West Sacramento City Zoning Code

Division II

Zone Regulations

§ 17.07.010 Purpose and Applicability.

The purpose of the Agricultural (AG) Zone is to:

Preserve lands best suited for agricultural use; and

Protect agricultural lands from the encroachment of incompatible uses.

The AG Zone is intended to provide areas for agricultural uses, single-unit development, commercial and industrial uses directly related to agriculture, and other compatible uses that may be appropriate in an agricultural area. This zone implements the Agricultural (AG) General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.07.020 Land Use Regulations.

Table 17.07.020, Land Use Regulations—Agricultural Zone, sets the land use regulations for the Agricultural Zone. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.07.020: LAND USE REGULATIONS—AGRICULTURAL ZONE
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Land Use Classification	AG	Additional Regulations
Residential Uses
Residential Housing Types	See subclassifications below
Single-Unit Dwelling, Detached	P
Accessory Dwelling Unit	P	See §17.30.040, Accessory Dwelling Units
Family Day Care	See subclassifications below
Small	P
Large	P
Farmworker Housing	P
Residential Care Facilities	See subclassifications below
Small	P
Large	C
Single-Room Occupancy	C	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Park and Recreation Facilities	P
Commercial Uses
Animal Care, Sales, and Services	See subclassifications below
Boarding/Kennels	P
Veterinary Services	M
Lodging	See subclassification below
Short-Term Rental	P
Nurseries and Garden Centers	M
Industrial Uses
Food and Beverage Manufacturing	See subclassifications below
Small Scale	P
Large Scale	M
General Industrial	C
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Agricultural Uses
Agriculture	See subclassifications below
Animal Production	C
Crop Production	P
Horticultural Production	P
Mineral Extraction	C
Urban Agriculture	See subclassifications below
Aquaculture	P	See §17.30.230, Urban Agriculture
Community Garden	P	See §17.30.230, Urban Agriculture
Market Garden	P	See §17.30.230, Urban Agriculture
Private Garden	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses, and §17.22.020, Accessory Buildings and Structures
Animal Keeping	See §17.30.060, Animal Keeping
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3; Ord. 22-21 § 2)

§ 17.07.030 Development Standards.

Table 17.07.030, Development Standards—Agricultural Zone, prescribes the development standards for the Agricultural Zone. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this title.

TABLE 17.07.030: DEVELOPMENT STANDARDS—AGRICULTURAL ZONE
Standard	AG	Additional Regulations
Lot and Density Standards
Density (unit/parcel)	1
Minimum Lot Size (acres)	5	Smaller lots may be approved through PD approval pursuant to Chapter 17.18, Planned Development (PD) Overlay Zone, to accommodate clustered residential units and protection of agricultural lands.
Minimum Lot Width (feet)	300
Building Form and Location
Maximum Height (feet)	35	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)	In the AG Zone, setbacks are measured from the edge of the public right-of-way.
Front	90	See §17.22.050, Encroachments into Required Setbacks
Street Side	20	See §17.22.050, Encroachments into Required Setbacks
Interior Side	20	See §17.22.050, Encroachments into Required Setbacks
Rear	30	See §17.22.050, Encroachments into Required Setbacks

(Ord. 19-1 § 3; Ord. 25-7, 7/16/2025)

§ 17.08.010 Purpose and Applicability.

The purposes of the Residential Zones are to:

Provide for a full range of housing types consistent with the General Plan;

Preserve, protect, and enhance the character of the City's different residential neighborhoods;

Enhance the quality of life for City residents;

Ensure that the scale and design of new development and alterations to existing development are compatible with surrounding residences and appropriate to the physical and aesthetic characteristics of proposed locations; and

Provide sites for public and semi-public land uses such as parks, schools, day care, and other community uses that will serve City residents and will complement surrounding residential development.

Additional purposes of each Residential Zone:

Residential Rural Estates (RE). The RE Zone is intended to provide for residential development on large lots and provide a transition between agricultural lands and residential designated lands. This zone provides for residential development of up to one unit per 2.5 acres. Allowed uses include detached single units and accessory dwelling units, limited agricultural uses, public and quasi-public uses, and other uses that may be appropriate in a rural residential area. This zone implements the Rural Estates (RE) General Plan Land Use Designation.

Residential-Rural Agricultural (RRA). The RRA Zone is intended to provide areas for rural residential development with limited agricultural uses and limited on-site water and sewer systems. This zone provides for residential development of between 0.5 and 1.0 units per acre. Allowed uses include detached single units and accessory dwelling units, limited agricultural uses, public and quasi-public uses, and other uses that may be appropriate in a residential-rural agricultural area. This zone implements the Rural Residential General Plan Land Use Designation.

Residential One Family (R-1-A/B). The R-1 Zone is intended to provide areas for single-unit dwellings and to protect the characteristics of existing single-unit neighborhoods. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a medium density residential environment. Residential densities shall be in the range of 1.1 to 6.0 units per gross acre. This zone implements the Low-Density Residential General Plan Land Use Designation.

Residential-Medium Density (R-2). The R-2 Zone is intended to provide areas for a variety of housing types at densities in the range of 6.1 to 12.0 units per acre. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a medium density residential environment. Residential densities shall be in the range of 6.1 to 12.0 units per gross acre. This zone implements the Medium-Density Residential General Plan Land Use Designation.

Residential-Medium High Density (R-2.5). The R-2.5 Zone is intended to provide areas for a variety of housing types at densities in the range of 12.1 to 20.0 units per acre. Types of dwelling units include attached and detached single-unit dwellings, townhomes, condominiums, two-unit dwellings, multi-unit developments, and apartments. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a medium high density residential environment. This zone implements the Medium High-Density Residential General Plan Land Use Designation.

Residential-Multifamily (R-3). The R-3 Zone is intended to provide areas for a wide variety of high-density residential development. Housing types include single-unit attached, townhouses, condominiums, and apartment buildings at densities ranging from 20.1 to 50.0 units per acre. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a higher-density residential environment. This zone implements the High Density Residential General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.08.020 Land Use Regulations.

Table 17.08.020, Land Use Regulations—Residential Zones, sets the land use regulations for the Residential Zones. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.08.020: LAND USE REGULATIONS—RESIDENTIAL ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Use Classification	RE	RRA	R-1	R-2	R-2.5	R-3	Additional Regulations
Residential Uses
Residential Housing Types	See subclassifications below
Single-Unit Dwelling, Detached	P	P	P	P	M	C
Single-Unit Dwelling, Attached	-	-	P	P	P	M
Two-Unit Dwelling	-	-	P	P	P	C
Multi-Unit Residential	-	-	-	P	P	P
Accessory Dwelling Unit	P	P	P	P	P	P	See §17.30.040, Accessory Dwelling Units
Tiny Home on Wheels	P	P	P	P	P	—
Family Day Care	See subclassifications below
Small	P	P	P	P	P	P
Large	P	P	P	P	P	P
Group Residential	-	-	C	C	P	P
Manufactured Home Park	-	-	-	C	C	C
Residential Care Facilities	See subclassifications below
Small	P	P	P	P	P	P
Large	M	M	M	P	P	P
Residential Facility, Assisted Living	-	-	-	P	P	P
Single-Room Occupancy	C	C	C	C	P	P	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Colleges and Trade Schools	-	-	-		C	C
Community Assembly	See below
Less than 5,000 sq. ft.	-	-	P	P	P	P
5,000 sq. ft. or greater	-	-	M	M	M	M
Cultural Institutions	See below
Less than 5,000 sq. ft.	M	M	P	P	P	P
5,000 sq. ft. or greater	M	M	M	M	M	M
Day Care Centers	M	M	M	P	P	P
Hospitals and Clinics	See subclassification below
Skilled Nursing Facility	-	-	-	-	M	M
Park and Recreation Facilities	P	P	P	P	P	P
Schools (TK-12)	C	C	C	C	C	C
Commercial Uses
Animal Care, Sales, and Services	See subclassification below
Boarding/Kennels	C	C	-	-	-	-
Farmer's Markets	-	-	M	M	M	M	See §17.30.110, Farmer's Markets
Lodging	See subclassification below
Short-Term Rental	P	P	P	P	P	P
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Agricultural and Extractive Uses
Agriculture	See subclassifications below
Animal Production	C	C	-	-	-	-
Crop Production	P	P	-	-	-	-
Horticultural Production	C	C	-	-	-	-
Urban Agriculture	See subclassifications below
Aquaculture	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Community Garden	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, less than 1 acre	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, 1 acre or more	M	M	M	M	M	M	See §17.30.230, Urban Agriculture
Private Garden	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses and §17.22.020, Accessory Buildings and Structures
Animal Keeping	See §17.30.060, Animal Keeping
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3; Ord. 24-9, 4/30/2025; Ord. 25-7, 7/16/2025)

§ 17.08.030 Development Standards.

Table 17.08.030, Development Standards—Residential Zones, prescribes the development standards for the Residential Zones. Individual letters in parenthesis refer to subsections that directly follow the table. Additional regulations are also denoted in the right-hand column. Section numbers in this column refer to other sections of this title.

TABLE 17.08.030: DEVELOPMENT STANDARDS—RESIDENTIAL ZONES
Standard	RE	RRA	R-1	R-2	R-2.5	R-3	Additional Regulations
Lot and Density Standards
Minimum/Maximum Density (units/acre)	0.4	1	1.1 - 6	6.1 - 12	12.1 - 20	20.1 - 50
Minimum Lot Size (square feet, unless otherwise indicated)	2.5 acres (A)	1 acre	R-1A: 5,000 R-1B: 6,000	5,000	10,000	20,000	In the R-1, R-2, R-2.5, and R-3 Zones, smaller lots may be allowed through Conditional Use Permit approval pursuant to §17.08.040.C, Small Lot Single-Unit Development
Minimum Lot Width (feet)	100	100	50	50	80	100
Corner Lot (feet)	110	110	60	60	90	110
Maximum Lot Coverage (% of lot)	25	25	50	50	60	70
Building Form and Location
Maximum Height (feet)	30(B)	30(B)	30(B)	45(B)	55(B)	65(B)	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)	Certain setback requirements in the R-2, R-2.5, and R-3 zones differ whether the development is located north or south of the Deep Water Ship Channel (DWSC).
Front	30	20	R-1A: 20 R-1B: 15	N of DWSC: Major arterials: 20, Other streets: 15 S of DWSC: 10			See §17.22.050, Encroachments into Required Setbacks, and §17.27.090.B.3, Driveway Length
Street Side	20	16	R-1A: 15 R-1B: 10	N of DWSC: Major arterials: 20, Other streets: 15 S of DWSC: 10
Interior Side	10	10	5(C)	5(C)	N of DWSC: 8(C) S of DWSC: 5(C)
Rear	20	20	R-1A: 10(C) R-1B: 15(C)	10(C)	N of DWSC: 8(C) S of DWSC: 15(C)
Alley	20	20	5	5	5	5
Open Space Standards
Minimum Open Space (square feet per unit)	N/A	N/A	N/A	200, of which 100 must be private	150, of which 50 must be private	150, a minimum of 50% of the units must have 50 sf of private open space	See §17.22.090, Open Space

Clustered Housing. In the RE Zone, smaller lots, at a minimum of 1.25 acres, may be approved through a Planned Development (PD) Permit pursuant to Chapter 17.18, Planned Development (PD) Overlay Zone, to accommodate clustered housing development.

Maximum Height, First Floor Plate. For detached single unit dwellings the first floor plate height shall not exceed 12 feet in the front one-third of the structure.

FIGURE 17.08.030.B: MAXIMUM HEIGHT, FIRST FLOOR PLATE

Zero Lot Line Option.

All or part of the setback requirements of interior yards along property lines adjoining other private lots may be waived with the written approval of the City and the property owner of the lot adjoining the yard which is being encroached upon. This written agreement shall take the form of a zero lot line agreement which shall be recorded on the chain of title of both properties involved. The zero lot line agreement shall describe in detail the extent of said waiver. Zero lot line agreements may be executed between private property owners only. Swimming pools are not eligible for zero lot line agreements.

Approval of a zero lot line agreement shall be subject to the following requirements:

All building and fire code requirements resulting from the waiver of the setback requirement shall be met by the construction;

Approval by the Fire Chief of the City of West Sacramento to ensure that adequate fire-fighting access is retained shall be obtained; and

Where the setback is reduced to less than three feet, a maintenance access easement of five feet in width shall be provided on the adjoining property.

Zero lot lines shall be recorded to be considered executed. Applicants shall submit all completed documents ready for recordation, staff will deliver or have a title company send to the County Recorder.

(Ord. 19-1 § 3; Ord. 25-7, 7/16/2025)

§ 17.08.040 Supplemental Regulations.

Paving. In the R-1, R-2, and R-2.5 zones, impervious surfaces including parking, walkways and paved patio areas shall cover no more than 50% of the entire front yard that is not covered by a residential structure. Landscaped (pervious) area shall include a combination of well-maintained ground cover, shrubs, hedges, trees, and other pervious vegetation that shall not be paved. Permanent structures, including, but not limited to, retaining walls, fences, arbors, trellises, shall not be constructed in public service easements.

Attached Single Unit and Multi-Unit Development. All attached single-unit and multi-unit development shall meet the following development standards.

Building Entrances.

Orientation. All units located along public rights-of-way shall have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where the project site is located on major arterials carrying high traffic volumes and/or streets that do not allow on-street parking.

Projection or Recess. Building entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and a minimum horizontal area of 30 square feet. Exceptions to this requirement may be approved for alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry.

FIGURE 17.08.040.B.1.b: PROJECTION OR RECESS, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

Dwelling Unit Access. Exterior entrances to units shall be in a form of individual or shared entrances at the ground floor of the building. Unit entrances above the ground floor are also permitted; however, no exterior access corridor located above the ground floor may provide access to five or more units.

Building Design. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

Roof Line. The roof line at each elevation shall demonstrate an offset of at least 18 inches for each one to three units exposed on that elevation. Large, continuous roof planes are prohibited.

FIGURE 17.08.040.B.2.a: ROOF LINE, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

Window Trim or Recess. Trim at least one-half inch in depth shall be provided around all windows, or windows shall be recessed at least two inches from the plane of the surrounding exterior wall. Foam is not a permitted trim material.

FIGURE 17.08.040.B.2.b: WINDOW TRIM OR RECESS, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

Façade Articulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth, for every 25 horizontal feet of wall. Building entrances and front porches may count towards meeting this requirement.

FIGURE 17.08.040.B.2.c: FAÇADE ARTICULATION, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

Façade Detailing and Materials. All visible building façades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

Building Colors. A unified palette of quality materials shall be used on all sides of buildings. Every building shall have at least two complementary colors. Every building shall have at least two complementary colors.

Transition Areas. Where new multi-unit development is built adjacent to existing lower-scaled residential development, the façade facing the existing lower-scaled residential development shall be designed to provide architectural relief and interest, while also respecting the scale of adjacent neighbors.

Height. Full-height recesses, a minimum of two feet deep, shall be provided along the façade to break the building into smaller discrete masses.

FIGURE 17.08.040.B.2.f.i: FULL-HEIGHT RECESSES, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

ii.

Window and Balcony Placement. Windows shall be offset to avoid direct sightlines into and from neighboring properties. Balconies and other private open space shall be positioned so they minimize views into neighboring properties.

FIGURE 17.08.040.B.2.f.ii: WINDOW AND BALCONY PLACEMENT, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

Private Storage Space. Each unit shall have at least 200 cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet. The required private storage space may be used for bicycle parking.

Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planner or existing pedestrian routes or trails shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

Pedestrian Walkway Design.

Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

ii.

Where a required walkway crosses parking areas or loading areas, it shall be clearly identifiable by a raised crosswalk, a different paving material, or similar method.

iii.

Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

Small Lot Single-Unit Development. Detached single-unit development located on lots less than the minimum lot size established for zones allowing single-family or multifamily residential uses may be approved with a Conditional Use Permit subject to the following standards. Small lot single-unit development that does not meet the following standards may be approved through a Planned Development pursuant to Chapter 17.18, Planned Development (PD) Overlay Zone, or a PD Permit if the development is proposed within an existing PD Overlay Zone.

Development Standards. Small lot single-unit development is subject to the development standards and supplemental regulations of the base zone except as specified below.

Maximum Density. Density shall be determined by the base zone.

Minimum Lot Size. The minimum lot size is 2,000 square feet.

Minimum Lot Width. 25 feet.

Minimum Lot Depth. 50 feet.

Maximum Lot Coverage. 75%.

Setbacks.

Perimeter Setbacks. The minimum setbacks from the property lines on the perimeter of the small lot single-unit development shall be the required setbacks of the underlying base zone.

ii.

Interior Street Setbacks. The minimum setbacks from the back of sidewalk of any interior street shall be 18 feet to the garage door and 10 feet to any living area or covered porch.

iii.

Side Yard Setbacks. The side yard setback shall be a minimum of three feet. For attached units, a minimum side yard setback of 10 feet shall be provided at the end of the row of the attached units.

iv.

Rear Yard Setbacks. Rear yard setback shall be a minimum of 10 feet.

Entrances.

Dwelling units that abut a public right-of-way or private street shall orient the primary entry-way toward the street.

Dwelling units located in the interior of the development shall orient the primary entryway toward and visible from a pedestrian pathway that is connected to a public right-of-way or private street.

There shall be a minimum eight-foot separation between the primary entryway of a unit and the adjacent building wall of a neighboring unit.

FIGURE 17.08.040.C.2: ENTRANCES, SMALL LOT SINGLE UNIT DEVELOPMENT

Open Space. Open space shall be provided pursuant to the open space requirements of the underlying base zone. In the R-1 Zone, open space shall be provided pursuant to the open space requirements of the R-2 Zone.

Parking.

Garages shall not be oriented to face perimeter streets.

Required parking shall be provided on each lot, within a common parking area, or in a combination of the two.

A maximum of one driveway curb cut shall be permitted for each 50 feet of perimeter street frontage.

Pedestrian Circulation. Pedestrian pathways a minimum three feet wide shall be provided from the public right-of-way to all primary entryways and common areas, guest parking, and centralized trash enclosures.

Required Findings. A Conditional Use Permit for a small lot single-unit development shall only be approved if the following findings are made in addition to any other findings required by this Code:

The development will result in an intensity that is no higher than otherwise permitted in the zone and open space standards that are no less than required for a similar development within the zone;

The design of the development provides for a comprehensive and harmonious arrangement of buildings, open spaces, circulation ways, parking, and development amenities; and

The project relates to the existing and planned land use and circulation plans of the community and does not constitute a disrupting element in the development pattern of the neighborhood.

Metal Storage Containers. Metal storage containers may not be used as permanent storage in Residential Zones. Metal storage containers may be allowed on a temporary basis in connection with a valid building permit in any zone in the City.

Tiny Homes on Wheels. Tiny Homes on Wheels (THoW) may be deployed as a primary dwelling unit or as an accessory dwelling unit (ADU). THoWs used as primary dwelling units are subject to the site development standards in the underlying zoning district. THoWs used as ADUs are subject to those standards contained within Section 17.30.040 (Accessory Dwelling Units). All THoWs regardless of primary or accessory status are also subject to:

Public Utilities. THoWs shall be connected to the City water and sewer systems or on an approved well and/or septic system where City services are not available.

Administrative Approval. A proposed THoW must receive administrative approval from the Community Development Department prior to being transported to the project site. Fees for said approval shall be per the adopted fee schedule contained within the Book of Fees and applied proportionally.

Maximum Floor Area. The maximum square footage of habitable floor space for a THoW shall be 399 square feet including loft areas (if any).

Address. THoWs shall obtain a separate address with issuance of an electrical permit.

Qualifying Features. THoWs shall include a bathroom, kitchen, and a sleeping area.

Certification. THoWs shall comply with standards set forth in California Health and Safety Code Section 18027.3 (i.e., ANSI 119.5 and NFPA 1192). A THoW shall be certified by a recognized national certification body as complying with these standards and a certified label shall be placed on the tiny homes on wheels to demonstrate compliance.

One Story. THoWs are limited to one story. Lofts up to 48 inches in height do not constitute a second story.

Screened Undercarriage. A THoW's undercarriage, including wheels, axles, tongue, and hitch, shall be concealed from view from adjacent grade level streets and adjacent residentially zoned properties.

Egress. THoWs shall have a minimum of two means of egress, one of which shall be the main entrance and one of which shall be in each sleeping area (may be a window with appropriate dimensions).

10.

Appearance and Design. THoW shall resemble conventional residential structure rather than a recreational vehicle. This shall be done by incorporating design features and materials typically used for houses (e.g., siding, roofing, pitched roofs, eaves, residential windows, etc.). THoWs shall be mounted on a wheeled trailer chassis and designed and built to look like a conventional residential structure, using conventional building materials, and is thus architecturally distinct from traditional mobile homes and recreational vehicles.

See example below:

11.

Living Area Extensions. The roof and all exterior walls shall not be fixed with slide-outs, tip-outs, or other forms of mechanically articulating room area extensions.

12.

Energy. THoWs shall incorporate an electrical subpanel and connected to the power grid. Building permits will be required.

13.

Mechanical Equipment. All mechanical equipment shall be incorporated into the structure other than solar energy panels or collectors.

14.

Tie Down. A THoW shall be tied down with anchors or otherwise stabilized as designed by the manufacturer.

15.

Porches and Decks. Structures such as porches, decks, sheds, and gazebos shall be designed to detach from the tiny homes on wheels. Uncovered porches or decks less than 30 inches in height and less than 200 square feet do not require building permits. Permanent roofed structures and other accessory structures shall meet the requirements of Section 17.22.020.

16.

Wind Loads. A THoW shall be constructed to withstand minimum wind loads for the proposed parking location.

17.

Parking Pad. The wheels shall be skirted or removed and shall sit with leveling or support jacks on a paved durable surface designed in accordance with Title 17 (Zoning) of the WSMC.

18.

Parking. THoWs shall not require additional parking when proposed as an ADU.

19.

Pedestrian Access. An all-weather surface pedestrian path from the street frontage to the main entrance of the tiny homes on wheels shall be provided.

20.

Emergency and Rescue Openings. All THoWs shall have emergency escape and rescue openings sufficient to ensure emergency escape, including a means of escape, if not an exterior passage door, from each sleeping space that provides an opening of sufficient size to permit the unobstructed passage, with its major axis parallel to the plane of the opening and horizontal at all times, of an ellipsoid generated by rotating about the minor axis an ellipse having a major axis of 24 inches (610 mm) and a minor axis of 17 inches (432 mm).

(Ord. 19-1 § 3; Ord. 20-4 § 2; Ord. 22-21 § 2; Ord. 24-1, 1/17/2024; Ord. 24-9, 4/30/2025)

§ 17.09.010 Purpose and Applicability.

The purposes of the Commercial and Mixed-Use Zones are to:

Provide for the orderly, well-planned, and balanced development of commercial and mixed-use zones;

Designate adequate land for a full range of local-and regional-serving commercial and retail services consistent with the General Plan;

Maintain and strengthen the City's economic resources;

Provide appropriately located commercial areas that provide a variety of goods and services for residents, employees, and visitors;

Provide opportunities for a mix of complementary uses that may combine residential and non-residential uses or combine a variety of nonresidential uses on the same site; and

Promote pedestrian-oriented, mixed-use centers at appropriate locations.

Additional purposes of each Commercial and Mixed-Use Zone:

Central Business District (CBD). The CBD Zone is intended to preserve and expand the unique characteristics of the City's original commercial center. This zone provides for development of an urban civic and cultural core, including civic uses such as City Hall and the public library, as well as restaurants, retail, service, professional office, multi-unit residential, and similar and compatible uses. Residential densities range between 20.0 and 60.0 dwelling units per acre. This zone implements the Central Business District General Plan Land Use Designation.

Commercial (C). The C Zone is intended to provide areas for locally-oriented retail and service uses, multi-unit residential above ground floor, public and quasi-public uses, and similar and compatible uses. Residential densities range between 5.1 to 18.0 dwelling units per acre. This zone implements the Commercial General Plan Land Use Designation.

Commercial-Highway (CH). The CH Zone is intended to provide for retail, commercial, service, amusement, and transient residential uses proximate to highway locations and dependent upon highway travel. This zone implements the Highway Service Commercial General Plan Land Use Designation.

Mixed Use Neighborhood Commercial (MU-NC). The MU-NC Zone is intended to provide areas for a mix of medium-density residential units that support commercial retail, office, and open space uses. This zone provides for lower intensity mixed-use development that contains a mix of residential townhomes, condominiums, and apartments that support pedestrian-oriented shopping, office, and open space. This zone is intended to accommodate uses that provide essential daily services and retail needs as well as recreational amenities, within walking distance of the surrounding neighborhood. Residential densities range between 12.0 and 60.0 units per acre. This zone implements the Neighborhood Commercial Mixed Use General Plan Land Use Designation.

Mixed-Use Corridor (MU-C). The MU-C Zone is intended to provide areas for a mix of higher-density residential uses that support commercial retail and office uses along the City's major corridors. This zone provides for mixed-use developments along major corridors (e.g., West Capitol Avenue) that include a mix of residential and office/commercial or single-use residential, office, or commercial, with an emphasis on non-residential uses. Residential densities range between 20.0 and 60.0 units per acre. This zone implements the Corridor Mixed Use General Plan Land Use Designation.

Waterfront (WF). The WF Zone is intended to provide areas for high-intensity mixed uses which capitalize on the City's river frontage, including amusement, retail, and visitor-serving amenities. This zone provides for marinas, restaurants, retail, amusement, hotel and motel uses, mid-rise and high-rise offices, multi-unit residential units which are oriented principally to the river, public and quasi-public uses, and similar and compatible uses. Residential densities range between 40 and 120 dwelling units per acre. This zone implements the Riverfront Mixed Use General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.09.020 Land Use Regulations.

Table 17.09.020, Land Use Regulations—Commercial and Mixed Use Zones, sets the land use regulations for the Commercial and Mixed Use Zones. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.09.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED USE ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Use Classification	CBD	C	CH	MU-NC	MU-C	WF	Additional Regulations
Residential Uses
Residential Housing Type	See subclassifications below
Single-Unit Dwelling, Attached	P(1)/C	P(2)	-	P(3)/C	P(3)/C	C
Two-Unit Dwelling	P(1)/C	P(2)	-	P(3)/C	P(3)/C	C
Multi-Unit Residential	P(1)/C	P(2)	-	P(3)(5)/C	P(3)/C	P
Accessory Dwelling Units	P	P		P	P	P	See §17.30.040, Accessory Dwelling Units
Family Day Care	See subclassifications below
Small	P	P	-	P	P	P
Large	M	M	-	M	M	M
Residential Facility, Assisted Living	-	-	-	C	C	-
Single-Room Occupancy	C	C	-	C	C	C	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Campground	-	-	C	-	-	-
Colleges and Trade Schools	P	P	-	-	-	-
Community Assembly	P	P	-	P		P
Cultural Institutions	P	P	-	P	P	P
Day Care Centers	P	M	-	P	P	M
Government Offices	P	P	-	P	P	P
Hospitals and Clinics	See subclassifications below
Clinic	C	M	-	M	M	M
Hospitals	C	C	-	C	C	C
Skilled Nursing Facility	-	-	-	M	-	-
Instructional Services	P	P	-	P	P	P
Park and Recreation Facilities	P	P	P	P	P	P
Parking Lots and Structures	C	C	P	-	M	C
Schools (TK-12)	C	-	-	C	-	C
Social Service Facilities	P	P	-	C	C	-
Tutoring Facilities	P	P	-	P	P	M
Commercial Uses
Adult Entertainment	-	C	-	-	-	-	See §17.30.050, Adult Entertainment Uses
Animal Care, Sales, and Services	See subclassifications below
Animal Sales and Grooming	P	P	-	P	P	P
Veterinary Services	P	P	-	P	P	-
Automobile/Vehicle Sales and Services	See subclassifications below
Automobile Rentals	-	P	C	-	-	-	See §17.30.070, Automobile/Vehicle Sales and Services
Automobile Repair, Major	-	C	P	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Automobile Repair, Minor	-	P	P	M	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	-	M	M	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	Must be located completely within an enclosed structure, including all vehicles for lease, sale, or display except as required by the DMV.						See §17.30.070, Automobile/ Vehicle Sales and Services
Fueling Stations	-	M	M	M	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Large Vehicle and Equipment Sales, Service and Rental	-	-	P	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Towing and Impound	-	-	P	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Washing	-	P(4)	P	M	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Banks and Financial Institutions	See subclassifications below
Banks and Credit Unions	P	P	-	P	P	P
Business Services	P	P	-	P	P	P
Commercial Entertainment and Recreation	See subclassifications below
Cinema/Theaters	P	P	-	P	P	P
Indoor Sports and Recreation	P	P	-	P	M	P
Outdoor Entertainment	-	-	C	-	-	M
Outdoor Sports and Recreation	-	M	C	-	-	M
Drive-Through Facility	See §17.30.090, Drive-Through Facility
Eating and Drinking Establishments	See subclassifications below
Bars/Night Clubs/Lounges	M	C	-	M	M	M	See §17.30.160, Outdoor Dining and Seating
Restaurant	P	P	P	P	P	P	See §17.30.160, Outdoor Dining and Seating
Farmer's Markets	P	P	P	P	P	P	See §17.30.110, Farmer's Markets
Food Preparation	P	P	-	P	P	P
Funeral Parlors and Interment Services	-	P	-	-	-	-
Lodging	See subclassification below
Hotels	M	M	P	M	M	P
Maintenance and Repair Services	P	P	-	P	P	P
Mobile Vendor	See §17.30.140, Mobile Vending
Nurseries and Garden Center	P	P	-	P	P	M
Offices	See subclassifications below
Business, Professional, and Technology	P	P	-	P	P	P
Medical and Dental	P	P	-	P	P	P
Personal Services	See subclassifications below
General Personal Services	P	P	-	P	P	P	See §17.30.170, Personal Services
Fortunetelling	P	P	-	P	P	P	See §17.30.170, Personal Services
Massage Establishments	M	P	-	M	-	M	See §17.30.170, Personal Services
Tattoo or Body Modification Parlor	P	P	-	P	P	P	See §17.30.170, Personal Services
Retail Sales	See subclassifications below
Building Materials Sales and Services	-	P	-	M	-	-
Convenience Markets	P	P	P	P	P	P
Liquor Sales (primary use)	C	C		C	C	C
Liquor Sales - Accessory (building less than 10,000 square feet)	C	C		C	C	C
Liquor Sales - Accessory (building more than 10,000 square feet)	P	M		M	M	P
Food and Beverage Sales	P	P	-	P	P	P
General Retail	P	P	-	P	P	P
Secondhand Store	P	P	-	P	P	P
Short-Term Rental	P	P	-	P	P	P
Industrial Uses
Custom and Artisan Manufacturing	P	P	-	P	P	P
Food and Beverage Manufacturing	See subclassifications below
Small Scale	M	P	-	M	M	M
Transportation, Communication, and Utility Uses
Airports and Heliports	-	-	C	-	-	-
Communication Facilities	See subclassifications below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Docking Facilities	-	-	-	-	-	C
Light Fleet-Based Services	-	P	P	-	-	-
Marinas	-	-	-	-	-	C
Recycling Facility	See subclassifications below
Reverse Vending Machine	-	P	P	M	M	-	See §17.30.190, Recycling Facilities
Agricultural and Extractive Uses
Urban Agriculture	See subclassifications below
Community Garden	P	P	-	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, less than 1 acre	P	P	-	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, 1 acre or more	C	-	-	C	C	C	See §17.30.230, Urban Agriculture
Private Garden	P	P	-	P	P	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses, and §17.22.020, Accessory Buildings and Structures
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Outdoor Dining and Seating	See §17.30.160, Outdoor Dining and Seating
Outdoor Display and Sales	See §17.30.150, Outdoor Display and Sales
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

Specific Limitations:
(1)	Permitted on upper stories in a mixed-use development. Ground floor residential and residential-only development is allowed subject to Conditional Use Permit approval.
(2)	Permitted on upper stories in a mixed-use development.
(3)	Permitted on upper stories and in the rear of the site where nonresidential space with a minimum depth of 45 feet is provided along the majority of street frontage. Street fronting residential (more than 50%) and residential-only development is allowed subject to Conditional Use Permit approval. Live/work units along the ground floor may be counted towards the commercial requirement.
(4)	Only as accessory to a fueling station.
(5)	Allow multi-unit residential projects only with at least 10% on-site affordable to be permitted by right in the MU-NC zone.
	Housing Element Carry-Over Sites: Residential-only development is allowed by-right and does not require Conditional Use Permit approval if the project is located on a low- or very-low income Housing Element carry-over site and > 20 percent of the project's total units are affordable to lower income households. Carry-over site means the site has been included in two or more consecutive Housing Element sites inventories.

(Ord. 19-1 § 3; Ord. 22-21 § 2; Ord. 24-1, 1/17/2024; Ord. 24-1, 1/17/2024; Ord. 24-15, 11/20/2024; Ord. 25-7, 7/16/2025)

§ 17.09.030 Development Standards.

Table 17.09.030, Development Standards—Commercial and Mixed Use Zones, prescribes the development standards for the Commercial and Mixed Use Zones. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this title.

TABLE 17.09.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED USE ZONES
Standard	CBD	C	CH	MU-NC	MU-C	WF	Additional Regulations
Lot, Density, and Open Space
Density (units/acre)	Residential development that is part of a mixed-use building shall comply with the allowed floor area ratio (FAR) range and is not subject to the allowed density range. Standalone residential development shall comply with the allowed density range.
Minimum	20	5	N/A	12	20	40
Maximum	60	18	N/A	60	60	120
Minimum Lot Size (square feet)	5,000	10,000	10,000	10,000	10,000	10,000
Minimum Lot Width (feet)	50	80	80	80	80	80
Building Form and Location
Floor Area Ratio (FAR)
Minimum	0.3	0.25	N/A	0.3	0.3	.5
Maximum	3	0.5	0.5	1.5	3.0	10 (office) 3 (other)
Maximum Height (feet)	65(A)	65(A)	55(A)	65(A)	65 (A)	250(A)
Minimum Setbacks (feet)
Front	0(B)	0	15	0(B)	0(B)	0	See §17.22.050, Encroachments into Required Setbacks
Street Side	0(B)	0	15	0(B)	0(B)	0	See §17.22.050, Encroachments into Required Setbacks
Interior Side	0	0	8	0	0	0	See §17.22.050, Encroachments into Required Setbacks
Rear	10	10	10	10	10	0	See §17.22.050, Encroachments into Required Setbacks
Alley	0	0	0	0	0	0
Parking, from front and street side lot line	40(C)	40(C)	40(C)	40(C)	40(C)	40(C)
Open Space Standards
Minimum Open Space (square feet per residential unit)	Total/unit: 150 Private: minimum 50 sf for 50% of units Common: minimum 75 sf/unit						See §17.22.090, Open Space

Maximum Height Adjacent to Residential Zones. The maximum height within 40 feet of a Residential Zone is limited to 40 feet. The maximum height within 50 feet of a Residential Zone is 50 feet.

FIGURE 17.09.030.A: MAXIMUM HEIGHT ADJACENT TO RESIDENTIAL ZONES

Required Building Location. The following building location requirements apply in the CBD, MU-NC, and MU-C Zones:

Build-To Line. Buildings shall be located within 10 feet of the required setback line for at least 40% of the linear street frontage.

Corner Build Area. Buildings shall be located within 10 feet of the required setback line within 30 feet of the street corner.

Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, as outdoor dining/seating area, or with landscaping.

Exceptions. These requirements may be modified or waived by the Director upon finding that:

Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

FIGURE 17.09.030.B: REQUIRED BUILDING LOCATION, CBD, MU-NC, AND MU-C ZONES

Limitations on Location of Parking. Off-street parking spaces shall be located to the rear of principal buildings whenever possible. Above ground parking may not be located within 40 feet of a street facing property line. Exceptions may be granted where the Director makes the following findings:

The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and

The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.

(Ord. 19-1 § 3; Ord. 24-1, 1/17/2024; Ord. 25-7, 7/16/2025)

§ 17.09.040 Supplemental Regulations.

Building Transparency/Required Openings. Exterior walls facing a public street right-of-way shall include windows, doors, or other openings for at least 50% of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.

Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

Exceptions for Parking Garages. Multi-level garages are not required to meet the building transparency/required openings requirement.

Modifications for Residential Units and Hotels. Ground floor residential units and hotels shall have a reduced building transparency/required openings requirement - at least 30% of the building wall area located between the floor and ceiling of the first habitable story shall include windows, doors, or other openings. Walls may run in a continuous plane for no more than 10 feet without an opening.

Reductions. The building transparency requirement may be reduced or waived by the Community Development Director or designee upon finding that:

The proposed use has unique operational characteristics with which providing the required windows and opens is incompatible, and

Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

FIGURE 17.09.040.A: BUILDING TRANSPARENCY/REQUIRED OPENINGS

Façade Articulation. Street-facing façades over 50 feet in width shall incorporate at least two of the following features:

Windows are recessed by at least four inches from surrounding exterior wall surfaces, as measured from window frame to finished exterior wall.

A minimum of 25 percent of the façade, including all building levels, is offset at a depth of at least two feet from the remainder of the façade.

The façade includes at least one projection or recess of at least four feet in depth, or two projections or recesses at least two feet in depth at an interval of no more than 50 horizontal feet. For a building with two or more stories, the projection or recess must be present on at least two stories.

A vertical feature such as a pilaster is provided of at least 12 inches in both width and depth that extends the full height of the façade at an interval of no more than 50 feet horizontal feet.

For buildings of at least three stories, the ground level of the building is distinguished from upper levels by a change in building material that is distinct from the remainder of the façade, along with a change in plane of at least one inch in depth at the transition between the materials.

For buildings of at least three stories, the top floor of the building is distinguished from lower levels by a change in façade materials, along with a change in plane at least one inch in depth at the transition between the two materials.

The façade includes a horizontal design feature such as a water table, belt course, or bellyband, applied to the transition between the ground floor and upper floors.

Façade Length. Street-facing façades shall not exceed 150 feet in length before a minimum façade break of at least eight feet in width and at least four feet in depth, open to the sky.

Windows. Buildings shall be designed and oriented to minimize the visual intrusion into adjoining residential properties. Window, balcony, and deck locations shall be directed away from window areas of adjoining residences (on-site or off-site).

Building Entrances. The primary building entrance shall face a public sidewalk.

Elevation. Entrances shall be at or within one vertical foot of the sidewalk elevation for all non-residential and residential common spaces. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall either: (1) be elevated a minimum of three feet above sidewalk elevation; or (2) shall have the entrance set back from the edge of the sidewalk by at least six feet with a planting strip abutting the sidewalk of at least three feet in width and two feet in depth.

Corners. Entrances located at corners shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements.

Connections. All building and dwelling units located in the interior of a site shall have entrances from a pedestrian walkway that is designed as an extension of the public sidewalk and connect to a public sidewalk.

FIGURE 17.09.040.D: BUILDING ENTRANCES

Ground Floor Dimensions. Buildings shall meet the following dimensions for ground floor frontages depending on use.

Non-Residential and Residential Common Spaces. Ground floor spaces shall have a minimum height of 15 feet, measured floor-to-floor, and a minimum depth of 35 feet, measured wall-to-wall.

Residential Units. Ground floor units shall have a minimum height 10 feet, measured floor-to-floor.

Exterior Building Materials and Colors. A unified palette of quality materials shall be used on all sides of buildings.

Allowed Materials. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard, fiber cement siding, or other quality, durable materials approved by the Community Development Director or designee. Stucco, when used, shall cover no more than 50% of the front façade of the ground floor.

Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or amenities.

To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other pedestrian routes or trails shall be provided. On-site walkways shall connect the primary building entry or entries to a public sidewalk on each street frontage.

Pedestrian Walkway Design. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

Where a required walkway is parallel and adjacent to a vehicular travel lane, it shall be raised or separated from the vehicular travel lane by a raised crosswalk, a different paving material, or similar method.

Where a required walkway is parallel and adjacent to a vehicular travel lane, it shall be raised or separated from the vehicular travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

Vehicle Access.

Frontage. Driveways shall not be located on primary frontages where access from secondary frontages is possible.

Location. Driveways shall be located at least 10 feet from primary building entrances and at least 20 feet from an intersection curb return or pedestrian cross walk.

Dimensions. Each driveway and curb cut shall be a maximum of two lanes and 20 feet in width, unless the Community Development Director or designee determines that a width of up to 24 feet is reasonable for visibility or other public safety reasons due to a lack of design alternatives or the presence of special conditions, such as unique site geometry.

Private Open Space. Private open space shall have direct access from the associated residential unit.

Dimensions. Private open space shall have a minimum dimension of five feet in each direction and a minimum area of 40 square feet.

Setbacks. Private open space may be located in a required setback.

Common Open Space. Common open space shall be accessible to all tenants of a building and as an option may also be open to the general public.

Dimensions. Common open space shall have a minimum dimension of 15 feet in each direction and a minimum area of 400 square feet.

Distribution. A minimum of 50% of the minimum open space shall be common open space.

Metal Storage Containers. Metal storage containers shall not be used as permanent storage; they may be allowed on a temporary basis in connection with a valid building permit.

(Ord. 19-1 § 3; Ord. 20-4 § 2; Ord. 25-1, 2/19/2025)

§ 17.10.010 Purpose and Applicability.

The purposes of the Employment Zones are to:

Designate adequate land for industrial uses and growth consistent with the General Plan;

Maintain and strengthen the City's economic resources;

Provide a range of employment opportunities to meet the needs of current and future residents; and

Provide areas for a wide range of manufacturing, industrial processing, and service industrial uses and protect areas where such uses now exist.

Additional purposes of each Employment Zone:

Limited Industrial (M-L). The M-L Zone is intended to accommodate a limited group of business, professional, research and technical manufacturing uses that have requirements for space, light and air. This zone provides for industrial parks, wholesale and intensive retail commercial uses, warehouses, distribution centers, light manufacturing, offices, public and quasi-public uses, and similar and compatible uses. This zone implements the Mixed Commercial/Industrial General Plan Land Use Designation.

Light Industrial (M-1). The M-1 Zone is intended to accommodate a diverse range of light industrial and workplace uses and protect these areas from incompatible uses. This zone provides for industrial parks, warehouses, light manufacturing, public and quasi-public uses, and similar and compatible uses. This zone implements the Light Industrial General Plan Land Use Designation.

Heavy Industrial (M-2). The M-2 Zone is intended to accommodate manufacturing, processing, storage, and similar industrial uses, including those which may create some objectionable conditions, subject to the regulations needed to control congestion and to protect the surrounding area or adjoining premises. This zone provides for manufacturing, processing, assembly, research, wholesale and storage uses, trucking terminals, railroad facilities, and public and quasi-public uses, and similar and compatible uses. This zone implements the Heavy Industrial General Plan Land Use Designation.

Water-Related Industrial (M-3). The M-3 Zone is intended to provide for heavy, water-related industrial activity, including those which may create some objectionable conditions, subject to the regulations needed to control congestion and to protect the surrounding area or adjoining premises. This zone provides for docking facilities, bulk cargo handling, manufacturing and assembly, processing, warehousing, trucking terminals, rail-road facilities, and wholesale and storage uses for industrial use and similar and compatible uses which are dependent on water transportation, and public and quasi-public uses. This zone implements the Water-Related Industrial General Plan Land Use Designation.

Business Park (BP). The BP Zone is intended to provide areas for large-scale, planned business park development. This zone provides for professional and administrative offices, medical and dental offices, laboratories, financial institutions, industrial parks, warehouses, distribution centers, light manufacturing, locally-oriented retail and service uses, public and quasi-public uses, and similar and compatible uses. This zone implements the Business Park General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.10.020 Land Use Regulations.

Table 17.10.020, Land Use Regulations—Employment Zones, sets the land use regulations for the Employment Zones. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.10.020: LAND USE REGULATIONS—EMPLOYMENT ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed "D" = Development Agreement
Use Classification	M-L	M-1	M-2	M-3	B-P	Additional Regulations
Public/Semi-Public Uses
Colleges and Trade Schools	P	P	P	P	C
Emergency Shelter	C	P	C	C	C	See §17.30.100, Emergency Shelters and Daytime Services Facilities
Government Offices	P	P	P	P	P
Hospitals and Clinics	See subclassifications below
Hospitals	-	-	-	-	M
Instructional Services	P	P	-	-	P
Park and Recreation Facilities	P	P	P	P	P
Parking Lots and Structures	C	P	P	P	C
Public Safety Facilities	P	P	P	P	P
Schools	-	-	-	-	P
Social Service Facilities	P	M	C	C	C
Commercial Uses
Adult Entertainment			C			See §17.30.050, Adult Entertainment Uses
Animal Care, Sales, and Services	See subclassifications below
Animal Sales and Grooming	P	-	-	-	-
Boarding/Kennels	P	P	P	P	-
Veterinary Services	P	P	-	-	-
Automobile/Vehicle Sales and Services	See subclassifications below
Automobile Rentals	C	C	C	C	-	See §17.30.070, Automobile/Vehicle Sales and Services
Automobile/Vehicle Repair, Major	M	M	P	P	-	See §17.30.070, Automobile/Vehicle Sales and Services
Automobile/Vehicle Service and Repair, Minor	P	P	P	P	-	See §17.30.070, Automobile/Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	M	M	M	P	-	See §17.30.070, Automobile/Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	Outdoor use area, including vehicle display area, is limited to 25% of the indoor unless additional outdoor use area is authorized pursuant to CUP approval.					See §17.30.070, Automobile/Vehicle Sales and Services
Fueling Stations	C	P	P	P	-	See §17.30.070, Automobile/Vehicle Sales and Services
Large Vehicle and Equipment Sales, Service, and Rental	M	M	P	P	-	See §17.30.070, Automobile/Vehicle Sales and Services
Towing and Impound	C	C	C	C	-	See §17.30.070, Automobile/Vehicle Sales and Services
Washing	P	P	P	P	-	See §17.30.070, Automobile/Vehicle Sales and Services
Banks and Financial Institutions	See subclassifications below
Banks and Credit Unions	-	-	-	-	P
Check-Cashing Businesses	-	-	-	-	P
Cannabis Retailer-Non-Storefront (Delivery Only)	D	D	D	D	D	See WSMC § 5.28
Cannabis Microbusiness	D	D	D	D	D	See WSMC § 5.28
Business Services	P	P	P	P	P
Commercial Entertainment and Recreation	See subclassifications below
Cinema/Theaters	M	M	-	-	-
Indoor Sports and Recreation	M	M	C	-	P
Outdoor Sports and Recreation	M	M	C	-	C
Drive-Through Facility	See §17.30.090, Drive-Through Facility
Eating and Drinking Establishments	See subclassifications below
Bars/Night Clubs/Lounges	C	C	-	-	-	See §17.30.160, Outdoor Dining and Seating
Restaurant	P	P	P	P	P	See §17.30.160, Outdoor Dining and Seating
Farmer's Markets	-	-	-	-	P	See §17.30.110, Farmer's Markets
Food Preparation	P	P	P	P	P
Funeral Parlors and Interment Services	P	-	-	-	P
Lodging	See subclassifications below
Hotels	C	-	-	-	P
Maintenance and Repair Services	P	P	P	P	P
Mobile Vendor	See §17.30.140, Mobile Vending
Nurseries and Garden Centers	P	P	-	-	P
Offices	See subclassifications below
Business, Professional, and Technology	P	P	P	P	P
Medical and Dental	M	M	-	-	P
Personal Services	See subclassifications below
General Personal Services	P	P	P	P	P	See §17.30.170, Personal Services
Massage Establishments	P	-	-	-	-	See §17.30.170, Personal Services
Tattoo or Body Modification Parlor	P	P	-	-	-	See §17.30.170, Personal Services
Retail Sales	See subclassifications below
Building Materials Sales and Services	P	P	P	P	P
Convenience Markets	P	C	C	P	P
Food and Beverage Sales (less than 10,000 sq. ft.)	P	P	P	P	P
Food and Beverage Sales (10,000 sq. ft. or more)	-	M	M	M	-
General Retail (less than 10,000 sq. ft.)	P	P	P	P	P
General Retail (10,000 sq. ft. or more)	M	M	M	M	M
Industrial Uses
Cannabis-Related Industrial	See subclassifications below
Cannabis Indoor Commercial Cultivation Facility	C	C	C	-	-	See §17.30.080, Cannabis
Cannabis Laboratory Materials Testing Facility	C	C	C	C	C	See §17.30.080, Cannabis
Cannabis Manufacturing Facility	C	C	C		-	See §17.30.080, Cannabis
Wholesale Cannabis Logistics, Distribution, and Transportation Facility	C	C	C	-	-	See §17.30.080, Cannabis
Cargo Handling	-	-	-	P	-
Construction and Material Yards	P	P	P	P	-
Custom and Artisan Manufacturing	P	P	P	P	-
Donation Center/Station	C	C	C	-	-
Food and Beverage Manufacturing	See subclassifications below
Small Scale	P	P	P	P	P
Large Scale	P	P	P	P	M
General Industrial	M	M	P	P	C
Light Industrial	P	P	P	P	P
Research and Development	P	P	P	P	P
Salvage and Wrecking	-	-	C	C	-
Warehousing, Storage, and Wholesaling and Distribution	See subclassifications below
Indoor Warehousing, Storage and Wholesaling and Distribution	P	P	P	P	P
Outdoor Storage	-	-	C	C	-
Personal Storage	C	-	-	-	-
Transportation, Communication, and Utility Uses
Airports and Heliports	-	-	C	C	-
Communication Facilities	See subclassifications below
Facilities Within Buildings	P	P	P	-	P
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Docking Facilities	-	-	-	C	-
Emergency Shelter	C	P	C	C	C	See § 17.30.100, Emergency Shelters and Daytime Services Facilities
Freight/Trucking Facilities	-	-	C	C	-
Light Fleet-Based Services	P	P	P	P	P
Marinas	-	-	-	P	-
Public Works and Utilities	-	-	C	C	-
Rail Car Loading Facility	-	C	C	C	-
Recycling Facility	See subclassifications below
Reverse Vending Machine	M	M	M	-	-	See §17.30.190, Recycling Facilities
Recycling Collection Facility	-	-	C	C	-	See §17.30.190, Recycling Facilities
Recycling Processing Facility	-	-	-	C	-	See §17.30.190, Recycling Facilities
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses, and §17.22.020, Accessory Buildings and Structures
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Outdoor Dining and Seating	See §17.30.160, Outdoor Dining and Seating
Outdoor Display and Sales	See §17.30.150, Outdoor Display and Sales
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3; Ord. 21-4 § 2; Ord. 21-7 § 2; Ord. 23-1, 3/15/2023)

§ 17.10.030 Development Standards.

Table 17.10.030, Development Standards—Employment Zones, prescribes the development standards for the Employment Zones. Individual letters in parenthesis refer to subsections that directly follow the table. Additional regulations are also denoted in the right-hand column. Section numbers in this column refer to other sections of this title.

TABLE 17.10.030: DEVELOPMENT STANDARDS—EMPLOYMENT ZONES
Use Classification	M-L	M-1	M-2	M-3	B-P	Additional Regulations
Lot and Density Standards
Minimum Lot Size (sq. ft. unless otherwise indicated)	10,000	10,000	1 acre	1 acre	10,000
Minimum Lot Width (feet)	80	100	100	100	80
Building Form and Location Standards
Maximum Floor Area Ratio (FAR)	0.5	0.5	0.5	0.5	0.5
Maximum Height (feet)	65(A)	65(A)	75(A)	85(A)	65(A)	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)
Front	Major arterial: 25 Other street: 15					See §17.22.050, Encroachment into Required Setbacks
Street Side	Major arterial: 25 Other street: 15					See §17.22.050, Encroachment into Required Setbacks
Interior Side	8 on each side except that a minimum of 15 is required along each property line abutting a Residential or Commercial and Mixed-Use Zone					See §17.22.050, Encroachment into Required Setbacks
Rear	8; 15 abutting a Residential or Commercial and Mixed Use Zone					See §17.22.050, Encroachment into Required Setbacks
Alley	0	0	0	0	0	See §17.22.050, Encroachments into Required Setbacks

Transitional Height Standards. Where an Employment Zone abuts a Residential Zone, the following height limitations apply.

Maximum height within 50 feet of a Residential Zone boundary: 35 feet.

Maximum height between 50 and 75 feet of a Residential Zone boundary: 50 feet.

FIGURE 17.10.030.A: TRANSITIONAL HEIGHT STANDARDS

(Ord. 19-1 § 3; Ord. 25-7, 7/16/2025)

§ 17.10.040 Supplemental Regulations.

Large-Scale Office and Industrial Development. All new office or industrial development containing 80,000 square feet or more of floor area shall provide the following:

Open space areas equal to 10% of the site area, providing gathering space or opportunities for active or passive recreation. Open space areas shall include amenities that enhance the comfort, aesthetics, and usability of the space, including, but not limited to, benches, trees, shade structures, drinking fountains, or public art.

Pedestrian walkways that connect all parts of the park and to any existing or planned pedestrian facilities in adjacent neighborhoods.

Stormwater detention facilities incorporated into the site landscaping as a visual amenity.

(Ord. 19-1 § 3)

§ 17.11.010 Purpose and Applicability.

The purposes of the Public and Semi-Public Zones are to:

Provide land for development of public, quasi-public, and open space uses that provide services to the community and support existing and new residential, commercial, and industrial land uses;

Provide areas for educational facilities, cultural and institutional uses, health services, parks and recreation, general government operations, utility and public service needs, and other similar and related supporting uses;

Provide opportunities for outdoor recreation, and meet the recreational needs of City residents; and

Reserve areas for passive recreation, open space, and habitat protection and enhancement.

Additional purposes of each Public and Semi-Public Zone:

Public/Quasi-Public (PQP). The PQP Zone is intended to provide a broad range of government, institutional, educational, and assembly uses. All public streets, roads, highways, and bodies of water are assumed to be zoned PQP. This zone provides for government-owned facilities, public and private schools, and other public and quasi-public uses. This zone implements the Public/Quasi-Public General Plan Land Use Designation.

Recreation and Parks (RP). The RP Zone is intended to provide lands of natural beauty or recreational features for public use. This zone provides for existing and major planned public parks. This zone implements the Recreation and Parks General Plan Land Use Designation.

Public Open Space (POS). The POS Zone is intended to preserve lands for such purposes such as open space, habitat protection, drainage/flood control, mitigation, and passive recreation. This zone provides for natural open space areas where public ownership, easements, or other entitlement provide a public purpose. This zone implements the Open Space General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.11.020 Land Use Regulations.

Table 17.11.020, Land Use Regulations—Public and Semi-Public Zones, sets the land use regulations for the Public and Semi-Public Zones. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.11.020: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Use Classification	PQP	RP	POS	Additional Regulations
Residential Uses
Residential Care Facilities	See subclassifications below
Small	P	-	-
Large	P	-	-
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Campground	-	P	-
Colleges and Trade Schools	C	-	-
Community Assembly	P	P	-
Cultural Institutions	P	P	-
Day Care Centers	P	P	-
Government Offices	P	P	-
Instructional Services	P	P	-
Park and Recreation Facilities	P	P	P
Public Safety Facilities	P	P	-
Schools	P	-	-
Commercial Uses
Commercial Entertainment and Recreation	See subclassifications below
Indoor Sports and Recreation	M	P	-
Outdoor Entertainment	-	P	-
Outdoor Sports and Recreation	P	P	-
Farmer's Markets	P	P	-	See §17.30.110, Farmer's Markets
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Marinas	C	C	C
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses and §17.22.020, Accessory Buildings and Structures
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Outdoor Dining and Seating	See §17.30.160, Outdoor Dining and Seating
Outdoor Display and Sales	See §17.30.150, Outdoor Display and Sales
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3)

§ 17.11.030 Development Standards.

Table 17.11.030, Development Standards—Public and Semi-Public Zones, prescribes the development standards for the Public and Semi-Public Zones. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this title.

TABLE 17.11.030: DEVELOPMENT STANDARDS—PUBLIC AND SEMI-PUBLIC ZONES
Standard	PQP	RP	POS	Additional Regulations
Building Form and Location
Maximum Floor Area Ratio (FAR)	0.5	0.2	0.05
Maximum Height (feet)	45	30	20	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)
Front	20	20	20	See §17.22.050, Encroachments into Required Setbacks
Street Side	15	15	15	See §17.22.050, Encroachments into Required Setbacks
Interior Side	5	5	5	See §17.22.050, Encroachments into Required Setbacks
Rear	5	5	5	See §17.22.050, Encroachments into Required Setbacks

(Ord. 19-1 § 3)

§ 17.12.010 Purpose and applicability.

The Purpose of the Storefront Retail Cannabis Overlay Zones are to:

Establish where storefront retail cannabis businesses may locate subject to all required approvals.

Protect sensitive uses from potential incompatibilities with storefront retail cannabis businesses.

(Ord. 23-1, 3/15/2023)

§ 17.12.020 Land use regulations.

Storefront retail cannabis business on West Capitol Avenue must be at least 500 feet apart.

Additional standards and requirements can be found in Chapter 5.28.

(Ord. 23-1, 3/15/2023)

§ 17.12.030 Map.

(Ord. 23-1, 3/15/2023)

§ 17.15.010 Purpose.

The purpose of this chapter is to identify all of the adopted Specific Plans that apply in the City of West Sacramento and reference the regulations that apply.

(Ord. 19-1 § 3)

§ 17.15.020 Applicability.

Once adopted, a Specific Plan shall govern all use and development of properties within the bounds of that Specific Plan.

Where a Specific Plan is silent regarding development standards, the provisions of this title shall govern. The Director shall have the authority to determine which provisions of this title apply where a Specific Plan is silent.

When a use is not specifically listed as permitted in the Specific Plan, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the Specific Plan as permitted or not found to be substantially like a permitted use are prohibited.

No discretionary entitlement applications or other permits may be approved, adopted, or amended within an area covered by a Specific Plan, unless found to be consistent with the adopted Specific Plan.

(Ord. 19-1 § 3)

§ 17.15.030 Adopted Specific Plans.

The following is a list of the City's adopted Specific Plans. Each Specific Plan area is mapped on the official Zoning Map.

Bridge District Specific Plan. See the Bridge District Specific Plan on file with the City of West Sacramento.

Washington Specific Plan. See the Washington Specific Plan on file with the City of West Sacramento.

Liberty Specific Plan. (Placeholder for the proposed Liberty Specific Plan.)

(Ord. 19-1 § 3)

§ 17.16.010 Purpose and Applicability.

The GG Zone is intended to provide areas for mixed-use development that creates a prominent gateway to West Sacramento's downtown and civic center areas, and a complementary transition to the urban development in neighboring districts. This zone allows both high-density residential and complementary commercial such as retail, commercial services, and hospitality, though the emphasis in this district is on multi-unit housing. This zone implements the Central Business District General Plan Land Use Designation.

(Ord. 25-1, 2/19/2025)

§ 17.16.020 Land Use Regulations.

Table 17.09.020, Land Use Regulations - Grand Gateway Zone, sets the land use regulations for the Grand Gateway Zone. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of the title that provide additional standards.

TABLE 17.16.020: LAND USE REGULATIONS — GRAND GATEWAY ZONE
"P" = Permitted Use; "M" = Minor Use Permit required; "C" = Conditional Use Permit required; "—" Use not allowed.
Use Classification	GG	Additional Regulations
Residential Uses
Residential Housing Type	See subclassifications below
Single-Unit Dwelling, Attached	C
Single-Unit Dwelling, Detached	—
Two-Unit Dwelling	C
Multi-Unit Residential	P
Accessory Dwelling Units	P	See § 17.30.040, Accessory Dwelling Units
Family Day Care	See subclassifications below
Small	—
Large	M
Residential Facility, Assisted Living	C
Single-Room Occupancy	—	See § 17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Campground	—
Colleges and Trade Schools	P
Community Assembly	P
Cultural Institutions	P
Day Care Centers	M
Government Offices	P
Hospitals and Clinics	See subclassifications below
Clinic	C
Hospitals	C
Skilled Nursing Facility	C
Instructional Services	P
Park and Recreation Facilities	P
Parking Lots and Structures	C
Schools (TK-12)	C
Social Service Facilities	— M	Not allowed as primary use. MUP required when ancillary to housing.
Tutoring Facilities	P
Commercial Uses
Adult Entertainment	—	See § 17.30.050, Adult Entertainment Uses
Animal Care, Sales, and Services	See subclassifications below
Animal Sales and Grooming	P
Veterinary Services	P
Automobile/Vehicle Sales and Services	See subclassifications below
Automobile Rentals	—	See § 17.30.070, Automobile/Vehicle Sales and Services
Automobile Repair, Major	—
Automobile Repair, Minor	—
Automobile/Vehicle Sales and Leasing	—
Fueling Stations	—
Large Vehicle and Equipment Sales, Services and Rental	—
Towing and Impound	—
Washing	—
Banks and Financial Institutions	P
Business Services	P
Commercial Entertainment and Recreation	See subclassifications below
Cinema/Theaters	P
Indoor Sports and Recreation	P
Outdoor Entertainment	—
Outdoor Sports and Recreation	—
Drive-Through Facility	—	See § 17.30.090, Drive-Through Facility
Eating and Drinking Establishments	See subclassifications below
Bars/Night Clubs/Lounges	M	See § 17.30.160, Outdoor Dining and Seating
Restaurants	P
Farmer's Markets	P	See § 17.30.110, Farmer's Markets
Food Preparation	—
Funeral Parlors and Interment Services	—
Hotels	P
Maintenance and Repair Services	—
Mobile Vendor	See § 17.30.140, Mobile Vending
Nurseries and Garden Center	—
Offices	See subclassifications below
Business, Professional, and Technology	P
Medical and Dental	P
Personal Services	See subclassifications below
General Personal Services	P	See § 17.30.170, Personal Services
Fortunetelling	—
Massage Establishments	— Not allowed as primary use. P as ancillary to Hotel
Tattoo or Body Modification Parlor	—
Retail Sales	See subclassifications below
Building Materials Sales and Services	—
Convenience Markets	P
Liquor Sales — Primary use	C
Liquor Sales — Accessory use (building less than 10,000 square feet)	C
Liquor Sales — Accessory use (building more than 10,000 square feet)	P
Food and Beverage Sales	P
General Retail	P
Secondhand Store	—
Industrial Uses
Custom and Artisan Manufacturing	M
Food/Beverage Manufacturing, Small-scale	M
Transportation, Communication, and Utility Uses
Airports and Heliports	—
Communication Facilities	See § 17.30.240, Wireless Telecommunication Facilities
Docking Facilities	—
Light Fleet-Based Services	—
Marinas	—
Recycling Facilities	—	See § 17.30.190, Recycling Facilities
Agricultural and Extractive Uses
Urban Agriculture	See subclassifications below
Community Garden	P	See § 17.30.230, Urban Agriculture
Market Garden (less than 1 acre)	P
Market Garden (1 acre or more)	C
Private Garden	P
Other Uses
Accessory Uses and Structures	See § 17.30.030, Accessory Uses, and § 17.22.020, Accessory Buildings and Structures
Home Occupations	See § 17.30.120, Home Occupations
Nonconforming Use	See Ch. 17.26, Nonconforming Uses, Structures, and Lots
Outdoor Dining and Seating	See § 17.30.160, Outdoor Dining and Seating
Outdoor Display and Sales	See § 17.30.150, Outdoor Display and Sales
Recharging Stations	See § 17.30.180, Recharging Stations
Solar Energy Systems	See § 17.30.210, Solar Energy Systems
Temporary Uses	See § 17.30.220, Temporary Uses
Interim Uses	See Ch. 17.38, Interim Uses

( Ord. 25-1, 2/19/2025)

§ 17.16.030 Development Standards.

Table 17.16.030 - Development Standards -M Grand Gateway Zone, prescribes the development standards for the Grand Gateway Zone. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this title that provide additional standards.

TABLE 17.16.030: DEVELOPMENT STANDARDS — GRAND GATEWAY ZONE
General Plan Designation	CBD
Density
Density (units/acre) (gross)
Minimum	30(A)
Maximum	60(A)
Building Form and Location
Maximum Building Height	90 feet, as measured vertically from the finished grade to the plane of the highest point at the top of the roof	Height limit does not apply to mechanical equipment, enclosed space related to recreational use of the roof area, screening, ornamental or symbolic features, lattices or sunshades or landscaping associated with recreational use of the roof area, flag poles, or similar features - with all of the exempted features limited to no more than 10 feet in height.
Floor Area Ratio (FAR) (gross)
Minimum	0.75	For reference, see also California Public Resources Code Section 21094.5.
Maximum	3.0	Maximum FAR calculation does not include square footage of parking structures.
Minimum Setbacks (feet)
Front	0(B)	See § 17.22.050, Encroachments into Required Setbacks
Side	0(B)
Rear	0
Alley	0
Open Space
Minimum Open Space (square feet per residential unit)	75 (>50% Common)	See § 17.22.090, Open Space

Density. Residential development that is part of a mixed-use building or project shall comply with the allowed floor area ratio (FAR) range and is not subject to the allowed density (units/acre) range. Standalone residential development shall comply with the allowed density (units/acre) range.

Projects Involving Multiple Parcels. Projects involving multiple parcels may exceed the maximum FAR for individual parcels so long as none of the individual parcels would be below the minimum FAR and so long as the total project FAR does not exceed the maximum FAR.

Building Location. The following building location requirements shall apply:

Maximum Setback. Buildings directly adjacent to a public street right-of-way shall be placed within 75 feet of the edge of the public street right-of-way.

Residential Units. Ground floor residential units shall have street-adjacent setbacks of a minimum of five feet.

Frontage Improvements. The area between buildings and property lines adjacent to public streets shall be improved as part of a wider sidewalk, as outdoor dining/seating area, plaza, pedestrian amenities, or with maintained landscaping.

Limitations on Location of Parking. Off-street parking spaces, if provided, shall be located primarily at the rear of the property, to the side of buildings, interior to buildings, or in structures; no more than 10% of surface parking provided shall be constructed within 75 feet of the property line for property lines that are adjacent to a public street right-of-way.

( Ord. 25-1, 2/19/2025)

§ 17.17.010 Purpose.

The purpose of this chapter is to identify the applicability of the Southport Framework Plan.

(Ord. 19-1 § 3)

§ 17.17.020 Applicability.

The Southport Framework Plan applies to all use and development of properties within the boundaries of the Southport Framework Plan area.

(Ord. 19-1 § 3)

§ 17.17.030 Southport Framework Plan.

All development within the SFP Overlay Zone shall be consistent with the requirements of the Southport Framework Plan.

(Ord. 19-1 § 3)

§ 17.18.010 Purpose and Applicability.

The purpose of this chapter is to establish a Planned Development (PD) Overlay Zone that provides for one or more properties to be developed under a plan that provides for better coordinated development and incorporates development standards crafted to respond to site conditions to:

Promote the development of a cohesive and aesthetically pleasing urban structure;

Provide for greater flexibility in the design of the developments than is otherwise possible through the strict application of zone regulations;

Ensure compliance with the General Plan and provide various types of land use which can be combined in compatible relationships with each other as a part of a holistically planned development; and

Promote innovation and creativity in building design and development concepts.

(Ord. 19-1 § 3)

§ 17.18.020 Zoning Map Designation.

A Planned Development Overlay Zone shall be noted on the Zoning Map by adding the designation "-PD" to the base zone.

(Ord. 19-1 § 3)

§ 17.18.030 Land Use Regulations.

New development in a PD Overlay Zone requires a valid Planned Development (PD) Permit if it does not conform to the development standards in the PD Overlay Zone. Any permitted or conditional use authorized by this title may be included in an approved PD Permit consistent with the General Plan designation(s) for the property.

(Ord. 19-1 § 3)

§ 17.18.040 Development Standards.

Minimum Area. The minimum area of a PD Overlay Zone shall be one acre; however, the City Council may approve a smaller area if it finds that a PD would provide greater benefits to the general welfare of the West Sacramento residents and property owners than development under conventional zoning because of unique characteristics of the site or the proposed use.

Residential Unit Density. Except where a density bonus is granted in compliance with Chapter 17.23, Affordable Housing, Density Bonuses, and Incentives, the total number of dwelling units in a PD Overlay Zone shall not exceed the maximum number permitted by the General Plan density for the total area of the planned development designated for residential use, excluding areas devoted to public and private streets.

Performance Standards. The performance standards prescribed by Chapter 17.28, Performance Standards, apply.

Other Development Standards. Other development standards shall be as prescribed by the PD Overlay Zone. Where the PD Overlay Zone is silent regarding particular development standards, the development standards of the applicable base zone shall apply.

(Ord. 19-1 § 3)

§ 17.18.050 Procedures.

Review Authority. A PD Overlay Zone must be adopted by the City Council. A public hearing before the Planning Commission is required prior to City Council review; and the Planning Commission shall make a recommendation to the City Council.

Review Procedures.

Zoning Amendment. An application for a PD Overlay Zone shall be processed as an amendment to the Zoning Map, according to the procedures of Chapter 17.44, Amendments to the General Plan, Zoning Code, and Zoning Map, and shall include a PD Permit.

PD Permit. The PD Permit shall be processed in the same manner as a Conditional Use Permit application, pursuant to Chapter 17.38, Use Permits.

Tentative Subdivision Map. When a PD Permit requires the submission of a tentative subdivision map, this map and all supporting documents shall be prepared and submitted concurrently with the application of the PD.

Initiation. An application for a PD Overlay Zone shall be initiated by a property owner or authorized agent, Community Development Director, Planning Commission, or the City Council. If the property is not under a single ownership, all owners must join the application, and a map showing the extent of ownership shall be submitted with the application.

Application Contents. A qualified applicant shall apply for a PD Overlay Zone on a form prescribed by the Planning Division accompanied by the required fee. The Planning Division may require an applicant to submit additional information and supporting data as considered necessary to process the application.

(Ord. 19-1 § 3)

§ 17.18.060 Required Findings.

A PD Permit and/or PD Overlay Zoning Amendment shall only be approved if all of the following findings are made:

The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply;

The subject site is physically suitable for the type and intensity of the land use being proposed;

Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

The development generally complies with applicable adopted design guidelines; and

The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base zone, and will achieve superior community design, environmental preservation and/or substantial public benefit.

(Ord. 19-1 § 3)

§ 17.18.070 Conditions.

In approving a PD Overlay Zone and/or PD Permit, the Review Authority may impose reasonable conditions deemed necessary to:

Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the City has adopted;

Achieve the general purposes of this title or the specific purpose of the zone in which the project is located;

Achieve the findings listed above; or

Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

(Ord. 19-1 § 3)

§ 17.18.080 Expiration and Extension.

Expiration.

PD Permit. A PD Permit shall expire two years after the effective date unless actions specified in the conditions of approval have been taken, or a Building Permit has been issued and construction diligently pursued. An approved PD Permit may specify a development staging program exceeding two years.

Tentative Map. Where a tentative map has been approved in conjunction with a PD Permit, the PD Permit shall expire upon the expiration of the tentative map.

