With counesy copies to:
Ifto Professional:
Section 32. General Provisions.
Attn: City Manager
2220 Magnolia Street
Ceres, California 95307
White Brenner LLP
Attn: Nubia I. Goldstein
1608 T Street
Sacramento, CA 95811
Jay's Tires
Attn: Cody Williams
29-t0 Geer Road
Turlock, CA 95382
ATTACHMENT I
A. Modification. No alteration. modification. or termination of this Agreement shall be valid unless made in writing and executed by all Parties.
B. Wai·ver. No CO'v enant. term. or condition or the breach thereof shall be deemed \\a i ved. except b: \, rittcn consent of the Part) against whom the ,\ ai, er is claimed. and an:, \vai, er of the breach of an:, covenant. term. or condition shall not be deemed to be a waiver of any preceding or succeeding breach of the same or any other covenant. term. or condition.
C. Assignment. No Party shall assign. transfer. or othen,ise dispose of this Agreement in V\ hole or in part to an::, individual. firm. or corporation \\ ithout the prior ,Hitten consent of the other Part:,. Subject to the forgoing pro\ is ions. this Agreement shall be binding upon. and inure to the benefit of. the respective successors and assigns of the Parties.
D. Governing Law. This Agreement shall be go\emed b: and construed in accordance with the la\,\s of the state or California.
E. Venue. Venue for all legal proceedings shall be in the Superior Court of California for the County of Stanislaus.
F. Counterparts. This Agreement may be executed in tvvo or more counterparts. each of v,hich shall constitute an original and all of which shall be deemed a single agreement.
G. Severability. [f this Agreement in its entirety is determined by a court to be in val id or unenforceable. this Agreement shall automatically terminate as of the date of final entry of judgment. If any pro\ is ion of this Agreement shall be determined by a court to be invalid and unenforceable. or if any provision of this Agreement is rendered invalid or unenforceable according to the terms of any federal or state statute. v, hich becomes effective after the execution of this Agreement by an) Party. the remaining provisions shall continue in full force and effect and shall be construed to give effect to the intent of this Agreement PROFESSIO:\AL SERVICES AGREE\ilEJ\iT
City of Ceres and Jay·s Tires
ATTACHMENT I
H. Audit. City shall have access at all reasonable times to all reports. contract records. contract documents. contract files. and personnel necessary to audit and verify Professional's charges to City under this Agreement.
I. Entire Agreement. This Agreement sets forth the entire understanding between the Parties as to the subject matter of this Agreement and merges all prior discussions. negotiations. proposal letters or other promises. ,,hether oral or in writing.
J. Supersedes Prior Agreement. It is the intention of the Parties hereto that this Agreement shall supersede an1 prior agreements. discussions. commitments. or representations. ,, hether \Hitten. electronic or oral. between the Parties "' ith respect to the subject matter of this Agreement.
K. Headings �ot Controlling. Headings used in this Agreement are for reference purposes only and shall not be considered in construing this Agreement.
L. Successors and Assigns. A 11 representations. covenants. and vv arranties speciticall) set forth in this Agreement. b::, or on behalf of. or for the benefit of. any or all of the Parties hereto. shall be binding upon and inure to the benefit of such Party. its successors and assigns.
'.\I. Interpretation. As used herein. any gender includes each other gender. the singular includes the plural and vice versa.
N. Mandato� and Permissive. ··Shall.. and ··v, ill .. and ··agrees are mandatory. ··Ma)-·· and --can .
.
are permissi,c.
0. Attorney's Fees and Costs. Ir an: action at hm or in equit). including action for declaratory rel icf. is brought to en force or interpret pro\. is ions or this Agreement. the pre\ailing Party shall be entitled to reasonable attorney's fees and costs. which ma) be set by the court in the same action or in a separate action brought for that purpose. in addition to any other relief to v,hich such Party may be entitled.
P. Time is of the Essence. Time is of the essence in this Agreement for each covenant and term of a condition herein.
Q. Authority
. All Parties to this /\grcement wa1Tant and represent that they have the power and authorit) to enter into this Agreement and the names. titles. and capacities herein stated on behalf of any entities. persons. states. or firms represented or purported to be represented by such entities. persons. states or firms and that all former requirements necessary or required by the state or federal law in order to enter into the Agreement have been fully complied \\ ith. