval under the provisions of PMC 18.32.010. The zoning administrator may issue a home occupation permit under the following provisions:

A. The zoning administrator must find that:

1. The establishment, maintenance or conduct of the home occupation, or the conditions under which the use will be conducted in this particular case, will not be detrimental to the health, safety, morals, comfort, convenience or welfare of persons residing or working in, or adjacent to, the neighborhood of such use, and will not, in this particular case, be detrimental to the public welfare or injurious to property in such neighborhood;

2. The home occupation, in this case, will not be objectionable or undesirable because of potential noise, increased pedestrian or vehicular traffic, dust, smoke, odors, or any other condition which may interfere with the general welfare of the surrounding residential area; and

3. The establishment, maintenance, and conduct of the use generally complies with the intent of a home occupation as defined in this title;

4. Cottage food establishments will comply with Contra Costa environmental health department standards.

B. In approving the home occupation permit, the zoning administrator may impose such conditions considered necessary to protect the best interests of the surrounding area or neighborhood, in line with the standards prescribed in this section and with the general plan. [Ord. 23-1509 § 20, 2023; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.210.]

18.50.415 Uses not permitted as home occupations.

The following occupations or activities and every similar use when conducted on a commercial basis and performed on the site of the applicant’s dwelling may not be considered a home occupation and therefore not permitted in an R district.

A. The repair, manufacture, processing, or alteration of goods, materials, objects, or equipment. However, dressmaking, tailoring and the manufacturing of arts and crafts items or the creation of artistic works, intended for off-site sale in which no equipment or process is used which creates an adverse impact on the neighborhood is permitted if the activity complies with PMC 18.50.405. This provision is also not intended to exclude the creation or processing of clerical, graphic, computer-generated, or administrative associate products;

B. A use involving food handling, processing, or packing, except as permitted under Health and Safety Code Section 113758 as a cottage food operation;

C. Harboring, training, or raising animals, with the exception of the breeding and selling of no more than two litters or broods of domestic animals in any calendar year;

D. Either major or minor vehicle equipment repair or painting, including off-site mobile services. However, windshield or glass repair and minor dent removal are permitted; provided, that the service does not necessitate removal or replacement of any automobile body panel, engine part or paint; and provided, that the activity complies with the provisions of PMC 18.50.205 and 18.50.405;

E. Sale or servicing of firearms or ammunition;

F. Automobile washing and detailing, including off-site mobile services. [Ord. 21-1498 § 6, 2021; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.215.]

18.50.420 Multiple home occupations.

More than one home occupation may be located in a dwelling unit but each use is considered a separate business and must obtain a home occupation or zoning administrator approval. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.220.]

18.50.425 Cessation of use.

A permit granted under this article becomes null and void if either the use ceases for a period of six consecutive months or if the home occupation is no longer conducted by the applicant to which the permit was granted. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.225.]

18.50.430 Revocation of permit.

A permit granted under this article may be revoked by the zoning administrator by following the notice hearing and determination provisions of PMC 18.28.100 and 18.28.110 except that the zoning administrator rather than the planning commission shall hear and decide the matter. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.230.]

Unit Classification

JADU

Attached ADU

Detached ADU

18.52.005 Specific purposes.

A. The specific purposes of commercial district regulations are to:

1. Provide appropriately located areas consistent with the general plan for a full range of office, retail, pedestrian commercial, and service uses needed and wanted by residents of, and visitors to, the city and region;

2. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

3. Create suitable environments for various types of commercial uses, and protect them from the adverse effects of inharmonious uses;

4. Minimize the impact of commercial development on adjacent residential districts;

5. Provide opportunities for institutional residential development on the site of commercial development or on separate sites in certain commercial districts;

6. Ensure the provision of sufficient off-street parking and loading facilities;

7. Provide sites for public and semipublic uses needed to complement commercial development or be compatible with a commercial environment.

B. The additional purposes of specific commercial districts are as follows:

1. Commercial Office (CO). To provide a landscaped environment for institutional, administrative, and professional office development of residential scale, including hospitals, related medical facilities and limited retail and commercial service uses, that are protected from the more intense levels of activity associated with community and neighborhood-serving, retail commercial development;

2. Neighborhood Commercial District (CN). To provide sites for businesses serving the daily needs of nearby residential areas while establishing development standards that complement the surrounding residential environment and that prevent significant adverse effects on adjoining residential uses;

3. Community Commercial District (CC). To provide for commercial centers and individual structures on sites that are located within reasonable distance of high densities of residences or that are served by local and regional transportation and transit systems. These sites typically host a wide variety of local- and regional-serving commercial establishments, including businesses selling home furnishings, apparel, durable goods, and specialty items. Support facilities such as personal services, entertainment, eating-and-drinking establishments and institutional uses are also allowed, subject to certain limitations to avoid adverse effects on adjacent uses;

4. Service Commercial District (CS). To provide opportunities for retail and service businesses on transitional sites between commercial and industrial areas, including businesses not allowed in other commercial districts because they have industrial characteristics, require heavy vehicle or truck traffic, or have certain other adverse impacts;

5. Downtown Service Commercial District (CSD). To provide opportunities for service commercial uses that require vehicle or truck traffic, including contractors, repair establishments and retail sales of durable goods, within the downtown but outside of the pedestrian commercial core. Development standards are created for the district that are unique to the downtown location of the district and that reflect the existing development pattern.

6. Waterfront Commercial District (CW). To provide opportunities for commercial development that enhances the city’s waterfront, that serves as an attraction for residents and visitors, and that incorporates services that are related to the waterfront. Guest-serving and pedestrian-oriented uses, including retail, restaurant, recreational and hotel facilities, are encouraged throughout the district. Offices, research and development, and marine service establishments such as boat repair and storage are also allowed, subject to limitations that ensure that such uses do not detract from the pedestrian space within the district;

7. Pedestrian Commercial District (CP). To provide a vibrant destination area that caters to pedestrian shoppers and visitors in the downtown commercial core. Permitted uses on ground floor along the primary corridor consist primarily of pedestrian-oriented retail, entertainment, restaurants, and galleries. Office uses are permitted above/below the ground floor and beyond the primary corridor of the CP district to increase the downtown population and employment/shopper base without detracting from the ground floor pedestrian retail synergy desired along the primary corridor. The district is intended to create a place for pedestrian-oriented activity by providing inviting, visually interesting, human-scale architecture, pedestrian-friendly storefronts, outdoor dining opportunities, and a limited number of (public) parking facilities. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990.]

18.52.010 CO, CN, CC, CS, CSD, CW and CP districts – Land use regulations.

In the following schedule, the letter “P” designates use classifications permitted in commercial districts. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” that follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator. The symbol (–) under any of the zoning district columns indicates that the use is not allowed in that particular district.

CO, CN, CC, CS, CSD, CW AND CP DISTRICTS – LAND USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	CO	CN	CC	CS	CSD	CW	CP
Residential
Congregate care residential	U	L-108	U	–	–	–	–
Day care home
Small	P	P	P	P	P	P	P
Large	Z	Z	Z	Z	Z	Z	Z
Group residential	U	–	–	–	–	–	–
Multifamily residential	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Senior housing	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Supportive housing	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Transitional housing	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Governmental and Quasipublic
Club and lodge	U	U	U	U	U	U	P, L-110
College, public or private	L-32	L-32	L-32	L-32	L-32	L-32, L-109	U
Convalescent facility	U	U	–	–	–	–	–
Cultural institution	P	P	P	P	P	P	P
Day care, general	U	U	U	U	U	U	U
Emergency shelter	–	–	–	L-3	–	–	–
Government office	L-27	L-27	L-27	L-27	L-27	L-27	P, L-167
Hospital	U	–	U	U	–	–	–
Maintenance and service facility	–	–	–	L-112	L-112	L-112, L-113	–
Park and recreation facility	L-2	L-2	L-2	L-2	L-2	L-2	L-2
Public parking facility	L-114	L-114	L-114	L-114	L-114	L-114	L-114
Public safety facility	P	P	P	P	P	P	P, L-115
Public transit terminal	U	U	U	U	U	L-116	U
Religious assembly	L-117	L-117	L-117	L-117	L-117	L-109, L-117	P, L-110
Residential care, protective	U	U	–	–	–	–	–
School, public or private	L-32	L-32	L-32	L-32	L-32	L-32, L-109	–
Telecommunication facility	P	P	P	P	P	P	P
Utility, minor	P	P	P	P	P	P	P
Yacht club	–	–	–	–	–	U	–
Commercial
Adult business	–	–	L-4	L-4	–	–	–
Ambulance service	–	–	L-112	P	P	–	–
Animal sales and service
Animal boarding	–	–	–	U	–	–	–
Animal grooming	U	L-118	L-118	P	P	–	U, L-168
Animal hospital	U	U	U	U	U	–	U
Animals – Retail sales	–	P	P	P	P	P	P
Artist’s studio	U	P	P	P	P	L-119	P, L-169
Bakery, commercial	–	–	U	U	P	L-119	U, L-173
Bank and savings and loan	U	P	P	P	P	P	P, L-169
ATM	P	P	P	P	P	P	P
Campground	–	–	–	U	–	U	–
Cannabis delivery	–	–	L-175, L-176	L-175, L-176	–	–	–
Cannabis retail	–	–	L-175, L-176	L-175, L-176	–	–	–
Commercial filming and communications	–	L-122	L-123	L-123	L-123	L-109	P, L-115
Commercial recreation and entertainment
Within building	L-5	L-5	U	U	U	U	U
Outdoor facility	–	–	U	U	–	U	L-124
Limited	L-6	U	U	U	U	U	U
Drive-through retail or service	–	U	U	U	U	–	U, L-170
Eating and drinking establishment
Food shop	–	P	P	P	P	P	L-125
Restaurant, full-service	U	P	P	P	P	P	P
Restaurant, self-service	L-7	L-8	L-8	P	P	P	P
Restaurant, take-out	–	P	P	P	P	P	P
Restaurant with drive-in service	–	–	U	U	U	–	–
Restaurant with full alcoholic service	U	U	U	U	U	U	L-126, L-127
Restaurant with outdoor dining	L-128	L-128	L-128	L-128	L-128	L-128	L-128
Alcoholic beverage establishment	–	U	U	U	U	U	U, L-126
Alcoholic beverage establishment or restaurant with live entertainment	–	U	U	U	U	U	L-129
Food and beverage sales
Grocery	–	U	U	U	U	U	L-125, L-126
Liquor store	–	U	U	U	U	U	–
Specialty food market	–	P	P	P	P	P	L-125, L-126
Catering service	–	P	P	P	P	–	P, L-130
Funeral and interment services	L-9	–	L-9	L-9	L-9	–	–
Horticulture, limited	–	–	–	–	–	–	–
Laboratory, limited	P	P	P	P	P	L-109	–
Maintenance and repair service	–	–	–	P	P	–	–
Marine facilities and services
Boat and marine vessel sales and rental	–	–	U	U	U	P	–
Boat and marine vessel storage	–	–	–	U	U	L-113	–
Marina	–	–	–	–	–	P	–
Massage establishment	L-131	L-131	L-131	L-131	L-131	L-131	L-131
Medical services office	P	P	P	P	P	P	P, L-169
Office, business and administrative	P	P	P	P	P	P	P, L-174
Personal improvement services	L-117	L-117	L-117	L-117	L-117	L-109, L-117	P, L-133
Personal services	L-12	P	P	P	P	L-12	P, L-134
Printing and publishing services
Commercial	–	–	U	P	P	–	U, L-171
Electronic	U	–	P	P	P	–	–
Limited	U	P	P	P	P	P	P
Recycling collection facility
Reverse vending machine	P	P	P	P	P	P	–
Recycling facility, small	Z	Z	Z	Z	Z	–	–
Recycling facility, large	–	–	U	U	U	–	–
Research and development services	P	–	–	P	P	L-109	–
Retail and wholesale sales
General merchandise, retail and rental	L-13	P	P	P	P	P	L-135
Home improvement sales and service	–	P	L-136	P	P	–	–
Lumber and building material yard	–	–	–	L-112	L-112	–	–
Nursery	–	L-137	L-137	P	L-137	L-137	–
Mail order or direct selling establishment	–	P	P	P	P	–	–
Pawn shop	–	–	U	U	U	–	–
Retail warehouse	–	–	L-138	U	–	–	–
Secondhand appliance and clothing sales	–	U	U	U	U	L-139	L-139
School, commercial	L-117	L-117	L-117	L-117	L-117	L-109, L-117	U
Smoke shop	–	L-165	L-165	L-165	L-165	L-165	L-165
Smoking lounge	–	L-165	L-165	L-165	L-165	L-165	L-165
Vehicle/equipment sales and service
Automobile and recreational vehicle repair, major	–	–	–	U	U	–	–
Automobile rental	L-14	L-14	L-14	P	P	L-14	–
Automobile repair, limited	–	–	U	P	P	–	–
Automobile sales	–	U	U	U	U	–	–
Automobile washing	–	–	–	U	U	–	–
Recreational vehicle and mobile home sales	–	–	L-140	U	–	–	–
Service station	–	U	U	U	U	–	–
Vehicle storage	–	–	–	U	–	–	–
Visitor accommodations
Bed and breakfast inn	U	P	P	–	–	P	U
Hotel	U	–	U	U	U	P	U
Motel	–	–	U	U	U	U	–
Warehousing and storage, limited	–	–	–	U	U	–	–
Industrial
Food and drug processing	–	–	–	–	–	–	U, L-172
Industrial services
Boatyard	–	–	–	–	–	L-113	–
Contractor	–	L-141	–	P	P	L-113	–
Equipment sales and rental	–	–	–	U	–	–	–
Manufacturing
Custom	–	–	–	P	P	L-142	U, L-173
Transportation/distribution
Commercial/personal transport service	–	–	–	L-112	L-112	L-112, L-113	–
Railroad terminal and switchyard	–	–	–	–	–	U	–
Truck terminal	–	–	–	–	–	L-112, L-113	–
Wharf	–	–	–	–	–	U	–
Wholesaling and storage	–
Interior operation	–	–	–	U	U	P	–
With exterior storage	–	–	–	L-112	L-112	L-112, L-113	–
Accessory Uses
Accessory uses	P	P	P	P	P	P	P
Accessory structures
Caretaker’s quarters	U	U	U	U	U	U	U
Nonresidential accessory structure	P	P	P	P	P	P	T, L-144
Temporary Uses
Animal show	–	T	T	T	T	T	T
Christmas tree sales	T	T	T	T	T	T	T
Commercial entertainment	–	T	T	T	T	T	T
Commercial filming, limited	T	T	T	T	T	T	T
Farmers’ market	–	T	T	T	T	T	T
Holiday boutique	–	P	P	P	P	P	T
Personal property sales	P	P	P	P	P	T	T
Real property sales	P	P	P	P	P	P	P
Religious assembly	–	T	T	T	T	T	T
Retail sales, outdoor	–	T	T	T	T	T	T
Rummage sales	T	T	T	T	T	T	T
Storage, outdoor	–	–	T	T	T	T	–
Trade fair	T	T	T	T	T	T	T

CO, CN, CC, CS, CSD, CW AND CP DISTRICTS – ADDITIONAL
USE REGULATIONS
L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-3	Permitted subject to the provisions of Chapter 18.84 PMC, Article XVIII, except within overlay districts unless otherwise specified.
L-4	Subject to a use permit, the exterior walls of an adult business must be a minimum of 650 feet from the boundaries of a site occupied by a public or private school, general day care or park and recreation facility use classification, and a minimum of 1,000 feet from the exterior walls of another adult business.
L-5	Limited to tennis/racquetball courts of health/fitness clubs/gyms.
L-6	Limited to live performing arts theaters, subject to a use permit.
L-7	Limited to establishments occupying no more than 1,500 square feet of gross floor area and located within a multi-tenant building, subject to a use permit.
L-8	Use permit required except that establishments occupying tenant space within a multi-tenant building are permitted.
L-9	Limited to mortuaries, subject to a use permit.
L-12	Self-service laundries not permitted.
L-13	Limited to prescription pharmacies, subject to a use permit.
L-14	Use permit required for on-site parking of more than five vehicles for rent, and no on-site maintenance facilities are permitted.
L-27	Use permit required for establishments occupying more than 10,000 square feet of gross floor area or more than 50 percent of the floor area in a shopping center, whichever is less. Use permit required for on-site maintenance or outdoor storage of vehicles.
L-32	Use permit for private institutions; public schools permitted.
L-108	Permitted above or adjacent to ground floor office, restaurant or retail use on the same site, subject to design review. Projects with multifamily residential units above or adjacent to office, restaurant or retail uses on the same site are permitted an increase of up to 0.25 FAR over that allowed in the applicable base district; provided, that the residential floor area comprises no less than 25 percent and no more than 75 percent of the total square footage of building developed on site.
L-109	Permitted above ground floor level only.
L-110	Not permitted within ground floor tenant spaces adjacent to Railroad Avenue. Conditional use permit required for establishments within a facility capable of accommodating occupancy of 50 or more seated persons, as determined by Uniform Building Code standards.
L-112	Permitted; provided, that: (1) vehicles with gross vehicle weight in excess of 15,000 pounds, equipment, supplies or merchandise are stored indoors, or, if stored outdoors, are not visible from public right(s)-of-way by means of screening by a building or an eight-foot-tall masonry wall constructed prior to the establishment of the use, and (2) the city engineer has determined that deliveries to and from the site can be made safely and without disruption of circulation patterns or modification to the existing streets that provide access to the site. Use permit required for any use that does not meet all of these provisions.
L-113	Permitted only on sites located east of Harbor Street. Prohibited elsewhere.
L-114	Permitted when owned and operated by a public agency. All other public parking facilities require a conditional use permit.
L-115	Not permitted within aboveground floor tenant spaces adjacent to Railroad Avenue.
L-116	Limited to ferry terminals, subject to a use permit.
L-117	Use permit required for establishments within a facility capable of accommodating an occupancy of 50 or more seated persons, as determined by Uniform Building Code standards. Otherwise permitted.
L-118	Use permit required for an establishment located in a multi-tenant building.
L-119	Permitted on the ground floor only if the entire storefront, to a minimum depth of 20 feet, is used for retail sales. For a bakery, the first 20 or more feet shall be used primarily for retail sales (i.e., as a counter area, display area, a seating area or general retail sales and display area). For an artist’s or similar production studio, the first 20 or more feet shall be used primarily for retail sales and display of merchandise. Permitted, without limitation, above the ground floor.
L-122	Digital imaging, media transfer, editing and similar post-production services permitted. Establishments offering other services require a use permit.
L-123	Indoor filming studios permitted. Use permit required for activities conducted outside of a building, including outdoor filming and outdoor storage.
L-124	Use permit or temporary activity permit required. The city planner shall determine which permit is appropriate depending on the specifics of the use.
L-125	Conditional use permit required for establishments occupying more than 2,500 square feet, or for establishments that sell any alcoholic beverages.
L-126	The provision of alcoholic beverages requires a conditional use permit for any restaurant if it will create “undue concentration” as defined in the Alcoholic Beverage Control (ABC) Act under Section 23958.4.
L-127	Permitted for full-service restaurants with an active Alcoholic Beverage Control License. The restaurant must be operated and maintained as a bona fide eating place, which requires the actual and substantial sales of meals during the normal hours that they are open, at least five days a week. Actual and substantial food and meal sales must occur on site until at least two hours before closing. Conditional use permit required for self-service restaurants with full alcoholic service.
L-128	An outdoor dining permit is required for all outdoor dining activities.
L-129	Permitted for live or recorded music in full-service, self-service restaurants, and/or food shops, between the hours of 10:00 a.m. and 10:00 p.m.; provided, that the noise generated is not audible beyond the property line or lease space for the use. When the provisions above are not met, a conditional use permit, special event permit or temporary activity permit is required.
L-130	Must be ancillary to a restaurant use on site, and no more than two “automobiles,” as defined within this code, may be used to provide the catering service. Otherwise, conditional use permit required.
L-131	Use permit required. Applicant must also apply for and obtain a business permit pursuant to the requirements of Chapter 5.64 PMC.
L-133	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue. Driving school classrooms and drivers’ training are limited to no more than two training vehicles used by the business, and those vehicles must be stored off-street.
L-134	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue. Self-service laundry not permitted within ground floor tenant spaces adjacent to Railroad Avenue, and only permitted with a conditional use permit in other areas when ancillary to an eating or drinking establishment or indoor commercial entertainment.
L-135	Major appliances, hospital and medical supplies and equipment, and automotive parts are not permitted. Furniture sales require a conditional use permit.
L-136	Permitted on sites designated regional commercial in the general plan. Elsewhere, use permit required for establishments occupying more than 75,000 square feet of indoor and outdoor retail space; establishments occupying less than 75,000 square feet of indoor and outdoor retail space are permitted.
L-137	Limited to establishments operating inside of a building.
L-138	Permitted only on sites with a general plan land use designation of regional commercial.
L-139	Limited to clothing consignment stores.
L-140	Limited to sales of recreational vehicles on properties with a general plan land use designation of regional commercial, and subject to a use permit.
L-141	Limited to janitorial and building maintenance services.
L-142	Permitted on sites located east of Harbor Street. Ceramic studio, candle-making and custom jewelry manufacturers are permitted on sites located west of Harbor Street; provided, that the use is located above the ground floor or, if located on the ground floor, that the entire storefront, to a minimum depth of 20 feet, is used for retail sales and display of merchandise.
L-144	Parking structures permitted with design review approval.
L-165	Use permit required. Must be located at least 1,000 feet away from the property line of a school and front door of an existing smoke shop or smoking lounge. Appropriate air filtration systems shall be required for lounges if there are potential impacts to adjacent land uses.
L-166	Conditional use permit required.
L-167	Conditional use permit required for establishments occupying more than 10,000 square feet of gross floor area and/or for on-site maintenance or outdoor storage of vehicles.
L-168	Permitted. Limited to tenant spaces less than 1,000 square feet.
L-169	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue.
L-170	Limited to parcels maintaining a private surface parking lot. Drive-through entry or exit onto or off of Railroad Avenue is prohibited. Fast food uses prohibited.
L-171	Prohibited within ground floor tenant spaces adjacent to Railroad Avenue.
L-172	Limited to breweries, bottlers, wineries, and candy and/or dairy product manufacturing. On-site tasting and/or retailing of products required.
L-173	On-site retailing of products produced by the business required.
L-174	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue. Bail bonds prohibited.
L-175	Businesses utilizing cannabis as a primary or accessory use shall comply with the requirements prescribed by Chapters 5.70 and 18.88 PMC. On-site tasting or sampling of cannabis products to or by the public is prohibited.
L-176	Limited to parcels located north of State Route 4 and east of Loveridge Road.

[Ord. 21-1498 § 7, 2021; Ord. 21-1492 § 8, 2021; Ord. 18-1451 § 3 (Exh. C), 2018; Ord. 17-1439 § 4 (Exh. A), 2018; Ord. 17-1435 §§ 4(A)(1) – (3), 2017; Ord. 16-1419 § 4, 2016; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 12-1356 § 3, 2012; Ord. 09-1322 § 3, 2009; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 05-1257 § 4 (Exh. C), 2005; Ord. 1116 § 3 (Exh. A), 1996; Ord. 1060 § 6 (Exh. A), 1993; Ord. 979 § 2 (Exh. A), 1990.]

18.52.015 CP-1 and CP-2 areas within the CP district.

Repealed by Ord. 17-1439. [Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 13-1370 § 3 (Exh. A), 2013; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006.]

Article II. Development Standards

18.52.100 Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.020.]

18.52.115 CO, CN, CC, CS, CSD, CW and CP districts – Property development regulations.

The schedule set out in Table 18.52.115 prescribes development regulations for the CO, CN, CC, CS, CSD, CW and CP districts. Following the development classifications, the first seven columns prescribe basic requirements for permitted or conditional uses in each district. The symbol “–” under any of the zoning district columns indicates no regulation for that particular classification.

Table 18.52.115
CO, CN, CC, CS, CSD, CW AND CP DISTRICTS – PROPERTY DEVELOPMENT REGULATIONS
Development Classifications	CO	CN	CC	CS	CSD	CW	CP*
Minimum lot area (sq. ft.)	10,000	5,000	5,000	5,000	5,000	5,000	–
Minimum lot width (ft.)	50	50	50	70	50	50	–
Minimum yards (ft.)
Front	20	15	15	10	–	–	–
Side	5	–	–	–	–	5	–
Side (adjacent to an R or residential PD district)	10	10	10	10	10	20	10
Corner side	15	15	10	10	–	–	–
Rear	10	–	–	–	–	5	–
Rear (adjacent to an R or residential PD district)	10	10	10	10	10	20
Maximum front yard (ft.)	–	–	–	–	5	–	0*
Maximum height of structure(s) (ft.)	35	35	60	50	48	55	60
Minimum height of structure(s) (ft.)	–	–	–	–	–	–	2 stories**
Maximum lot coverage	50%	40%	50%	60%	60%	60%	100%
Maximum FAR	0.5	0.5	0.5	0.5	0.6	1.0	2.0***
Minimum site landscaping	20%	15%	10%	7%	–	10%	*
* See Old Town Pittsburg Design Guidelines and PMC 18.52.160 for additional specifications. Applies to new structures only. * 2.0 max, 1.0 max for nonresidential uses.

[Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.015.]

18.52.120 Residential development.

Residential development in a C district must comply with the RH development regulations for site area per unit, private storage area per unit and open space per unit, pursuant to PMC 18.50.105. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.100.]

18.52.130 Planting areas – C districts.

A. CO District. Each site in the CO district must comply with the planting area requirements of PMC 18.50.115(B).

B. Planting Areas in Required Yards Abutting Streets. Required front and corner side yards must be landscaped except for access driveways and access walkways. Outdoor patios accessory to a restaurant use and available to patrons for consumption of food items may be located in the required front or corner side yard; provided, that the patio is not covered by a fixed and permanent roof or overhang, is comprised of pervious material such as pavers, and is at least five feet away from the street line.

C. Planting Areas Adjacent to Interior Lot Lines. Perimeter planting strips adjacent to interior side and rear lot lines shall be provided in accordance with PMC 18.84.320.

D. Credit for Preservation of Natural Features. In calculating the minimum percent of the site area to be landscaped, creeks, riverfront, wetlands, adjacent riparian vegetation and slopes to be retained in their natural state qualify as planting areas. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.105.]

18.52.140 Fences and walls — C districts.

A solid concrete masonry wall at least eight feet in height shall be constructed on each interior side and rear lot line between a commercial use and a residential use other than mixed use residential, except that any wall within 10 feet of a street line may not exceed three feet in height. Any wall constructed pursuant to this section shall have comparable reveals, relief, texture or other treatment on both sides of the wall and shall feature a wall cap. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.52.150 Blank walls in the CP district.

Building facades adjacent to public right-of-way and/or parking facilities shall not have an expanse of blank wall greater than 20 feet long. A blank wall consists of a wall that is not broken up by windows, architectural details, or storefront entrances. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006. Formerly 18.52.110.]

18.52.160 Modified development standards for pedestrian-oriented design in the CO, CN, CC and CP districts.

A. CP District. The planning commission may allow building setbacks up to 20 feet to accommodate street-related activities, such as sidewalk cafes, small plazas or courtyards, arcades, recessed entrances, architectural features, landscaping, or other elements that contribute to the pedestrian-oriented character of the area.

B. CO, CN and CC Districts. A building may encroach five feet into the required front or corner side yard, the minimum site landscaping requirement may be reduced by five percent, and the maximum lot coverage may be increased by five percent, if both of the following conditions are met:

1. The length of the building wall or the combined length of all building walls adjoining the required front or corner side yard is a minimum of 50 percent of the length of the adjacent street line; and

2. A minimum of 50 percent of the ground floor building facade adjoining the required front or corner side yard is occupied by transparent glass storefront doors or display windows with a sill height of no more than 30 inches and a head height of no fewer than 72 inches above grade of the adjacent sidewalk. For purposes of this section, shadowboxes inset in the building wall shall qualify as display window space; provided, that the shadowbox has a minimum depth of 12 inches and is used exclusively for the display of samples of merchandise for retail sale on the same site as the building.

C. Additional Encroachment Allowed in CN and CC Districts. In addition to the reduction in minimum yards and total site landscaping allowed pursuant to subsection (A) of this section, the following allowances are permitted for each 10 percent increase above 50 percent in the ratio of display window or door glazing area to the area of the respective ground floor building facade:

1. For properties located in the CN district, the building may encroach an additional one foot into the respective front or corner side yard and total lot coverage may be increased an additional one percent.

2. For properties located in the CC district, the building may encroach an additional one foot into the respective front or corner side yard and maximum nonresidential FAR may be increased by 0.05.

D. Increased FAR for Mixed Use, Pedestrian-Oriented Development in Railroad Avenue Corridor. For mixed commercial and multifamily residential projects on sites that are located in the CC district and the Railroad Avenue subarea of the general plan, the increase in nonresidential FAR allowed by subsection (C)(2) of this section may be further increased by 0.25, in addition to the 0.25 increase in total FAR allowed for such mixed use projects pursuant to PMC 18.52.010.

E. Maintenance of Sight Distance. Notwithstanding the provisions of this section allowing reductions in minimum front and corner side yards, no building shall be constructed in such a manner as to interfere with adequate vehicle sight distances as determined by the city engineer. [Ord. 07-1284 § 3 (Exh. D), 2007.]

Article III. Performance Standards

18.52.200 CP district.

A. Loading/unloading and on-street deliveries on the primary street in the CP district shall only take place between the hours of 6:00 a.m. and 10:00 a.m. Deliveries are permitted from private off-street parking lots and designated loading/unloading facilities from 6:00 a.m. to 6:00 p.m.

B. Where a conflict occurs between this title (Zoning) and PMC Title 15 (Buildings and Construction), PMC Title 15 shall govern. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006. Formerly 18.52.115.]

18.53.010 Specific purposes.

The purposes of the mixed use district are to:

A. Promote use of mass transit facilities by placing high concentrations of residents and employees in proximity to transit stations and routes;

B. Establish standards and guidelines that allow integration of high-density residential, commercial and business uses, resident and employee services, and public spaces;

C. Provide safe, attractive, accessible and well-designed pedestrian and bicycle pathways and routes between transit facilities, services, jobs and housing, in order to create interconnected neighborhoods and reduce automobile use;

D. Minimize prominence of the automobile and enhance the pedestrian space through design standards that encourage visible and usable public open spaces and that orient commercial structures toward the pedestrian and street;

E. Ensure that new development, redevelopment, rehabilitation of structures and establishment of new uses within one-half mile of existing and future transit stations occur in a manner that is consistent with the general plan. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.53.020 Land use and development regulations.

In the following schedule, the letter “P” designates use classifications permitted in the mixed use district. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” that follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator.

M DISTRICT – LAND
USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	M
Residential
Congregate care residential	L-157
Day care home
Small	P
Large	L-163
Multifamily residential	L-157
Single-family residential – Attached	P
Supportive housing	L-157
Transitional housing	L-157
Governmental and Quasipublic
Club and lodge	U
College, public or private	L-32
Cultural institution	P
Day care, general	L-145
Government office	L-27
Park and recreation facility	L-2
Public parking facility	L-114
Public safety facility	U
Public transit terminal	L-146
Religious assembly	L-117
School, public or private	L-117
Telecommunication facility	P
Utility, minor	P
Commercial
Animal sales and service
Animal grooming	L-147
Animals – Retail sales	P
Artist’s studio	P
Bakery, commercial	L-119a
Bank and savings and loan	L-121
ATM	P
Commercial filming and communications	L-148
Commercial recreation and entertainment
Within building	U
Limited	U
Eating and drinking establishment
Restaurant, full-service	P
Restaurant, self-service	P
Restaurant, take-out	P
Restaurant with full alcoholic service	U
Restaurant with outdoor dining	L-128
Alcoholic beverage establishment	U
Alcoholic beverage establishment or restaurant with live entertainment	L-129
Food and beverage sales
Grocery	U
Liquor store	U
Specialty food market	P
Food shop	P
Catering service	L-119a
Funeral and interment services	L-149
Laboratory, limited	P
Massage establishment	L-131
Medical services office	P
Office, business and administrative	P
Personal improvement services	L-117
Personal services	P
Printing and publishing services
Electronic	L-148
Limited	P
Recycling collection facility
Reverse vending machine	P
Recycling facility, small	L-148
Research and development services	L-148
Retail and wholesale sales
General merchandise, retail and rental	L-150
Nursery	L-137
Mail order or direct selling establishment	L-148
Secondhand appliance and clothing sales	L-139
School, commercial	L-117
Smoke shop	L-165
Smoking lounge	L-165
Vehicle/equipment sales and service
Visitor accommodations
Bed and breakfast inn	U
Hotel	U
Industrial
Industrial services
Contractor	U
Manufacturing
Custom	L-160
Accessory Uses
Accessory uses	P
Accessory structures
Nonresidential accessory structure	P
Caretaker’s quarters	U
Temporary Uses
Christmas tree sales	T
Circus and carnival	T
Commercial filming, limited	T
Farmers’ market	T
Holiday boutique	T
Personal property sales	P
Real property sales	P
Religious assembly	T
Retail sales, outdoor	T
Rummage sales	T
Trade fair	T

M DISTRICT – ADDITIONAL USE REGULATIONS
L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-27	Use permit required for establishments occupying more than 10,000 square feet of gross floor area or more than 50 percent of the floor area in a shopping center. Use permit required for on-site maintenance or outdoor storage of vehicles.
L-32	Use permit for private institutions; public schools permitted.
L-101	Permitted; provided, that such uses shall be separated from each other by a minimum distance of 300 feet, measured from any point upon the outside wall of the structure(s) housing the facility.
L-114	Permitted when owned and operated by a public agency. All other public parking facilities require a conditional use permit.
L-117	Use permit required for establishments within a facility with an occupancy of 50 or more seated persons, as determined by Uniform Building Code standards. Otherwise permitted.
L-119a	Permitted on the ground floor only if the entire storefront, to a minimum depth of 20 feet, is primarily used for retail sales (i.e., as a counter area, display area, seating area, or general retail sales and display area). The city planner may grant exceptions when the building is not conducive to the 20-foot requirement; provided, that a substantial amount of retail space, visible from the sidewalk, is provided. Additionally, the business may have no more than two catering/delivery vehicles, and parking for those vehicles must be in designated parking spaces in a private parking lot behind or to the side of the building occupied by the business.
L-121	Conditional use permit required. In approving the use permit, the planning commission must find that the location of the proposed bank does not impede or discourage the flow of pedestrian traffic.
L-128	An outdoor dining permit is required for all outdoor dining activities.
L-129	Permitted for live or recorded music in full-service, self-service restaurants, and/or food shops, between the hours of 10:00 a.m. and 10:00 p.m.; provided, that the noise generated is not audible beyond the property line or lease space for the use. When the provisions above are not met, a conditional use permit, special event permit or temporary activity permit is required.
L-131	Use permit required. Applicant must also apply for and obtain a business permit pursuant to the requirements of Chapter 5.64 PMC.
L-137	Limited to establishments operating inside of a building.
L-139	Limited to clothing consignment stores.
L-145	Permitted; provided, that the city engineer has determined that drop-off and pickup associated with the use can be made safely without disruption of circulation patterns or modification to the streets that provide access to the site. Otherwise, a use permit is required.
L-146	Permitted when owned by a public agency or transit district. Surface park and ride lots prohibited.
L-147	Use permit required for overnight boarding of animals.
L-148	Permitted above ground floor level, except for small recycling facilities. Use permit required for any establishment occupying the ground floor level of a building constructed on a lot with frontage on Railroad Avenue, or California Avenue east of Harbor Street. Otherwise, prohibited.
L-149	Prohibited within one-quarter mile radius of the Railroad Avenue transit station, as designated in the general plan. Use permit required elsewhere.
L-150	Establishments occupying fewer than 25,000 square feet of gross floor area are permitted. Use permit required for establishments occupying 25,000 to 50,000 square feet of gross floor area. Establishments occupying more than 50,000 square feet of gross floor area prohibited.
L-157	Permitted in the Railroad Avenue specific plan area and along the West 10th Street mixed use corridor in accordance with residential development standards set forth in the specific plan, design guidelines or other applicable planning document(s).
L-160	Ceramic studio, candle-making, custom jewelry manufacture and similar use as determined by the city planner permitted. If located on the ground floor of a building on a lot with frontage on Railroad Avenue, the entire storefront, to a minimum depth of 20 feet, must be used for retail sales and display of merchandise.
L-163	Permitted; provided, that (1) outdoor activities shall not occur before 8:00 a.m. on weekdays and 9:00 a.m. on weekends, and shall not occur after 9:00 p.m. any day of the week; (2) a minimum of one paved off-street drop-off/pick-up parking space is provided on site (note, this is in addition to any required parking for the residential unit); (3) the off-street parking space is reserved exclusively for child loading and drop-off during all hours of operation, and parents shall be provided notice about the availability of the designated drop-off/pick-up location; and (4) the use is separated from other large family day care homes by a minimum of 300 feet in all directions, as measured from property line to property line. Zoning administrator approval required for any use that does not meet all of these requirements. Zoning administrator approval process (when required) shall adhere to the requirements of state law, including the California Child Day Care Facilities Act (California Health and Safety Code Section 1597.46(a)(3)), as amended from time to time.
L-165	Use permit required. Must be located at least 1,000 feet away from the property line of a school and front door of an existing smoke shop or smoking lounge. Appropriate air filtration systems shall be required for lounges if there are potential impacts to adjacent land uses.

[Ord. 21-1498 § 8, 2021; Ord. 18-1452 § 3, 2018; Ord. 18-1451 § 3 (Exh. C), 2018; Ord. 17-1424 § 4 (Exh. A), 2017; Ord. 16-1419 § 4, 2016; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 11-1350 § 3, 2011; Ord. 09-1322 § 3, 2009; Ord. 09-1319 § 3(3)(B), 2009; Ord. 07-1284 § 3 (Exh. D), 2007.]

Article II. Development Standards

18.53.030 Development regulations.

A. Railroad Avenue Specific Plan Area. Land use and development regulations for properties located within the Railroad Avenue specific plan area shall conform to the applicable use and development regulations identified in the specific plan.

B. Pittsburg/Bay Point BART Master Plan Area. Land use and development regulations for properties located within the Pittsburg/Bay Point BART master plan area shall conform to the applicable use and development regulations identified in the master plan.

C. West 10th Street Mixed Use Corridor. Nonresidential and mixed use development shall be regulated by the property development regulations specified in the CC district. Residential development that does not contain a commercial or governmental/quasipublic component shall be regulated by the property development regulations specified in the best fit zoning of the RM-D district or the RH-D district, as determined by the city planner or planning commission, as dictated by the code. [Ord. 16-1420 § 4, 2016; Ord. 11-1350 § 3, 2011; Ord. 07-1284 § 3 (Exh. D), 2007.]

18.53.040 Review of plans.

All projects require design review. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.54.005 Specific purposes.

A. The specific purposes of industrial district regulations are to:

1. Provide appropriately located areas consistent with the general plan for a broad range of manufacturing, research and development, processing and service uses;

2. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

3. Provide a suitable environment for various types of industrial uses, and protect them from the adverse impacts of inharmonious uses;

4. Ensure that the appearance and effects of industrial uses are compatible with the character of the area in which they are located;

5. Minimize the impact of industrial uses on adjacent residential districts;

6. Ensure the provision of adequate off-street parking and loading facilities.

B. The additional purposes of specific industrial districts are as follows:

1. Industrial Park District (IP). To provide sites in landscaped settings for service-oriented commercial and light industrial uses with limited customer presence and turnover, including industrial office centers, research and development facilities, limited industrial activities (including production and assembly but no raw materials processing or bulk handling), limited and warehouse type retail and commercial activities, and small-scale warehousing distribution.

2. Limited Industrial District (IL). To provide opportunities for service-oriented commercial and limited industrial uses in transitional areas between heavy industry and residential and commercial land uses. Heavy industrial uses are restricted or subject to discretionary approval in order to minimize their potential impacts on surrounding land uses.

3. General Industrial District (IG). To provide sites for intense industrial uses on large parcels occupied by or directly adjacent to existing heavy industrial uses, as well as on small parcels in the vicinity of heavy industrial uses. Areas are established for heavy industrial uses in order to protect them, to the extent feasible, from disruption and competition for space from unrelated retail and commercial uses that are more appropriately located elsewhere in the city. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.54.010 IP, IL and IG district – Land use regulations.

In the following schedule, the letter “P” designates use classifications permitted in industrial districts. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” which follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator. The symbol (–) under any of the zoning district columns indicates that the use is not allowed in that particular district.

IP, IL AND IG DISTRICTS – LAND USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	IP	IL	IG
Governmental and Quasipublic
Club and lodge	U	–	–
College, public or private	L-32	–	–
Day care, general	L-31	L-31	L-31
Disposal facility	–	–	L-28
Government office	U	U	U
Hazardous waste facility
Land disposal facility	–	–	L-28
On-site facility	–	L-28	L-28
Single-user off-site facility	–	L-28	L-28
Specified hazardous waste facility	–	–	L-28
Transfer facility	–	L-28	L-28
Heliport	–	–	L-15
Maintenance and service facility	L-112	L-112	P
Military installation	–	U	U
Park and recreation facility	L-2a	L-2a	L-2a
Public parking facility	U	U	–
Public safety facility	P	P	P
Public transit terminal	U	U	U
Religious assembly	U	–	–
Telecommunication facility	P	P	P
Utility, major	–	–	U
Utility, minor	P	P	P
Commercial
Ambulance service	U	–	–
Animal sales and service
Animal boarding	–	U	–
Artists’ studio	P	P	–
Bakery, commercial	U	U	–
Bank and savings and loan	–	–	–
ATM	P	P	P
Cannabis delivery	L-175, L177	L-175, L178	L-175, L178
Cannabis retail	L-175, L177	L-175, L178	L-175, L178
Commercial filming and communications	L-123	L-123	L-123
Commercial recreation and entertainment within building	L-5a	–	–
Eating and drinking establishment
Food shop	L-151	L-151	–
Restaurant, full-service	L-31	L-31	L-31
Restaurant, self-service	L-151	L-151	L-151
Food and beverage sales
Catering service	P	P	–
Funeral and interment services	L-18	L-18	–
Horticulture, limited	–	P	P
Laboratory, limited	P	P	P
Maintenance and repair service	P	P	P
Marine facilities and services
Boat and marine vessel sales and rental	U	P	P
Boat and marine vessel storage	–	L-152	L-152
Marina	–	P	P
Office, business and administrative	L-19	–	–
Printing and publishing services
Commercial	P	P	P
Electronic	P	P	P
Recycling collection facility
Reverse vending machine	P	P	P
Recycling facility, small	Z	–	–
Recycling facility, large	U	U	U
Research and development services	P	P	P
Retail and wholesale sales
Lumber and building material yard	L-112	L-112	P
Home improvement sales and service	L-153	L-153	–
Nursery	L-112	L-112	P
Mail order or direct selling establishment	P	P	P
School, commercial	U	P	P
Vehicle sales and service
Automobile and recreational vehicle repair, major	U	U	P
Automobile repair, limited	P	U	–
Automobile washing	–	L-20	L-20
Recreational vehicle and mobile home sales	U	U	–
Service station	–	L-21	L-21
Vehicle storage	–	U	U
Warehousing and storage, limited	U	U	U
Industrial
Cannabis distribution	L-175, L-177	L-175, L-178	L-175, L-178
Cannabis manufacturing	L-175, L-177	L-175, L-178	L-175, L-178
Cannabis microbusiness	L-175, L-177	L-175, L-178	L-175, L-178
Cannabis testing laboratory	L-175, L-178	L-175, L-178	L-175, L-178
Food and drug processing	U	U	U
Industrial services
Boatyard	–	U	U
Contractor	P	P	P
Contractor yard	L-112	L-112	L-112
Equipment sales and rental	L-112	L-112	L-112
Laboratory	U	P	P
Laundry	U	U	P
Processor	–	L-154	L-154
Repair/jobbing service	U	P	P
Manufacturing
Heavy	–	L-155	U
Limited	L-112	L-112	P
Custom	P	P	P
Research and development production	U	P	P
Transportation/distribution
Commercial/personal transport services	U	U	L-112
Railroad terminal and switchyard	–	U	P
Truck terminal	U	U	P
Wharf	–	U	L-156
Wholesaling and storage
Interior operation	L-23	P	P
With exterior storage	U	L-112	P
Agricultural and Extractive
Cannabis cultivation
Indoor	L-175, L-177	L-175, L-178	L-175, L-178
Mixed light	–	–	–
Outdoor	–	–	–
Mining and processing	–	–	L-115
Accessory Uses
Accessory uses	P	P	P
Accessory structures
Nonresidential accessory structure	P	P	P
Caretaker’s quarters	U	U	U
Temporary Uses
Animal show	T	T	T
Christmas tree sales	T	T	T
Circus and carnival	T	T	T
Commercial filming, limited	T	T	T
Farmers’ market	T	–	–
Holiday boutique	T	–	–
Real property sales	P	P	P
Religious assembly	T	T	T
Retail sales, outdoor	T	–	–
Storage, outdoor	T	T	P
Trade fair	T	T	T