Phased Development. If the applicant intends to develop the project in phases, and the Review Authority approves phased development, the PD Permit shall remain in effect so long as not more than one year lapses between the end of one phase and the beginning of the next phase.

Extension. The Director may approve extensions of time for PD Permits, including those approved by the Planning Commission or City Council, in accordance with the following:

Such extensions shall be approved only when it is found that the circumstances under which the permits were granted have not substantially changed.

Such extensions shall be approved for not more than two years.

(Ord. 19-1 § 3)

§ 17.18.090 Amendments of Approved Plans.

Amended Plans. Amendments to a PD Overlay Zone or PD Permit may be requested by the applicant or its successors. Amendments to the approved plan shall be classified as major or minor amendments. Upon receipt of an amendment application, the Director shall determine if the proposed amendment constitutes a major or minor amendment.

Major Amendments. Major Amendments to an approved PD Overlay Zone or PD Permit shall be considered by the City Council at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes.

A change in the boundary of the PD Overlay Zone;

An increase or decrease in the number of dwelling units for the PD Overlay Zone that is greater than the maximum or less than the minimum stated in the PD Permit;

An increase or decrease in the floor area for any non-residential land use that results in the floor area exceeding the minimum or maximum stated in the PD Permit;

Any change in land use or density that is likely to negatively impact or burden public facilities and utilities infrastructure as determined by the Public Works Director;

Any change in land use or density that is likely to negatively impact or burden circulation adjacent to the PD Overlay Zone or to the overall major street system, as determined by the Public Works Director; or

Any other proposed change to the PD Permit or the conditions of approval that substantively alters one or more of its components as determined by the Director.

Minor Amendments. Amendments not meeting one or more of the criteria listed in subsection B shall be considered minor if they are consistent with and would not change any original condition of approval. Minor amendments may be approved by the Director.

(Ord. 19-1 § 3)

§ 17.18.100 Project Review.

Plans for a project in a PD Overlay Zone shall be accepted for Planning and Building Permits or subdivisions only if they are consistent with an approved PD Permit and any conditions of approval or the PD Overlay development standards. No project may be approved and no Building Permit issued unless the project, alteration or use is consistent with an approved PD Permit or PD Overlay.

(Ord. 19-1 § 3)

West Sacramento City Zoning Code

Division II

Zone Regulations

§ 17.07.010 Purpose and Applicability.

The purpose of the Agricultural (AG) Zone is to:

Preserve lands best suited for agricultural use; and

Protect agricultural lands from the encroachment of incompatible uses.

(Ord. 19-1 § 3)

§ 17.07.020 Land Use Regulations.

TABLE 17.07.020: LAND USE REGULATIONS—AGRICULTURAL ZONE
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Land Use Classification	AG	Additional Regulations
Residential Uses
Residential Housing Types	See subclassifications below
Single-Unit Dwelling, Detached	P
Accessory Dwelling Unit	P	See §17.30.040, Accessory Dwelling Units
Family Day Care	See subclassifications below
Small	P
Large	P
Farmworker Housing	P
Residential Care Facilities	See subclassifications below
Small	P
Large	C
Single-Room Occupancy	C	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Park and Recreation Facilities	P
Commercial Uses
Animal Care, Sales, and Services	See subclassifications below
Boarding/Kennels	P
Veterinary Services	M
Lodging	See subclassification below
Short-Term Rental	P
Nurseries and Garden Centers	M
Industrial Uses
Food and Beverage Manufacturing	See subclassifications below
Small Scale	P
Large Scale	M
General Industrial	C
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Agricultural Uses
Agriculture	See subclassifications below
Animal Production	C
Crop Production	P
Horticultural Production	P
Mineral Extraction	C
Urban Agriculture	See subclassifications below
Aquaculture	P	See §17.30.230, Urban Agriculture
Community Garden	P	See §17.30.230, Urban Agriculture
Market Garden	P	See §17.30.230, Urban Agriculture
Private Garden	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses, and §17.22.020, Accessory Buildings and Structures
Animal Keeping	See §17.30.060, Animal Keeping
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3; Ord. 22-21 § 2)

§ 17.07.030 Development Standards.

TABLE 17.07.030: DEVELOPMENT STANDARDS—AGRICULTURAL ZONE
Standard	AG	Additional Regulations
Lot and Density Standards
Density (unit/parcel)	1
Minimum Lot Size (acres)	5	Smaller lots may be approved through PD approval pursuant to Chapter 17.18, Planned Development (PD) Overlay Zone, to accommodate clustered residential units and protection of agricultural lands.
Minimum Lot Width (feet)	300
Building Form and Location
Maximum Height (feet)	35	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)	In the AG Zone, setbacks are measured from the edge of the public right-of-way.
Front	90	See §17.22.050, Encroachments into Required Setbacks
Street Side	20	See §17.22.050, Encroachments into Required Setbacks
Interior Side	20	See §17.22.050, Encroachments into Required Setbacks
Rear	30	See §17.22.050, Encroachments into Required Setbacks

(Ord. 19-1 § 3; Ord. 25-7, 7/16/2025)

§ 17.08.010 Purpose and Applicability.

The purposes of the Residential Zones are to:

Provide for a full range of housing types consistent with the General Plan;

Preserve, protect, and enhance the character of the City's different residential neighborhoods;

Enhance the quality of life for City residents;

Provide sites for public and semi-public land uses such as parks, schools, day care, and other community uses that will serve City residents and will complement surrounding residential development.

Additional purposes of each Residential Zone:

(Ord. 19-1 § 3)

§ 17.08.020 Land Use Regulations.

TABLE 17.08.020: LAND USE REGULATIONS—RESIDENTIAL ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Use Classification	RE	RRA	R-1	R-2	R-2.5	R-3	Additional Regulations
Residential Uses
Residential Housing Types	See subclassifications below
Single-Unit Dwelling, Detached	P	P	P	P	M	C
Single-Unit Dwelling, Attached	-	-	P	P	P	M
Two-Unit Dwelling	-	-	P	P	P	C
Multi-Unit Residential	-	-	-	P	P	P
Accessory Dwelling Unit	P	P	P	P	P	P	See §17.30.040, Accessory Dwelling Units
Tiny Home on Wheels	P	P	P	P	P	—
Family Day Care	See subclassifications below
Small	P	P	P	P	P	P
Large	P	P	P	P	P	P
Group Residential	-	-	C	C	P	P
Manufactured Home Park	-	-	-	C	C	C
Residential Care Facilities	See subclassifications below
Small	P	P	P	P	P	P
Large	M	M	M	P	P	P
Residential Facility, Assisted Living	-	-	-	P	P	P
Single-Room Occupancy	C	C	C	C	P	P	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Colleges and Trade Schools	-	-	-		C	C
Community Assembly	See below
Less than 5,000 sq. ft.	-	-	P	P	P	P
5,000 sq. ft. or greater	-	-	M	M	M	M
Cultural Institutions	See below
Less than 5,000 sq. ft.	M	M	P	P	P	P
5,000 sq. ft. or greater	M	M	M	M	M	M
Day Care Centers	M	M	M	P	P	P
Hospitals and Clinics	See subclassification below
Skilled Nursing Facility	-	-	-	-	M	M
Park and Recreation Facilities	P	P	P	P	P	P
Schools (TK-12)	C	C	C	C	C	C
Commercial Uses
Animal Care, Sales, and Services	See subclassification below
Boarding/Kennels	C	C	-	-	-	-
Farmer's Markets	-	-	M	M	M	M	See §17.30.110, Farmer's Markets
Lodging	See subclassification below
Short-Term Rental	P	P	P	P	P	P
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Agricultural and Extractive Uses
Agriculture	See subclassifications below
Animal Production	C	C	-	-	-	-
Crop Production	P	P	-	-	-	-
Horticultural Production	C	C	-	-	-	-
Urban Agriculture	See subclassifications below
Aquaculture	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Community Garden	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, less than 1 acre	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, 1 acre or more	M	M	M	M	M	M	See §17.30.230, Urban Agriculture
Private Garden	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses and §17.22.020, Accessory Buildings and Structures
Animal Keeping	See §17.30.060, Animal Keeping
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3; Ord. 24-9, 4/30/2025; Ord. 25-7, 7/16/2025)

§ 17.08.030 Development Standards.

TABLE 17.08.030: DEVELOPMENT STANDARDS—RESIDENTIAL ZONES
Standard	RE	RRA	R-1	R-2	R-2.5	R-3	Additional Regulations
Lot and Density Standards
Minimum/Maximum Density (units/acre)	0.4	1	1.1 - 6	6.1 - 12	12.1 - 20	20.1 - 50
Minimum Lot Size (square feet, unless otherwise indicated)	2.5 acres (A)	1 acre	R-1A: 5,000 R-1B: 6,000	5,000	10,000	20,000	In the R-1, R-2, R-2.5, and R-3 Zones, smaller lots may be allowed through Conditional Use Permit approval pursuant to §17.08.040.C, Small Lot Single-Unit Development
Minimum Lot Width (feet)	100	100	50	50	80	100
Corner Lot (feet)	110	110	60	60	90	110
Maximum Lot Coverage (% of lot)	25	25	50	50	60	70
Building Form and Location
Maximum Height (feet)	30(B)	30(B)	30(B)	45(B)	55(B)	65(B)	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)	Certain setback requirements in the R-2, R-2.5, and R-3 zones differ whether the development is located north or south of the Deep Water Ship Channel (DWSC).
Front	30	20	R-1A: 20 R-1B: 15	N of DWSC: Major arterials: 20, Other streets: 15 S of DWSC: 10			See §17.22.050, Encroachments into Required Setbacks, and §17.27.090.B.3, Driveway Length
Street Side	20	16	R-1A: 15 R-1B: 10	N of DWSC: Major arterials: 20, Other streets: 15 S of DWSC: 10
Interior Side	10	10	5(C)	5(C)	N of DWSC: 8(C) S of DWSC: 5(C)
Rear	20	20	R-1A: 10(C) R-1B: 15(C)	10(C)	N of DWSC: 8(C) S of DWSC: 15(C)
Alley	20	20	5	5	5	5
Open Space Standards
Minimum Open Space (square feet per unit)	N/A	N/A	N/A	200, of which 100 must be private	150, of which 50 must be private	150, a minimum of 50% of the units must have 50 sf of private open space	See §17.22.090, Open Space