The C-R district is intended to provide for both residential and light commercial activities within the downtown specific plan area and in neighborhood commercial zoning districts as an overlay zone. Mixed use residential-commercial may be considered, providing specific findings are made per Section 17.20.040(M).

(Ord. 609 § 2, 2004: Ord. 445 § 2 (Exbt. A) (part), 1986)

The following uses shall be permitted in the C-R district. All uses shall be subject to the property development standards in Section 17.20.040:

A.

Residential uses:

1.

Multifamily dwellings;

2.

Second residential units, subject to Section 17.38.260;

3.

Employee housing for six or fewer workers;

4.

Low-barrier navigation centers, subject to Section 17.38.270.

(Ord. No. 748, § 5, 1-11-2023)

Editor's note— Ord. No. 748, § 5, adopted January 11, 2023, renumbered the former §§ 17.20.020 as § 17.20.030 and enacted a new § 17.20.020 as set out herein. The historical notation has been retained with the amended provisions for reference purposes.

The following uses when conducted wholly within a building, are permitted in a C-R district subject to the approval of a conditional use permit in each case.

A.

Residential uses:

1.

Single-family dwellings;

2.

Mobile homes on a permanent foundation subject to Section 17.38.210;

3.

Transitional housing;

4.

Supportive housing subject to criteria in Section 17.20.060.

B.

Nonresidential uses:

1.

Antique shops,

2.

Apparel shops,

3.

Artist studios and galleries,

4.

Barber and hair salons,

5.

Bookstore,

6.

Boutiques,

7.

Craftsman,

8.

Day nursery, commercial,

9.

Dressmaking or millinery shops,

10.

Jewelry,

11.

Photographic studios and supplies,

12.

Professional and administrative offices,

13.

Shoe repair,

14.

Specialty shops,

15.

Tailor,

16.

Any other use which the planning commission finds to be consistent with the purposes of this chapter and the downtown specific plan.

(Ord. 445 § 2 (Exbt. A) (part), 1986)

(Ord. No. 748, § 5, 1-11-2023)

Editor's note— See editor's note at § 17.20.040.

The following property development standards and those in Chapters 17.36 and 17.38 apply to all land and structures in the C-R district:

A.

Lot Area. No requirements.

B.

Lot Dimensions.

1.

Width: No requirements.

2.

Depth: No requirements.

C.

Population Density. The density shall not exceed one dwelling unit per three thousand square feet or 14.52 dwelling units per acre subject to the limitation that any lot having less than four thousand square feet of area may not be used for residential purposes.

D.

Building Height. No building or structure erected in this district shall have a height greater than two stories, not to exceed thirty-five feet.

E.

Yards.

1.

Front yard: Each lot shall have a front yard of not less than ten feet. The yard shall be landscaped and maintained.

2.

Side yard: None required, except:

a.

Where the side yard abuts a street, a ten-foot side yard shall be provided along the street. The yard shall be landscaped and maintained;

b.

A five-foot interior side yard shall be provided for residential uses.

3.

Rear yard: None required except for residential uses, in which case ten feet is required.

F.

Space Between Buildings. Where a garage is located within the area defined by the projections of the side lines of any main building, and where the garage faces and is detached from any main building and the vehicular access to the garage falls entirely or in part within the area, the garage shall be not less than twenty-five feet from the main building or buildings.

G.

Lot Coverage. Maximum lot coverage by buildings and structures shall not exceed sixty percent of the total lot area.

H.

Fences, Hedges and Walls. Fences, including walls and hedges, not exceeding three feet in height, may occupy any yard area. Fences, hedges and wall fences up to six feet in height are allowed in street side yards where:

1.

Residential lots abut nonresidential uses or zoned property;

2.

Where street sideyard abuts another street side yard subject to sight distance requirements (Section 17.36.010(C)).

Fences or other structures over six feet in height to enclose tennis courts or similar areas located on the rear half of a lot may be allowed, subject to the approval of a conditional use permit.

I.

Off-street Parking. The provisions of Section 17.36.020 apply.

J.

Access.

1.

There shall be adequate vehicular access to off-street parking facilities from a dedicated and improved street. The design of the access shall be approved by the city engineer as able to withstand commercial usage.

2.

There shall be pedestrian access from a dedicated and improved street to property used for residential purposes.

K.

Signs. The provisions of Section 17.36.030 apply.

L.

Loading. Where a loading area abuts a residential use, loading shall be done between the hours of eight a.m. and six p.m. Otherwise, the area shall be located not less than one hundred feet from the residential use or be completely enclosed.

M.

Findings for C-R Use in Neighborhood Commercial Zones.

1.

The residential-commercial project design meets or exceeds the minimum qualifications established as follows:

a.

Residential units are constructed above neighborhood commercial uses and covered parking is provided for the residential occupants, adjacent or attached to, the residential uses. In no case shall the covered parking be located further away than the width of a private driveway;

b.

The residential units are integrated into the design of the building and provision of private open space in the form of a terrace or balcony be considered;

c.

Private entrances are provided to each unit that are separated from any commercial uses;

d.

Safe pedestrian access shall be provided between residential units and public sidewalks.

2.

The Unit Design.

a.

A mix of unit sizes shall be required in all cases and for in-fill development a minimum of twenty percent of the units shall be affordable to lower income qualifying residents.

b.

For newly annexed areas, the percent of affordable housing shall be in conformance with housing goals and objectives of the housing element of the general plan.

(Ord. 609 § 3, 2004; Ord. 523 § 2 (part), 1993; Ord. 445 § 2 (Exbt. A) (part), 1986)

(Ord. No. 748, § 5, 1-11-2023)

Before any building or structure is erected on any lot in this district, a site plan shall have been submitted to and approved by the director pursuant to Chapter 17.44.

(Ord. 445 § 2 (Exbt. A) (part), 1986)

A.

Supportive housing, as defined in Section 17.04.030, that is consistent with the following, shall be permitted in the C-R zone:

1.

Units within the development shall be subject to a recorded affordability restriction for fifty-five years.

2.

One hundred percent of the units, excluding managers' units, within the development shall be dedicated to lower-income households, provided they are receiving public funding to ensure affordability of the housing to lower-income Californians.

3.

At least twenty-five percent of the units in the development, or twelve units, whichever is greater, shall be restricted to residents in supportive housing who meet criteria of the target population. If the development consists of fewer than twelve units, one hundred percent of the units (excluding managers' units) in the development shall be restricted to residents in supportive housing who meet criteria of the target population.

4.

Per Section 65652 of the California Government Code, the developer shall provide the city with a plan for providing supportive services, and include documentation demonstrating that supportive services will be provided on site to residents in the project, and shall include all of the following information:

a.

The name of the proposed entity or entities that will provide supportive services.

b.

The proposed funding source or sources for the provided on-site supportive services.

c.

Proposed staffing levels.

5.

Nonresidential floor area shall be used for on-site supportive services in the following amounts:

a.

For a development with twenty or fewer total units, at least ninety square feet shall be provided for on-site supportive services.

b.

For a development with more than twenty units, at least three percent of the total nonresidential floor area shall be provided for on-site supportive services that are limited to tenant use, including, but not limited to, community rooms, case management offices, computer rooms, and community kitchens.

6.

Units within the development, excluding managers' units, shall include at least one bathroom and a kitchen or other cooking facilities, including, at minimum, a stovetop, a sink, and a refrigerator.

7.

If the developer replaces any dwelling units on the site of the supportive housing development, the units subject to these provisions shall be replaced as specified in Section 65915(c) of the Government Code.

(Ord. No. 748, § 5, 1-11-2023)