IP, IL AND IG DISTRICTS – ADDITIONAL
USE REGULATIONS
L-2a	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be permitted; provided, that the facility is not made available for use after 9:00 p.m.; otherwise, use permit required.
L-5a	Use permit required. Limited to arenas for field sports (such as football, soccer and lacrosse), ice or hockey rinks, basketball and tennis/racquetball courts, or health/fitness clubs/gyms.
L-15	Use permit and heliport permit from California Department of Transportation, Division of Aeronautics.
L-17	Permitted as an ancillary use to wholesale operations.
L-18	Limited to crematories, columbariums or mausoleums.
L-19	Businesses are not permitted that typically provide on-site customer or patient services, such as medical-dental, counseling, real estate or insurance brokerage offices.
L-20	Prohibited on sites within 1,000 feet of the shoreline. Elsewhere, permitted, limited to truck, tractor, trailer or construction equipment washing.
L-21	Limited to stations offering specific services to individual uses within the base zoning district, subject to a use permit.
L-23	Use permit required for more than two truck docks; otherwise, permitted.
L-28	Prohibited within 1,000 feet of the shoreline. Elsewhere, limited to an accessory use only, subject to a use permit.
L-31	Permitted if established as an ancillary use for employees of and located on the same site as the primary use.
L-32	Use permit for private institutions; public schools permitted.
L-112	Permitted; provided, that: (1) vehicles with gross vehicle weight in excess of 15,000 pounds, equipment, supplies or merchandise are stored indoors, or, if stored outdoors, are not visible from public right(s)-of-way by means of screening by a building or an eight-foot-tall masonry wall constructed prior to the establishment of the use, and (2) the city engineer has determined that deliveries to and from the site can be made safely and without disruption of circulation patterns or modification to the existing streets that provide access to the site. Use permit required for any use that does not meet all of these provisions.
L-123	Indoor filming studios permitted. Use permit required for activities conducted outside of a building, including outdoor filming and outdoor storage.
L-151	Limited to establishments occupying 1,500 or fewer square feet of floor area and located in a multi-tenant building. Such establishments shall be separated from each other by 1,000 or more feet. Use permit required for any establishment that does not meet all of these criteria.
L-152	Permitted on properties within 1,000 feet of the shoreline; provided, that: (1) secure areas for vessel storage are located within a building, or, if outside of a building, are enclosed by a minimum six-foot-tall wrought iron fence or masonry wall; and (2) the city engineer has determined that vehicles and utility trailers can safely enter and exit the site without disruption of circulation patterns or modification to the existing streets that provide access to the site. Use permit required for any use that does not meet all of these provisions.
L-153	Establishments occupying 15,000 or fewer square feet of indoor retail or display space are permitted. Use permit required for any establishment with outdoor display area or that occupies more than 15,000 square feet of indoor and outdoor display area.
L-154	Use permit required. Storage of materials or items on any portion of the site that is located within 500 feet of a shoreline or within 200 feet of a public street shall occur within a building or a fully enclosed structure.
L-155	Use permit required. Manufacturing or mining activities occurring outside of a building shall not be conducted within 200 feet of a public right-of-way or nonindustrial district. Any portion of the site located within 200 feet of a public right-of-way or nonindustrial district shall be occupied exclusively by landscaping, on-site parking facilities, administrative offices accessory to the manufacturing use, on-site employee services such as dining and day care facilities, or manufacturing or processing activities that occur within a building.
L-156	Permitted if ancillary to a permitted or conditionally permitted use on the same site; otherwise, use permit required.
L-175	Businesses utilizing cannabis as a primary or accessory use shall comply with the requirements prescribed by Chapters 5.70 and 18.88 PMC. On-site tasting or sampling of cannabis products to or by the public is prohibited.
L-177	Limited to areas located within the Railroad Avenue specific plan area south of State Route 4 and east of Harbor Street. Uses must also be set back a minimum of 200 feet from the right-of-way of Harbor Street, Leland Road, and Loveridge Road.
L-178	Limited to areas located north of Pittsburg-Antioch Highway and east of Loveridge Road.

[Ord. 21-1492 § 9, 2021; Ord. 18-1448 § 3 (Exh. A), 2018; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4 (Exh. D), 2005; Ord. 1060 § 7 (Exh. B), 1993; Ord. 1026 § 5 (Exh. D), 1991; Ord. 1004 (Exh. B), 1991; Ord. 979 § 2 (Exh. A), 1990.]

Article II. Development Standards

18.54.100 IP, IL and IG districts – Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.020.]

18.54.115 IP, IL and IG districts – Property development regulations.

The schedule set out in Table 18.54.115 prescribes development regulations for the IP, IL and IG districts. The second, third and fourth columns prescribe basic requirements for permitted or conditional uses in each district. The symbol “–” under any of the zoning district columns indicates no regulation for that particular classification.

Table 18.54.115
IP, IL and IG DISTRICTS –
DEVELOPMENT REGULATIONS
Development Classifications	IP	IL	IG
Minimum lot area (sq. ft.)	15,000	10,000	20,000
Minimum lot width (ft.)	80	70	100
Minimum yards (ft.)
Front	25	25	25
Corner side	25	25	25
Side	10	–	–
Side (adjacent to nonindustrial district)	10	10	10
Rear	10	–	–
Rear (adjacent to nonindustrial district)	10	10	10
Maximum height of structures	35	50	50
Maximum lot coverage	50%	60%	75%
Maximum FAR	0.8	0.8	0.8
Minimum site landscaping	15%	10%	10%

[Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.015.]

18.54.120 Additional height allowance.

An increase over the maximum height allowance is allowed in the IL and IG districts equal to the number of additional feet the structure is set back from each property line beyond the minimum yard requirements, up to a maximum height of 75 feet. To be entitled to additional height, the building or structure setback must exceed the minimum on all sides. See also, height limit exceptions (PMC 18.80.020). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.100.]

18.54.130 IP, IL and IG districts – Planting areas.

A. Required front and street side yards must be landscaped except for access driveways. Required side and rear yards abutting a residential use must be landscaped unless occupied by a parking facility or vehicle aisle.

B. Trees shall be planted along each side or rear property line abutting a residential use. Such trees shall be planted within a continuous planting area or, in the case of a side or rear yard that is occupied by a parking facility or vehicle aisle, within irrigated tree wells. A minimum of five trees shall be planted for each 100 linear feet along the respective property line.

C. Exceptions.

1. Credit for Preservation of Natural Features. In calculating the minimum percent of the site area to be landscaped, walks, creeks, riverfront, wetlands, adjacent riparian vegetation and slopes to be retained in their natural state qualify as planting areas.

2. Credit for Recreational Amenities. In calculating the total site landscaping percentage, the following outdoor active and passive recreational amenities shall qualify as landscaping when provided on-site and privately maintained. Pursuant to the limitations specified in PMC 18.54.010, recreational amenities provided under this subsection may require a use permit. Each one square foot of the following recreational amenities provided on-site shall be credited as one and one-half square feet toward the minimum site landscaping requirement for the site:

a. Paved patios or gardens; provided, that the patio or garden encompasses 200 or more square feet, incorporates at least one tree for shade, and incorporates fixed outdoor furniture at a ratio of no less than one seat and no more than two seats per 50 square feet of patio or garden area. Seating required under this provision may include benches, or may include individual chairs combined with tables, as for dining purposes;

b. Continuous trails of at least one-quarter mile in length. Trails less than one-quarter mile in length shall not qualify for the landscaping credit provided under this subsection, unless that portion of the trail that is provided on-site is connected to another paved trail on one or more abutting sites; and provided, that all legs of the trail are continuous and have a combined length of no less than one-half mile. As used in this subsection, “trail” shall mean a paved course, excluding a sidewalk or lane within a public right-of-way, that is intended for use by bicyclists or pedestrians, that is constructed of pervious material, that is at least six feet wide, and that is designed and constructed so as to comply with the minimum accessibility requirements of the Americans with Disabilities Act;

c. Basketball courts and half-courts; recreational soccer fields with minimum dimensions of 50 feet by 100 feet; baseball and softball diamonds; horseshoe pits; volleyball, tennis, badminton and handball courts; lawn bowling greens; and similar athletic courts with associated sports equipment.

3. Pervious Surfaces. Notwithstanding subsection (C)(2) of this section, at least five percent of the total site area provided on-site shall consist of pervious surfaces or materials. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.105.]

18.56.010 General.

A. The regulations in this chapter apply to all hillside development. Hillside development must also comply with all other applicable provisions of this title. Where this chapter conflicts with other provisions of this title, this chapter controls.

B. If land is zoned hillside planned development, but no hillside planned development permit is approved, no new use may be established. A single-family residential or agricultural building lawfully existing at the time of the establishment of hillside planned development zoning may be enlarged or structurally altered and a building may be constructed as permitted by this chapter.

C. To assist applicants in the early stages of project development, the community development department shall develop and maintain a general design guidelines document for the hillside planned development district. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.020 Intent and purpose.

A. The city is fortunate to be situated between two significant natural resources: The Suisun Bay to the north and the dramatic foothills of Mount Diablo to the south.

B. These foothills to the south are a natural topographic feature, visible to residents and to many visitors traveling State Route 4 and the waters of the Suisun Bay.

C. While development to date has not substantially impinged upon these hills, the city recognizes the need to enact hillside development regulations that will ensure that any future development within these hillside areas will be compatible with the special sensitivity of the hillside areas.

D. The city council declares that lands within the hillside areas be placed in a hillside planned development (HPD) district. The following goals are established for the HPD district:

1. To encourage and create the means of effectuating desirable future development through regulations and development standards on those lands designated in the city general plan as estate residential and hillside/grazing;

2. To protect the public health, safety and welfare in regard to hillside development;

3. To protect natural topographic features, aesthetic views, vistas and prominent ridgelines;

4. To protect adjacent properties from potential adverse impacts of grading and drainage associated with hillside development;

5. To encourage the use of development techniques and alternatives that will be compatible to the terrain of the hillside areas. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.030 Definitions.

In this chapter, unless the context otherwise requires:

“Agricultural buildings” means a structure, except fences, for the purpose of housing farm animals or farm equipment. It excludes a building used for processing or producing farm products on a commercial basis.

“Base density” means the number of dwellings per acre before adjustment.

“Contour interval” means the difference in elevation between adjacent contour lines on a topographic map.

“Development plan” reflects the developer’s intentions regarding the total development of a site.

“Hillside planned development zone (HPD)” means land zoned as hillside planned development.

“Interim use” means a use existing on July 4, 1984, for which a hillside development plan has not been approved.

“Major ridge” means a ridge designated to be preserved in its natural state and delineated on the hillside ridge preservation map.

“Minor ridge” means a ridge designated on the hillside ridge preservation map as “minor ridge” on which development may be permitted provided special design requirements are implemented.

“Open space” means an area to remain undeveloped and to be dedicated to the public or to be held in common ownership by the residents of a development.

“Original ground” means the condition of the existing terrain in its natural state before development.

“Ridge” means an interconnected series of major and minor hill tops.

“Ridgeline” means the highest elevation of a ridge running parallel with the long axis of the ridge.

“Transitional design” is a method of buffering and protecting residential land uses from the impacts associated with locating different types of land on contiguous property lines. [Amended during 2007 recodification; Ord. 979 § 2 (Exh. A), 1990.]

18.56.040 Permitted uses.

The following uses are permitted in the HPD zone:

A. Single-family residential: Detached house on separate lot with design features commonly associated with single-family residential use, subject to the following additional limitations:

1. Only a corner lot is allowed double frontage. An interior lot is allowed double frontage only if necessitated by topographic or other unusual physical conditions. When a lot with double frontage is allowed, or required, additional lot depth and size is also required to provide for larger yards,

2. Each lot shall have a recreational area which has a minimum of 200 square feet. This recreational area may include uncovered decks and covered patios,

3. Transitional design is required where residential land use is proposed contiguous to land developed with uses other than detached single-family residences;

B. Agricultural uses and accessory structures;

C. Livestock raising and grazing;

D. General day care may be allowed subject to a use permit;

E. Planned unit development;

F. Multifamily residential (includes apartments, residential condominiums, townhouses, stock cooperatives and other similar projects), subject to the following additional limitations:

1. The planning commission may require single-story units in areas transitional to single-family residences,

2. Each dwelling unit within a project shall have an appurtenant minimum private open space of 130 square feet such as a patio, deck, balcony or atrium. This space shall be designated for the sole enjoyment of the unit owner, shall have at least two weather proofed electrical outlets and shall have a shape and size that will allow for optimal usable space. The space shall be at approximately the same level as, and immediately accessible from, a room within the unit;

G. Neighborhood commercial uses:

1. Retail sales, restaurant, bank, personal services and business and professional office involving no outside storage or display and with each individual store or operation occupying less than 10,000 square feet of gross floor area within a center having a maximum gross floor area of 50,000 feet, if the average ground slope exceeds 10 percent and a maximum gross floor area of 100,000 square feet if the average ground slope is 10 percent or less,

2. Other uses which the planning commission finds to be of a similar nature, related to and complementary to the above uses and to the general area in which the proposed use is to be located,

3. In the case of a multiple tenant project, a hillside planned development permit application shall contain an “overall development plan” which considers total site development,

4. Each tenant in a multiple tenant development must first obtain a zoning permit before occupancy;

H. School (private or public) which meets state licensing requirements can provide off-street parking and loading requirements, and is located or designed so as to ensure it will have no detrimental effects on surrounding residential uses (especially noise);

I. Church, lodge and fraternal organization;

J. Public and private utility building with no maintenance or corporation yard;

K. Neighborhood center, swim club and other similar use owned and operated by and for residents of a neighborhood in which the use is located if approved with a tentative subdivision map for the subdivision which is to be served or by a hillside planned development permit;

L. Other use accessory to any of the above permitted uses. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.050 Permit – Required.

Land zoned HPD may not be developed nor may a grading permit or building permit be issued until a hillside planned development permit is obtained. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.060 Permit – Application.

A hillside planned development is initiated by filing an application with the city. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.070 Plans, reports and data required to accompany permit application.

The following plans, reports and data must accompany the application for an HPD permit:

A. All items needed for environmental clearance;

B. A written description of the use of buildings/property, machinery, required parking and an estimate of potential impacts on existing parking, traffic and contiguous uses;

C. Color photographs (eight inches by 10 inches or larger) showing the area to fully depict the existing site under review;

D. Site plan, fully dimensioned, to scale including the following data:

1. Vicinity map;

2. Location and dimensions of all property lines (existing and proposed), streets (centerline of city streets and proposed street dedication) and other public improvements, easements, watercourses, trails, setbacks, driveways and parking spaces;

3. Location of all existing and proposed building/structures with building lines and roof overhangs;

4. Location, dimensions and details of trash enclosures, freestanding signs, accessory buildings/structures, such as mailboxes, laundry, ground level equipment, transformers, utility boxes and meters, proposed fences, retaining walls and landscaped areas;

5. Location, type and dimensions of proposed recreational and common area facilities;

6. Location and size of private and public open space;

7. Existing mature trees, including species, variety and size;

8. Parking and loading facilities with circulation pattern;

9. A certification for execution by the director stating that all submitted plans have been approved by the city council with date of approval;

E. Topographic map (one inch equals 200 feet or larger), including:

1. Existing contour lines of not more than 10-foot intervals;

2. Proposed graded contours at not more than 10-foot intervals;

3. Preliminary grading plan including proposed direction of drainage;

4. Slope map showing areas of 10 percent, 20 percent, 30 percent and 40 percent or greater slopes;

5. Table of site coverage showing acreage percentage coverage for the following:

a. Structures,

b. Parking (covered, show total number),

c. Parking (open, show total number),

d. Streets, sidewalks and paths,

e. Open space,

f. Recreational facilities;

6. Vicinity map;

F. Floor plans to appropriate scale. (For single- family and multifamily residential units only typical plans need to be submitted);

G. Building elevations of nonsingle-family units of all sides, including those existing structures that will remain. Building elevations must include:

1. Dimensions of all building structures and components (height, width, roof height, overhang, etc.);

2. Details with specified material and dimensions of door and window treatments, railings, stairways, handicap ramps, trim, fascia, soffits/roof overhang, beams, eaves, posts, columns, trellises, fences, trash enclosures, etc. (sections to clarify detailing should be used as appropriate);

3. Vents, gutters, leaders/downspouts, scuppers, etc.;

4. Exterior lighting, both fixed to the building and freestanding, plus lights for circulation, security, landscaping/building accent purposes;

5. Rooftop mechanical equipment (show hidden line for equipment and top of roof on elevations);

6. Utility meters, transformers, and utility boxes;

H. Rendered Elevations. One “rendered” elevation for each street elevation must be submitted. This rendering may be a professional watercolor prospective or may be a print with color added using Magic Markers or other medium which will accurately convey the color, texture and character proposed (using shadow lines where appropriate). The rendering must accurately represent the final, finished appearance of each building with proposed landscaping. Closely adjacent buildings should be blocked in to put the proposed project in proper context. (For single-family units only typical elevations need be submitted);

I. Profile of structures against major and minor ridgelines that adequately show their visual relationship;

J. Cross-Sections. Two cross-sections must be submitted. They must be through the major axes of the project extending well onto adjacent properties along the boundaries. They must be of the same scale as the building elevations. Both existing and final grades and buildings and other structures must be shown. The cross-sections must show parapet wall/roof relationships, mechanical equipment and mechanical wells, if any, fascia/gutter treatment, and door and fenestration details for nonsingle-family structures;

K. Landscape Plan. The plan must include the following:

1. Existing trees, including species, variety and size and a designation of those to remain;

2. Proposed trees, shrubs, ground covers and other planting materials;

3. Grading details, before and after; contours, curb and spot elevations;

4. Location, species and spacing of street trees;

5. Outdoor features such as patios, trash enclosures, utility meters, transformers, utility boxes, pools, walkways and sculpture;

6. Preliminary irrigation/sprinkler plan or indication of how plant materials will be irrigated;

L. Color and Materials Display. Arranged on eight-and-one-half-inch by 11-inch sheet of cardboard. Materials must be representative of actual material and colors must be accurate. The color pallet should be kept as thin as possible;1

M. Detailed plans or manufacturer’s brochures of exterior light fixtures, signs, fences, trash enclosures, mailbox structures and utility screens;¹

N. Graphics/Sign Program. A precise sign program showing:

1. Color, materials, dimensions, lighting of all signs, including address numbers on all structures and freestanding signs;

2. Location of all signs on elevations and site plan;

O. Preliminary Engineering Geologic and Soils Report.

1. The report must be prepared by a professional soils investigation firm prepared under the direction of a licensed civil engineer, geotechnical engineer or engineering geologist and include not less than the following:

a. Identification of any geologic hazards on or adjacent to the site that may impact the development,

b. Conclusions and recommendations for mitigating potential geologic hazards to proposed development,

c. Conclusions and recommendations for grading of the site, including design criteria for necessary corrective measures, slope ratios and erosion control,

d. Conclusions and recommendations regarding the suitability of the site for the proposed development.

2. The preliminary grading plan must contain a certificate executed by the soils engineer or geologist that a preliminary engineering geologic and soils report was prepared for the site and that the grading plan incorporates the recommendations and conclusions of the report;

P. Proposed project phasing and estimated year in which each phase will be completed. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.080 Permit processing.

A. General. The processing of the HPD permit application shall conform to the procedure set forth in this section.

B. Initial Review.

1. The completed application and the required number of site plans and documents together with the application fee and deposit must be submitted to the planning director or authorized representative for initial review. The planning director or authorized representative shall review the application, plans and documents for completeness and conformity to the HPD district regulations.

2. Within 30 calendar days, the director shall return one set of application plans and documents marked either “revise as noted and resubmit” or “accepted as noted for processing.”

3. Should the applicant disagree with the action taken or requested by the director, the applicant may appeal to the planning commission.

C. Environmental Review and Documents.

1. Upon acceptance by the planning director or authorized representative of the permit application for processing, an initial environmental study shall be made.

2. One copy of the completed initial study shall be forwarded to the applicant together with the planning director’s findings and determination of the necessity to perform an environmental impact report (EIR), or negative declaration.

3. The applicant may amend the application to include measures to mitigate potentially adverse impacts identified by the initial study. The planning director shall consider an amendment before making a final decision as to the extent of environmental documentation required for the project. An application is not complete until the appropriate environmental documents are complete.

D. Planning Commission Action.

1. Upon completion of the environmental documentation, the director shall schedule the HPD permit for action by the planning commission at the earliest scheduled meeting.

2. The planning director shall submit the site plan and all pertinent documents to the planning commission together with a written report recommending approval, conditional approval or denial of the HPD permit application.

3. The planning commission shall hold a public hearing to consider the HPD permit application. Notice of the public hearing shall be by publication in a newspaper of general circulation in the city at least 10 days prior to such hearing and by posting the notice in conspicuous places close to the property. A notice shall be mailed to all owners of property contiguous to the property for which the permit is being considered.

4. Notice may also be given to other such persons or agencies the planning director deems necessary.

5. The planning commission shall adopt a resolution recommending that the city council approve, conditionally approve or deny the HPD permit application.

E. City Council Action.

1. Upon receipt of the planning commission recommendation, the city clerk shall schedule a public hearing before the city council with notice of the time, date and place of the public hearing being given pursuant to subsection (D) of this section.

2. After considering the planning commission recommendation, the city council shall, by resolution, approve, conditionally approve or deny the HPD permit application.

F. Exceptions from Permit Requirements. An HPD permit is not required for land for which a tentative subdivision map was approved before 1984. For a tentative map so approved, this chapter applies to land within the development for which a final map was not recorded before the expiration of the tentative map.

G. Permit Amendments.

1. An amendment requested by the applicant shall be processed in the same manner as the original HPD permit approval.

2. The city council, upon holding a public hearing in accordance with subsection (D) of this section, may amend the HPD permit upon finding it is necessary to protect the health, safety and general welfare of the public.

3. An amendment to a previously approved HPD permit does not change any other aspect of the original permit.

H. Expiration and Revocation of HPD Permit.

1. Expiration. The HPD permit expires 24 months after approval unless construction of building foundations is completed.

2. Revocation.

a. The city council may initiate revocation of an HPD permit 24 months after approval if it makes one or more of the following findings:

i. The developer has not made the required off-site or on-site public or private improvements required as a condition of approval;

ii. The developer has not proceeded with substantial construction of the project;

iii. Evidence of an adverse environmental effect not previously studied has materialized;

iv. New conditions arise which necessitate additional environmental or planning and zoning studies.

b. The property owner shall be given 30 days’ advance notice of a public hearing to show cause why the HPD permit should not be revoked. After the public hearing, the city council shall make findings to support its decision.

c. This section does not impair an existing vested right to construct improvements under a building permit. [Amended during 2007 recodification; Ord. 979 § 2 (Exh. A), 1990.]

18.56.090 Development standards.

A. Density.

1. Densities must be compatible with the existing topography and consistent with the goals and regulations of this chapter and the general plan.

2. In determining the actual density for a hillside development permit, the city must consider the following factors:

a. Housing type and variety;

b. Unit size;

c. Surface and coverage of units;

d. Percentage of open space;

e. Recreation space;

f. Preservation of ridgelines;

g. Environmental impacts.

3. The density in a hillside area may not exceed the density shown on the approved hillside development permit site plan.

4. Base Density.

a. The base density is determined in accordance with the average, natural ground slope of the land as provided by Table I as follows:

TABLE I
BASE DENSITY
Average Natural Ground Slope “S”	Base Density in Residential Units Per Gross Acre
Under 10%	4.5
10%	4.0
15%	3.5
20%	2.5
25%	2.0
30%	1.5
35%	1.0
40%	0.5
Over 40%	0.2

b. For average natural ground slopes between those provided, the base density is interpolated between those indicated in the table.

c. The average natural ground slope is “S” computed by the following formula:



Where:	I	=	Contour interval in feet
	L	=	Summation of the length of all individual contours
	A	=	Gross acreage of property in acres

d. The base densities in Table I are based on an average single-family ground level surface coverage, including garage, of 2,100 square feet per unit (measured in a horizontal plane).

e. When the proposed average ground level surface coverage of a development is less than or greater than the 2,100 square foot average, the base density from Table I is adjusted as follows:

2,100 sq. ft. × base density from Table I = Adjusted base density/Actual average level surface coverage per unit (including garage).

f. The total number of residential dwelling units permitted for a site is determined by multiplying the total acreage of the site times the base density in unit/per acre from Table I.

g. For nonresidential structures within a residential development, the equivalent number of dwelling units is determined by dividing the gross covered or uncovered ground level square footage, including parking areas and garages, by 2,100 square feet. The equivalent number of dwelling units for nonresidential structures is deducted from the total allowable residential units as calculated above.

h. For a nonresidential development, the base density from Table I is used in determining the maximum ground level gross building coverage, including parking areas. The maximum gross building coverage, including parking areas, is determined as follows:

Base density unit/ac × 2,100 sq. ft. × total acreage of site = Maximum total ground level building coverage (including parking areas).

5. Density Bonus.

a. The actual density of dwelling units that may be appropriate for a given site is dependent upon many interrelated factors such as housing type, design, size of units, amount of public and common open space, preservation of permanent ridgelines, grading, yards and street designs.

b. To encourage innovative development of hillside areas, consistent with the goals of this chapter, the city may approve an increase of the base density of up to 25 percent upon finding that the development will meet one or more of the following criteria (the maximum increase in density is shown in parentheses):

i. Ridgelines not indicated on hillside ridge preservation map will be preserved (five percent maximum);

ii. Twenty-five percent or more of the property is to remain common or public open space (five percent maximum);

iii. Twenty-five percent or more of the housing units will be designed to fit the natural terrain (five percent maximum);

iv. Substantial on-site or off-site improvements that will benefit the general public will be constructed by the developer at no expense to the city (five percent maximum);

v. Twenty-five percent or more of the total units of housing development provided for low- or moderate-income households or 10 percent of the total units are developed for lower-income households (25 percent maximum);

vi. Project design includes two or more land uses (five percent maximum);

vii. There is a major orientation of living spaces, balconies, and patios to views (five percent maximum);

viii. The project is designed for energy conservation over and above that required by the Uniform Building Code such as active and passive solar design, building orientation, landscaping and active solar systems for hot water, space heating and cooling (five percent maximum);

ix. Project design integrates pedestrian, bicycle and equestrian trails into overall circulation plan for hillside areas (five percent maximum).

B. Grading.

1. Grading of hillside areas must conform to other provisions of the municipal code, e.g., Chapter 15.88 PMC, in addition to this subsection.

2. Cut and fill slopes visible to the general public must be contour rounded to conform as nearly as possible to the existing ungraded natural terrain. Contouring must be approved by the city during each stage of development approval.

3. Grading must be designed to minimize cuts and fills and to retain the general character of the existing terrain.

4. Cuts and fills must be designed to balance as near as possible to avoid the nuisances created by off-site hauling. If off-site hauling is approved by the city, details of the hauling operation, including, but not limited to, size of trucks, haul route, dust and debris control measures, and time and frequency of haul trips must be submitted to the city engineer for approval. The city engineer may place restrictions considered necessary to minimize adverse impacts that may otherwise result from hauling.

5. Sediment basins may be required as necessary to detain runoff and trap sediment during construction until slope erosion planting is established. The sediment basin dam and collected silt must then be removed and the resulting material hauled from the site or used as a topsoil if suitable. Any silt deposit into off-site drainage facilities from the development must be removed as directed by the city.

6. Grading must be designed as far as possible so that lot lines are at the top of slope with adequate property line setback from the slope to provide for required vertical slope rounding.

7. Proposed slopes at the boundary must be designed wherever possible to be at the same elevation or below adjoining properties outside the development so as not to negate the privacy of adjoining property owners. If it is not possible and there are adjoining properties which will be adversely affected, the developer shall at the city’s option either move the slope onto the adjacent property owner’s land, replacing fences and improvements, or replace the property owner’s fence (if one exists) at the top of the slope and deed the slope to the property owner. This requirement does not apply if the adversely affected property owner refuses either option in writing.

8. Grading is not permitted outside the grading limits of the approved grading plan.

C. Lot Size, Yards and Building Heights.

1. The lot size, yard and building height shall be:

a. As required by the hillside planned development permit;

b. As required by Chapter 15.88 PMC;

c. As necessary to provide access for emergency services;

d. As necessary to provide for maintenance of common or public open space and other public facilities or property.

2. Minimum requirements are specified in Chart A, “Hillside Development Standards, Lot Size, Yards and Building Heights.”

D. Transitional Design Between Different Land Uses. Transitional design must be provided between varying land uses to buffer development from impacts associated with locating different types of land uses on contiguous property lines. In this situation, development must take place in accordance with the following standards:

1. A six-foot solid masonry or concrete wall or other appropriate barrier may be required along the adjoining property line. A higher wall may be required in high noise areas.

2. Interior and rear yards are set forth under subsection (C) of this section.

3. Landscaping Requirements.

a. A tree screen of a species acceptable to the planning commission planted at eight-foot intervals or other spacing approved by the planning commission. The planning commission shall specify the height of trees but in no case may the height be less than six feet when planted.

b. Tree wells must be placed at the end of parking aisle sections and at 45 feet on center spacing.

E. Landscaping.

1. Each development must include a combination of landscaping consisting of intensely planted and maintained areas and open space preserved in its natural condition. The hillside planned development permit application must include the proposed planting and irrigation of newly created banks and slopes for erosion control and to minimize their visual impact.

2. Slopes adjacent to a collector or arterial street, except for front yards of residential units, must be completely landscaped and irrigated per a landscape plan approved by the director.

3. In a detached single-family residential subdivision, street trees must be planted along all streets at one per interior lot, two per corner lot, but not less than at 60-foot intervals. For all other development, street trees must be planted at a minimum of 30-foot intervals, and there must be at least 10 feet of landscaping between parking areas and public right-of-way.

4. A street tree must be not less than six feet in height as measured from ground surface after planting and must be a minimum of one inch in caliper as measured 30 inches above the base of the tree. A street tree must be planted outside a street right-of-way at a distance of not less than five feet nor more than 15 feet from the right-of-way line.

F. Landscape and Site Development. The yard along the public right-of-way, courts, and other open areas throughout the project and related to the building, the perimeter of the site and each parking area must be landscaped in accordance with a plan prepared by a licensed landscape architect and approved by the planning commission.

G. Maintenance.

1. A drip, bubbler, sprinkler or other approved irrigation system must be installed in all planted areas.

2. All planting must be maintained in a healthy, thriving and weed-free condition.

3. The total site area must be kept in a neat and orderly manner free of loose trash, debris or other litter.

4. Building exteriors, signs and other graphics must be kept in good state of repair and their exterior finish must be well maintained.

H. Trash.

1. Outdoor collection, storage or stacking of noncontained trash, junk and refuse is prohibited.

2. Each project (except single-family) must have a trash enclosure with walls of materials which are compatible in color, texture and appearance with the main structure. The enclosure must have opaque gates compatible in material which have an opening sufficient to permit removal and replacement of standard commercial size trash bins. The gates must be kept closed except when placing trash in the bins or when removing or replacing them. Bins must be kept inside trash enclosure at all times.

I. Lighting. Exterior lighting must be directed or shielded so as to prevent direct illumination onto roadways and so as not to spill onto adjacent properties.

J. Noise. Areas of significant potential noise generation (loading berths, truck parking areas, garbage and trash collection and storage areas, etc.) must be so designed that adjacent properties are not adversely affected by sound.

K. Common Areas. No final subdivision map and no parcel map may be approved until documents pertaining to the maintenance of the privately owned space and other facilities owned by or used in common by the owners within the development are approved by the city attorney.

L. Parking Standards. The number of parking spaces provided for a land use may not be less than that which the city finds is necessary for the intended use, and in no case less than as required in this section. The driveway for a residence must not be less than 20 feet in length measured from the backside of the sidewalk (back of the curb for streets without sidewalks) to the face of the garage or carport.

1. Single-Family Residential. Two covered parking spaces designated for exclusive use of the occupant. In addition, there must be room for two uncovered parking spaces in approved locations on the site. Open space parking, if provided, must be placed in groups of six or more spaces and the grouping may include parking within the street right-of-way, parking bay and small parking lot or any combination of these. Open space parking must be located within 200 feet of every dwelling unit.

2. Multifamily Residential.

a. Not less than two off-street parking spaces for each dwelling unit in any multifamily dwelling, plus one-half off-street parking space to be designated for guest parking for each dwelling unit having two or more bedrooms.

b. At least one covered vehicle parking space shall be provided for each dwelling unit.

c. All covered parking spaces must be of standard parking space dimensions.

d. Off-street parking is prohibited in a front or street side yard.

e. The construction of a carport along an interior property line is permitted if the height does not exceed eight feet as measured from the grade on the adjacent property and there is a landscape planter with minimum dimensions of 10 feet by 19 feet at intervals of 40 feet or less.

3. Neighborhood Commercial.

a. Retail sales: one parking space for each 250 square feet of floor area.

b. Bank and professional office: one parking space for each 250 square feet of floor area. For a medical clinic, one space for each 250 square feet of floor area.

c. Restaurant, places of public assembly such as church, theater: one parking space for each four seats.

d. The planning commission shall prescribe parking for uses not specifically listed. In determining the requirement, the planning commission shall use the requirements set forth in this section as a general guide.

M. Street Design.

1. General.

a. The design of streets in hillside areas must be consistent with the general plan, compatible with the natural topography, and adequate to serve the needs of the proposed development and emergency response vehicles.

b. All land uses other than single-family residential must have primary access from a collector or arterial street. Primary access to a neighborhood commercial land use must be from an arterial street. The city council may modify this requirement if it determines that modification is not detrimental to the health and safety of the general public.

c. Specific design standards must be in accordance with generally accepted engineering standards, Caltrans’ “Highway Design Manual” standards as set forth by the city engineer and the applicable provisions of this code and as modified by this chapter. Pavement must be designed for a minimum 20-year life with not less than three inches of asphalt concrete.

2. Right-of-Way Widths. The right-of-way width may not be less than specified in Chart 8, or as needed to provide for required sidewalks, trails, paths, bus turnouts, drainage facilities, utilities, landscaping and future widening when necessary. The right-of-way width should be kept to a minimum, consistent with present and future needs of the area.

3. Street Pavement Widths.

a. Street width must be minimized, consistent with public safety and anticipated primary use. Selection of an appropriate pavement width must consider probable peak traffic volume, parking needs and controls, probable vehicle speeds and limitations imposed by sight distances, terrain and maintenance needs.

b. Pavement width must include required or anticipated bus turnouts, bike lanes, street parking needs and medians. The travel lane for a collector and arterial street must be 12 feet and the travel lane for local or cul-de-sac street must be 10 feet. The parking lane for a collector and arterial street must be eight feet and the travel lane for local or cul-de-sac street must be seven feet.

c. Street widths may not be less than provided by Chart B.

4. Alignment. The alignment of a hillside arterial and collector street must conform to the general plan and the specific alignment of the hillside street master circulation plan as established by the city engineer and approved by the city council.

5. Turnarounds.

a. A turnaround must be provided for each dead-end street which will ultimately serve five or more units or which are longer than 200 feet when the end of the street is not visible or 400 feet when the end of the street is visible.

b. When the cul-de-sac exceeds 1,000 feet in length, the city engineer may require a midblock turnaround.

c. A turnaround must be circular in design except that the city may approve an alternate design for a private street. The minimum radius for a turnaround is 30 feet.

d. A temporary turnaround must be provided at the end of a stub street for future extension when the distance from the nearest intersection exceeds 200 feet and serves five or more units.

6. Street Lighting.

a. Residential and commercial street light poles shall be of an ornamental type as approved by the planning commission.

b. Street lighting intensity in residential areas must be designed for the minimum that will provide for public safety.

N. Storm Drain Design.

1. Hydrology calculations must be in accordance with the storm drain design standards established by Contra Costa County public works department, flood control division, and other standards as set forth by the city engineer.

2. Each HPD plan must include stormwater runoff system plans that anticipate and provide for the effects of runoff from existing and potential upstream development and the effects of the development on downstream properties.

3. The city engineer may require a permanent and temporary ponding or storage basin as an integral part of the proposed development.

O. Retaining Walls. A retaining wall greater than two feet in height or along public streets must be constructed of reinforced concrete or masonry. A retaining wall along a public street visible to the public must have an aesthetically pleasing design approved by the city. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.100 Maintenance agreement(s).

The applicant must execute a maintenance agreement in a form as approved by the city council and recorded at the office of the Contra Costa County recorder for each hillside planned development permit. [Ord. 979 § 2 (Exh. A), 1990.]

18.56.110 Ridge preservation.

A. General.

1. Each ridge delineated on the hillside ridge preservation map, on file in the community development department, designated as “major ridge” shall be preserved in its natural state. The city may require the preservation of other ridges, designated on the ridge preservation map as “minor ridges.”

2. Ridge preservation standards must be as provided in this section and as set forth by the hillside planned development permit.

B. Ridge Setbacks.

1. No development may occur within 100 feet of the center of a ridge to be preserved, unless the city council, upon recommendation of the planning commission, and finding that a reduced setback will not adversely affect the preservation of the ridge, approves such development.

2. The highest elevation of any element of a structure must be at least 25 feet below the elevation of the ridgeline as measured perpendicular to the ridgeline. The city council may approve a reduction of the 25-foot standard upon recommendation of the planning commission and finding that a reduction will not adversely affect the preservation of the ridge.

C. Precise Ridge Location. The location of ridges delineated on the hillside ridge preservation map are approximate only. The precise locations are as delineated on the city’s aerial topographic maps, on file in the community development department.

D. Permitted Uses.

1. Subject to approval of the city council, the following may be permitted on or over ridges designated to be preserved:

a. Public roads and facilities;

b. Hiking and equestrian trails;

c. Underground utilities.

2. The city may impose special conditions on the development to mitigate potential visual impacts.

E. Development of Minor Ridges. On the development of minor ridges not required to be preserved in their natural state, the city may impose special design and landscaping requirements as a condition of the hillside planned development permit. [Ord. 979 § 2 (Exh. A), 1990.]

Code reviser’s note: For single-family development subsections (L) and (M) of this section may be deferred and submitted with building permit application.

18.58.010 Specific purposes.

The specific purposes of the open space district (OS) are to:

A. Provide a suitable classification for large public or private sites permanently designed for park or open space use;

B. Protect public health and safety by limiting land subject to flooding, slides, or other hazards to open space use;

C. Allow the planning commission and city council to consider the most appropriate use of a site following discontinuance of a large public or private open space use without the encumbrance of a base zoning district that may or may not provide appropriate regulations for development of the site. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.58.020 Land use regulations.

In the following schedule, the letter “P” designates use classifications permitted in OS districts. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” which follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator. The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. Letters in parentheses in the “Additional Use and Development Regulations” column refer to development regulations which follow after the schedule.

OS DISTRICT –
LAND USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	OS	Additional Use and Development Regulations
Residential
Single-family residential	P	(A)
Governmental and Quasipublic
Cemetery	U
Government office	L-29
Hazardous waste facility, residential repository	U
Park and recreation facility	L-2
Public safety facility	U
Telecommunication facility	P
Utility, minor	P
Commercial
Commercial recreation and entertainment, outdoor facility	L-24
Horticulture, limited	P
Agricultural and Extractive
Animal husbandry	P
Crop production	P
Mining and processing	U
Accessory Uses
Accessory uses	L-30
Accessory structures
Nonresidential accessory structure	P
Accessory dwelling unit	L-107
Accessory living quarters	P
Caretaker’s quarters	U
Temporary Uses
Animal show	T
Christmas tree sales	T
Circus and carnival	T
Commercial filming, limited	T
Holiday boutique	P
Personal property sales	P
Real property sales	P
Religious assembly	T

OS DISTRICT – ADDITIONAL USE AND DEVELOPMENT REGULATIONS
(A)	Minimum lot area is 20 acres per dwelling unit.
L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-24	Permitted as part of a park or recreational, public service, or utility facility.
L-29	Limited to city facilities.
L-30	Permitted except that a home occupation is governed by PMC 18.50.400 through 18.50.430.
L-107	Permitted, subject to the requirements in PMC 18.50.300 through 18.50.315.

[Ord. 16-1418 § 4 (Exh. A), 2016; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4 (Exh. F), 2005; Ord. 1026 § 6 (Exh. E), 1991; Ord. 979 § 2 (Exh. A), 1990.]

18.58.030 Development regulations.

Development regulations are as specified by a use permit or design review where required. A permitted use or ancillary activity not specifically regulated by a use permit or design review approval is regulated by the property development regulations specified in the rural residential district, except as otherwise prescribed by this chapter. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.58.040 Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.60.010 Specific purposes.

The specific purposes of the governmental and quasipublic district (GQ) are to:

A. Provide for governmental, public utility, educational, community service, or recreational facilities on sites of over two acres;

B. Ensure that governmental or institutional uses retain their presence as a vital part of the neighborhood balance by preventing the intrusion of uses which may overburden neighborhood facilities and resources;

C. Allow consideration of a large public or institutional use separately from regulations for an adjoining base zoning that may or may not be appropriate in combination with the public or institutional use. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.60.020 Applicability.

The governmental and quasipublic (GQ) district is the base district for each use classification listed in PMC 18.60.030 which has a contiguous site area of two acres or more, including alleys, streets, or other rights-of-way. A governmental and quasipublic classification on a site of less than two acres is subject to the regulations of the base and overlay districts in which it is located. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.60.030 Land use regulations.

In the following schedule, the letter “P” designates each use classification permitted in GQ districts. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” which follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator. The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit.

GQ DISTRICT –
LAND USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	GQ
Residential
Day care home
Small	P
Large	L-163
Multifamily residential	L-158
Single-family residential	L-158
Governmental and Quasipublic
Cemetery	U
Club and lodge	U
College, public or private	L-32
Convalescent facility	U
Day care, general	U
Disposal facility	L-29
Government office	P
Heliport	L-15
Hospital	U
Maintenance and service facility	L-33
Park and recreation facility	L-2
Public parking facility	P
Public safety facility	P
Public transit terminal	P
Residential care, protective	U
School, public or private	L-32
Telecommunication facility	P
Utility, major	U
Utility, minor	P
Commercial
Bank and savings and loan	L-158
ATM	P
Commercial filming	U
Commercial recreation and entertainment
Within building	L-26
Outdoor facility	U
Limited	L-6
Eating and drinking establishment
Restaurant, full-service	L-158
Restaurant, self-service	L-158
Restaurant with full alcoholic service	U
Restaurant with live entertainment	U
Marine facilities and services
Boat and marine vessel sales and rental	U
Marina	U
Office, business and administrative	L-158
Personal services	L-158
Printing services, limited	L-158
General merchandise, retail and rental	L-158
Vehicle sales and service
Service station	L-21
Vehicle storage	U
Industrial
Boatyard	U
Accessory Uses
Accessory uses	P
Accessory structures
Nonresidential accessory structure	P
Accessory dwelling unit	L-107
Caretaker’s quarters	U
Temporary Uses
Animal show	T
Christmas tree sales	T
Circus and carnival	T
Commercial filming, limited	T
Farmers’ market	T
Holiday boutique	T
Real property sales	P
Rummage sales	T
Trade fair	T

GQ DISTRICT – ADDITIONAL USE REGULATIONS
L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-6	Limited to live performing arts theaters, subject to a use permit.
L-15	Use permit and heliport permit from California Department of Transportation, Division of Aeronautics.
L-21	Limited to stations offering specific services to individual uses within the base zoning district, subject to a use permit.
L-26	Limited to sports arenas or tennis/racquetball courts, subject to a use permit.
L-29	Limited to city facilities.
L-32	Use permit for private institutions; public schools permitted.
L-33	Use permit required except that facilities for government agencies are permitted.
L-107	Permitted, subject to the requirements of PMC 18.50.300 through 18.50.315.
L-158	Permitted; provided, that the planning commission or city planner, as dictated by the code, finds that the land will not be needed in the future for a public/institutional use. Applications for residential development on properties in the GQ district shall be processed under the most appropriate zoning district based on surrounding land uses and as determined appropriate by the city planner or planning commission, as dictated by the code. For commercial uses in the GQ district, the planning commission or city planner, as appropriate, must also make one or more of the following findings prior to establishment of the use: (1) that the site is within the commercial core of the downtown subarea as designated by Figure 5-1 of the general plan; (2) that the site is within one-half mile of a transit station; and (3) that the site abuts and is accessible by an arterial street as designated by Figure 7-1 of the general plan.
L-163	Permitted; provided, that (1) outdoor activities shall not occur before 8:00 a.m. on weekdays and 9:00 a.m. on weekends, and shall not occur after 9:00 p.m. any day of the week; (2) a minimum of one paved off-street drop-off/pick-up parking space is provided on site (note, this is in addition to any required parking for the residential unit); (3) the off-street parking space is reserved exclusively for child loading and drop-off during all hours of operation, and parents shall be provided notice about the availability of the designated drop-off/pick-up location; and (4) the use is separated from other large family day care homes by a minimum of 300 feet in all directions, as measured from property line to property line. Zoning administrator approval required for any use that does not meet all of these requirements. Zoning administrator approval process (when required) shall adhere to the requirements of state law, including the California Child Day Care Facilities Act (California Health and Safety Code Section 1597.46(a)(3)), as amended from time to time.

[Ord. 17-1424 § 4 (Exh. A), 2017; Ord. 16-1420 § 4, 2016; Ord. 16-1418 § 4 (Exh. A), 2016; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 12-1356 § 3, 2012; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4 (Exh. G), 2005; Ord. 979 § 2 (Exh. A), 1990.]

18.60.040 Development regulations.

Development regulations are as specified by a use permit or design review where required. A permitted use or ancillary activity not specifically regulated by a use permit or design review approval is regulated by the property development regulations specified in the commercial office district. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.60.050 Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.010 Specific purposes.

The specific purpose of the planned development district (PD) is to:

A. Establish a procedure for the development of large parcels of land in order to reduce or eliminate the rigidity, delay, and inequity that otherwise would result from application of zoning standards and procedures designed primarily for small parcels;

B. Ensure orderly and thorough planning and review procedures that will result in quality urban design;

C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space and amenity;

D. Provide for flexibility, consistent with the general plan, from the rigid land use and development regulations found in base districts in order to take advantage of unique land use or site characteristics;

E. Encourage allocation and improvement of common open space in residential areas, and provide for maintenance of the open space at the expense of those who will directly benefit from it;

F. Encourage the preservation of serviceable existing structures of historic value or artistic merit by providing the opportunity to use them imaginatively for purposes other than that for which they were originally intended;

G. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.020 Applicability and zoning map designator.

An amendment to reclassify property to PD is initiated by a property owner, qualified applicant, the planning commission, or the city council. If the property is not under a single ownership, each owner must join in the application. A map showing the extent of ownerships must be submitted with the concept plans and materials. A PD district is indicated on the zoning map by the designation “PD” followed by the number of the enacting ordinance. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.030 Land use regulations.

No use other than an existing use is permitted in a PD district except in accord with a PD plan or specific plan. A permitted or conditional use authorized by this title or any other use found consistent with the intent of the general plan may be included in an approved PD plan or an adopted specific plan, consistent with the land use element of the general plan. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.040 Development regulations.

A. Minimum Area. The minimum area of a PD district should be four acres or more. However, a PD district may be subdivided in accord with a PD plan or specific plan. A district may be less than four acres upon a finding that there is unique character to the specific site, the proposed land use, or the existing or proposed improvements.

B. Residential Density. The total number of dwelling units in a PD plan may not exceed the number permitted by the general plan density for the total area of parcels designated for residential use and for open space. The density bonus provisions of Chapter 18.46 PMC apply.

C. Signs. The sign regulations prescribed by PMC Title 19 apply except as may be approved or modified by the PD plan.

D. Other Development Regulations. All other development regulations prescribed by this title apply except as may be approved or modified by the PD plan. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.050 Required plans and materials.

In addition to the plans and materials required to accompany an application for a zoning map amendment, an application for rezoning to a PD district must include a PD plan or specific plan incorporating such information, drawings, exhibits, reports, and supporting data necessary to describe the plan. The city planner may also require one or more of the following items, based on the type, location and potential impacts of proposed development:

A. A map showing the proposed district boundaries and the relationship of the district to uses and structures within a 300-foot radius of the district boundaries;

B. A map or aerial photo of the proposed district and 100 feet beyond its boundary showing sufficient topographic data to indicate clearly the character of the terrain; the type, location, and condition of mature trees and other natural vegetation; and the location of existing development.

C. A site plan indicating the existing and proposed uses, gross and net acreages, gross floor area, lot coverage, height, parking, residential densities and delineation of building footprints, lot patterns and configurations and circulation plan including existing and proposed streets, driveways and parking areas;

D. Architectural plan indicating exterior elevations, floor plans, and colors and materials of buildings and structures;

E. Landscape plan indicating existing vegetation and proposed planting areas, types and sizes of plant materials and design of walkways, trails, recreation areas, paved areas, benches, water features, and lighting, plus use of open space areas;

F. Guidelines for the physical development of the property, including illustrations of proposed architectural, urban design, and landscape concepts.

G. On slopes over 10 percent, single line sections showing the relationship of the building to the topography. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.060 Approval of a PD plan or specific plan.

A. General Procedures. A PD plan or specific plan shall be processed at the same time as consideration of the application for reclassification to a PD district. The planning commission may require either a PD plan or a specific plan. A recommendation of the commission to reclassify to a PD district must include a resolution either recommending city council approval of a PD plan or recommending a specific plan.

B. PD Plan Effective Date and Expiration. The city council shall approve or conditionally approve a PD plan at the same time that it adopts an ordinance establishing a PD district. A PD plan is effective on the same date as the ordinance creating the PD district for which it was approved. The city council may require that the PD plan expire after a specified period of time unless a building permit is issued and construction diligently pursued. An approved PD plan may specify a development staging or phasing program. Expiration of a PD plan voids the PD district and causes the property to revert to the zoning map designation preceding the amendment to the PD district.

C. Specific Plan Procedures. A specific plan adopted by resolution of the city council is administered as prescribed by the city council, consistent with Government Code Section 65450 et seq. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990.]

18.62.070 Amendments to adopted PD plan.

An amendment to an adopted PD plan is initiated in the same manner as an application for a zoning map amendment (Chapter 18.48 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.62.080 Review of plans.

Each project requires design review (Chapter 18.36 PMC). The city shall not accept plans for a project in a PD district for design review (Chapter 18.36 PMC) unless the plans are substantially consistent with an approved PD plan or specific plan. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005.]

18.64.010 Specific purposes.

The purpose of the S temporarily unclassified district is to:

A. Provide an interim zoning classification to territory annexed to the city and not specifically prezoned or immediately zoned into a base district;

B. Allow sufficient time to study and determine an appropriate base zoning district for newly annexed area;

C. Regulate development and use of an area until such time that the base district classification is applied. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.64.020 Applicability.

The S district is the base district for land annexed to the city and not prezoned or subsequently zoned upon annexation. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.64.030 Land use regulations.

A. Permitted Uses. No use other than an existing or accessory use is permitted in an S district.

B. Division of Land. An existing parcel of land may not be subdivided after it is designated an S district.

C. Expansion. An existing use or structure may be expanded upon approval of a use permit (Chapter 18.28 PMC).

D. Temporary Uses. A temporary use is allowed as prescribed in PMC 18.28.050 by the land use regulations specified in the single-family residential district. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.64.040 Development regulations.

The development regulations applicable are those specified by the use permit. If the use permit fails to regulate an element, the regulations of the base district closest to the type of use proposed apply. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.64.050 Review of plans.

Each project requires design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

Pittsburg City Zoning Code

Division III

Base District Regulations

18.50.005 Specific purposes.

A. The specific purposes of residential districts are to:

1. Provide areas for residential development that are consistent with the general plan and with standards of public health and safety established by the municipal code;

4. Protect residential areas from fires, explosions, landslides, toxic fumes and substances, and other public safety hazards;

5. Protect adjoining single-family residential districts from excessive loss of sun, light, quiet, and privacy resulting from proximity to multifamily development;

6. Achieve design compatibility with surrounding neighborhoods;

7. Provide sites for public and semipublic land uses needed to complement residential development or requiring a residential environment;

8. Ensure the provision of public services and facilities needed to accommodate planned population densities.

B. The additional purposes of specific residential districts are as follows:

18.50.010 RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH and RHD districts – Land use regulations.

RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS – LAND USE REGULATIONS
P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	RR	RS-40	RS-10	RS-6	RS-5	RS-4	RM	RMD	RH	RHD
Residential
Congregate care residential	–	–	–	L-164	L-164	L-164	L-101	L-101	L-101	L-101
Day care home
Small	P	P	P	P	P	P	P	P	P	P
Large	P	P	P	P	P	P	P	P	P	P
Group residential	–	–	–	–	–	–	U	U	U	U
Multifamily residential	–	–	–	–	–	–	P	P	P	P
Residential care, limited	L-101	L-101	L-101	L-101	L-101	L-101	L-101	L-101	L-101	L-101
Single-family residential
Attached	–	–	–	–	P	P	P	P	P	P
Detached	P	P	P	P	P	P	P	P	–	L-102
Supportive housing	–	–	–	–	–	–	P	P	P	P
Transitional housing	–	–	–	–	–	–	P	P	P	P
Governmental and Quasipublic
Cemetery	U	–	–	–	–	–	–	–	–	–
Club and lodge	–	–	–	–	–	–	U	U	U	U
College, public or private	–	–	–	–	–	–	L-32	L-32	L-32	L-32
Convalescent facility	–	–	–	–	–	–	L-104	L-104	L-104	L-104
Cultural institution	–	–	–	–	–	–	U	U	U	U
Day care, general	–	–	U	U	U	U	L-105	L-105	L-105	L-105
Park and recreation facility	L-2	L-2	L-2	L-2	L-2	L-2	L-2	L-2	L-2	L-2
Public safety facility	U	U	U	U	U	U	U	U	U	U
Religious assembly	U	U	U	U	U	U	U	U	U	U
Residential care, protective	–	–	–	–	–	–	U	U	U	U
School, public or private	L-32	L-32	L-32	L-32	L-32	L-32	L-32	L-32	L-32	L-32
Telecommunication facility	P	P	P	P	P	P	P	P	P	P
Utility, minor	P	P	P	P	P	P	P	P	P	P
Commercial
Animal sales and service
Animal grooming		–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Animal hospital	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Bank and savings and loan	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
ATM	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Commercial recreation and entertainment, limited	–	–	–	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162	L-161, L-162
Eating and drinking establishments
Food shop	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant, full-service	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant, self-service	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant, take-out	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Restaurant with outdoor dining	–	–	–	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128	L-161, L-128
Food and beverage sales
Grocery	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Specialty food market	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Medical services office	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Personal improvement services	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Personal services	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Retail and wholesale sales
General merchandise, retail and rental	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Secondhand appliance and clothing store	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Vehicle/equipment sales and service
Service station	–	–	–	L-161	L-161	L-161	L-161	L-161	L-161	L-161
Visitor accommodations
Bed and breakfast inn	U	U	U	U	L-106	L-106	–	L-106	–	L-106
Accessory Uses
Accessory uses	L-30	L-30	L-30	L-30	L-30	L-30	L-30	L-30	L-30	L-30
Accessory structures
Nonresidential accessory structure	P	P	P	P	P	P	P	P	P	P
Accessory dwelling unit	L-107	L-107	L-107	L-107	L-107	L-107	L-107	L-107	L-107	L-107
Accessory living quarters	P	P	P	P	P	P	P	P	P	P
Temporary Uses
Animal show	T	–	–	–	–	–	–	–	–	–
Christmas tree sales	–	–	–	–	–	–	–	–	–	–
Commercial filming, limited	T	T	T	T	T	T	T	T	T	T
Personal property sales	P	P	P	P	P	P	P	P	P	P
Real property sales	P	P	P	P	P	P	P	P	P	P
Rummage sales	T	T	T	T	T	T	T	T	T	T

RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS
– ADDITIONAL USE REGULATIONS
L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-30	Permitted, except that a home occupation is governed by PMC 18.50.400 through 18.50.430.
L-32	Use permit required for private institution; public schools permitted.
L-101	Permitted; provided, that such uses shall be separated from each other by a minimum distance of 300 feet, measured from any point upon the outside wall of the structure(s) housing the facility.
L-102	Each lot existing as of June 20, 2007, shall be allowed one single-family residence as a conditionally permitted use, except that for an existing single-family residence for which a building permit was issued prior to June 20, 2007, plans for proposed building additions shall be reviewed by the city planner. Prior to approving the use permit, the commission must make the findings specified in PMC 18.16.040 and must find that the site is not of adequate size to allow construction of apartment or condominium residences in accordance with the regulations summarized in Schedule 18.50.105. Development standards applicable to new construction of or addition to a single-family residence shall be those of the RMD district.
L-104	Permitted when designed as an integral component of a senior housing development.
L-105	Permitted; provided, that the facility is designed as an ancillary part of a multifamily residential project and serves only residents of the multifamily complex. A use permit is required if the facility does not meet both of these criteria.
L-106	Limited to properties located within the downtown subarea as designated in the general plan. Use permit required.
L-107	Permitted, subject to the requirements of PMC 18.50.300 through 18.50.315.
L-128	An outdoor dining permit is required for all outdoor dining activities.
L-161	Zoning administrator use permit approval required in accordance with PMC 18.14.020 and 18.16.040. Also, a new use must be (1) located within an existing structure that was built prior to October 20, 2010; (2) located within 300 feet of an existing collector/arterial roadway; and (3) cannot be located within a single-family home or any other residential structure that was constructed for exclusive use as a dwelling unit.
L-162	Limited to health/fitness clubs/gyms.
L-164	Zoning administrator use permit approval required in accordance with PMC 18.14.020 and 18.16.040. Also must be (1) located within an existing structure that was built prior to October 20, 2010; (2) located within 300 feet of an existing collector/arterial roadway.

Article II. Development Standards

18.50.100 Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.020.]

18.50.105 RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH and RHD districts – Property development regulations.

Schedule 18.50.105
RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS – PROPERTY DEVELOPMENT REGULATIONS
Development Classifications	RR	RS-40	RS-10	RS-6	RS-5	RS-4	RM	RMD	RH	RHD
Maximum density (min. lot area per unit – sq. ft.)	5 acres	1 acre	10,000	6,000	5,000	4,000	3,000	2,500	1,800a	1,500b
Maximum height (ft.)
Apartments	–	–	–	–	–	–	35	40	45	40
Condominium or PUD	–	–	–	–	–	–	35	40	45	40
Single-family dwellings, attached	–	–	–	–	28	28	35	28	35	40
Single-family dwellings, detached	30	35	28	28	28	28	28	28	–	–
Nonresidential uses	30	35	28	28	28	28	35	40	45	40
Maximum coverage
Apartments	–	–	–	–	–	–	50%	60%	60%	80%
Condominium or PUD	–	–	–	–	–	–	60%	60%	60%	80%
Single-family dwellings, attached	–	–	–	–	50%	50%	60%	60%	75%	90%
Single-family dwellings, detached	10%	15%	30%	40%	50%	50%	60%	60%	–	–
Nonresidential uses	10%	15%	30%	40%	45%	45%	50%	60%	60%	80%
Minimum lot area (sq. ft.)
Apartments	–	–	–	–	–	–	60,000	50,000	36,000a	30,000b
Condominium or PUD	–	–	–	–	–	–	5,000	4,000	4,000	3,000
Single-family dwellings, attached	–	–	–	–	5,000	4,000	2,500	2,000	2,000	1,500
Single-family dwellings, detached	5 acres	1 acre	10,000	6,000	5,000	4,000	3,000	2,500	–	–
Nonresidential uses	5 acres	1 acre	10,000	6,000	5,000	5,000	5,000	5,000	5,000	5,000
Minimum lot width (ft.)
Apartments	–	–	–	–	–	–	100	100	100	100
Condominium or PUD	–	–	–	–	–	–	30	30	30	30
Single-family dwellings, attached	–	–	–	–	50	40	30	20	20	20
Single-family dwellings, detached	200	150	80	60	50	40	30	30	–	–
Nonresidential uses	200	150	80	60	60	60	100	100	100	100
Minimum front yard (ft.)
Apartments	–	–	–	–	–	–	15	10	15	10
Condominium or PUD	–	–	–	–	–	–	15	10	15	10
Single-family dwellings, attached	–	–	–	–	20	15	15	10	10	10
Single-family dwellings, detached	30	25	20	20	20	15	15	10	–	–
Nonresidential uses	30	25	20	20	20	15	15	10	15	10
Minimum side yard (ft.)
Apartments	–	–	–	–	–	–	7.5	5	7.5	5
Condominium or PUD	–	–	–	–	–	–	7.5	5	7.5	5
Single-family dwellings, attached	–	–	–	–	0	0	0	0	0	0
Single-family dwellings, detached	15	10	7.5	5	5	3 – 5f	3 – 5f	3 – 5f	–	–
Nonresidential uses	15	10	10	5	5	5	5	5	5	5
Minimum corner side yard (ft.)
Apartments	–	–	–	–	–	–	15	10	15	10
Condominium or PUD	–	–	–	–	–	–	15	10	15	10
Single-family dwellings, attached	–	–	–	–	–	10	10	10	15	10
Single-family dwellings, detached	25	20	15	10	10	10	10	10	–	–
Nonresidential uses	25	20	15	10	10	10	10	10	15	10
Minimum rear yard (ft.)
Apartments	–	–	–	–	–	–	10	10	10	5
Condominium or PUD	–	–	–	–	–	–	10	10	10	5
Single-family dwellings, attached	–	–	–	–	–	15c	15c	10	10	5
Single-family dwellings, detached	30	25	15	10	15c	15c	15c	10	–	–
Nonresidential uses	30g	25g	15g	10g	10g	10g	10g	10g	10g	10g
Maximum nonresidential FAR
Apartments	–	–	–	–	–	–	–	–	–	–
Condominium or PUD	–	–	–	–	–	–	–	–	–	–
Single-family dwellings, attached	–	–	–	–	–	–	–	–	–	–
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	0.2	0.25	0.5	0.5	0.5	0.5	0.6	0.6	0.75	0.75
Minimum site landscaping
Apartments	–	–	–	–	–	–	25%	20%	20%	20%
Condominium or PUD	–	–	–	–	–	–	25%	20%	20%	20%
Single-family dwellings, attached	–	–	–	–	–	–	–	–	–	–
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	30%	25%	20%	20%	15%	10%	10%	5%	10%	5%
Minimum private storage area (cubic ft. per unit)
Apartments	–	–	–	–	–	–	200d	200d	200d	200d
Condominium or PUD	–	–	–	–	–	–	200d	200d	200d	200d
Single-family dwellings, attached	–	–	–	–	–	–	200d	200d	200d	200d
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	–	–	–	–	–	–	–	–	–	–
Minimum private open space (sq. ft. per unit)
Apartments	–	–	–	–	–	–	60e	60e	60e	60e
Condominium or PUD	–	–	–	–	–	–	60e	60e	60e	60e
Single-family dwellings, attached	–	–	–	–	–	–	60e	60e	60e	60e
Single-family dwellings, detached	–	–	–	–	–	–	–	–	–	–
Nonresidential uses	–	–	–	–	–	–	–	–	–	–

In no case, however, shall lot area per unit be less than 1,100 square feet per residential unit, nor shall minimum lot area be less than 22,000 square feet.

c. The minimum required rear yard may be reduced to 10 feet for a residential property located in a subdivision with a tentative map approved prior to June 20, 2007.

g. See PMC 18.84.005, In R districts, for exceptions.

[Ord. 23-1509 § 18, 2023; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly Schedule 18.50.015.]

18.50.115 Planting areas.

18.50.120 Exterior materials.

18.50.123 Senior housing units.

18.50.125 Development standards and amenities applicable to all multifamily residential projects.

2. At least 25 percent of the units within the multifamily rental project have three or more bedrooms; and

3. At least 50 percent of the units with three or more bedrooms are lower-income renter units; and

4. Five or more of the park elements identified in PMC 17.32.020(I)(6) are provided on-site and incorporated into the design of the improvements for the rental housing project.

18.50.130 Garage or carport exception for single-family dwellings.

B. The application for zoning approval must be accompanied by plans and elevations necessary to show the detail of the lot and converted area.

C. The city planner may approve the garage or carport conversion and issue a zoning permit if the structure meets the requirements of the building division and housing code contained in this code.

E. This exemption does not apply to any building constructed within the above-mentioned subdivisions that were constructed after one year from December 31, 1961, and to the following subdivisions:

Hillview Subdivision No. 2327;

The Highlands Subdivision No. 2639;

Ridgeview Terrace Subdivision No. 2930. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.50.315.]

Article III. Performance Standards

18.50.200 Outdoor storage.

18.50.205 Repairs and related work.

18.50.210 Screening of vehicles and equipment.

Article IV. Accessory Dwelling Units and Junior Accessory Dwelling Units

18.50.300 General.

18.50.302 Definition.

An “efficiency kitchen” is as defined in Section 17958.1 of the Health and Safety Code.

“Livable area” is defined as the interior habitable space of a dwelling unit including basements and attics but does not include a garage or any accessory structure.

18.50.305 Where permitted.

An accessory dwelling unit is permitted in any residential district or planned development district on each lot that has a single-family dwelling or multifamily dwelling.

18.50.310 Administrative review.

A. The unit is not intended for sale and may be rented, except to a qualified nonprofit corporation as authorized by Government Code Section 65852.26;

B. The lot is zoned for single-family, multifamily residential use, or mixed use;

C. The dwelling conforms to the design and development standards for an accessory dwelling unit established in PMC 18.50.315;

D. The accessory unit structure is compatible with the design of the primary dwelling unit in terms of building materials, colors and exterior finishes and architectural style;

G. The property owner must file an application with the planning division, which shall include:

1. Plans and elevations showing the proposed JADU and/or ADU and its relation to the primary dwelling, all existing or proposed structures on site, and all property lines;

2. Description of building materials;

3. Landscaping and exterior finish to be used;

4. Location of required parking pursuant to PMC 18.50.315;

5. Footprint (in square feet) of all existing and proposed structures, as well as the total lot coverage;

6. Any other information required to determine whether the proposed unit conforms to the requirements of this article;

7. A deemed-complete application for an ADU/JDU by the planning division shall be deemed approved, if not acted on, within 60 days from the date it is deemed complete.

18.50.315 Design and development standards.

Schedule 18.50.315: Accessory Dwelling Units and Junior Accessory Dwelling Units – Development Regulations
Unit Classification	JADU	Attached ADU	Detached ADU
Number of Units	1 per lot within the envelope of the primary dwelling that may also have an attached or detached ADU.	1 per lot with a primary dwelling that may also have a JADU. With a multifamily residential use, multiple ADUs within portions of the existing structure that were not used as livable area, to no more than 25 percent of the existing dwelling units on site.	1 per lot with a primary dwelling that may also have a JADU. With a multifamily residential use, up to 2 detached units per lot.
Maximum Unit Size	500 square feet	(1) Statewide Exemption ADU – Up to 800 square feet (not subject to lot coverage or FAR); (2) ADUs (not statewide exemption) subject to applicable development standards. A. Lesser of 50 percent of the primary dwelling floor area, or up to 1,200 square feet; B. Up to 850 square feet regardless of 50% limitation above; and C. Up to 1,000 square feet for more than one bedroom regardless of 50% limitation above.	(1) Statewide Exemption ADU – Up to 800 square feet (not subject to lot coverage or FAR); (2) ADUs (not statewide exemption) subject to applicable development standards. Maximum 1,200 square feet.
Setbacks	Not applicable	(1) Not permitted within any portion of an established front yard, as defined by PMC 18.06.745(B). Except front yard setbacks cannot preclude a Statewide Exemption ADU (up to 800 square feet) and must not unduly constrain the creation of all types of ADUs. (2) Minimum 4 feet side, corner side and/or rear yard. (3) Corner side yard setback may be necessary to maintain a sight distance triangle formed by the intersecting street lines and a line joining points on these street lines at a distance of 30 feet from the intersection of these lines if deemed necessary by traffic division for the line of sight and safety distance requirements for corner yard setbacks.	(1) Not permitted within any portion of an established front yard, as defined by PMC 18.06.745(B). Except front yard setbacks cannot preclude a Statewide Exemption ADU (up to 800 square feet) and must not unduly constrain the creation of all types of ADUs. (2) Must be located at least 4 feet from the walls of the primary dwelling unit or an accessory structure. (3) Minimum 4 feet side, corner side and/or rear yard setback. (4) Corner side yard setback may be necessary to maintain a sight distance triangle formed by the intersecting street lines and a line joining points on these street lines at a distance of 30 feet from the intersection of these lines if deemed necessary by traffic division for the line of sight and safety distance requirements for corner yard setbacks.
Height		Up to 25 feet with minimum roof pitch of 3:12.	(1) Up to 16 feet with minimum roof pitch of 3:12; (2) Up to 18 feet with minimum roof pitch of 3:12 within 1/2 mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Public Resources Code (Section 21155), and additional two feet to accommodate a roof pitch of the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit; (3) Up to 18 feet with minimum roof pitch of 3:12 on a lot with an existing or proposed multifamily, multi-story dwelling.
Exterior Appearance	The junior accessory dwelling unit shall be constructed within the walls of the proposed or existing single-family residence to be compatible with the design of the primary dwelling unit in terms of building materials, colors and exterior finishes and architectural style.	The accessory dwelling unit must be compatible with the design of the primary dwelling unit in terms of building materials, colors and exterior finishes and architectural style.	The accessory dwelling unit must be in harmony with the primary dwelling unit or convey the appearance of a single-family home.
Conversion of an Existing Structure	An accessory structure lawfully established that does not conform to 1 or more of the development standards contained in this section may be converted to an accessory dwelling unit, provided the structure: (a) meets the criteria established in PMC 18.50.310; and (b) may be altered up to 150 square feet as not to increase the discrepancy between the existing nonconforming conditions and the standards contained in this section; and (c) any walls within setback areas comply with applicable building and fire codes.
Building Foundation	Permanent foundation required.
Unit Access	The separate entrance of an attached junior accessory dwelling unit and may include an interior connection to the single-family dwelling and may be secured by a locking door.	Separate unit access required. Interior access between an attached accessory dwelling unit and the primary dwelling may be provided and may be a door equipped with a double lock.	Separate unit access required.
Kitchen Facilities	An efficiency kitchen shall include cooking facilities and a food preparation counter with storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.	Separate kitchen facilities required.
Sanitation Facilities	A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.	Separate sanitation facilities required.
Utility Meters	Separate gas and electric meters may be permitted if approved by the chief building official and utility provider.
Required Parking	No additional parking stalls required.	1 spacea or zerob, c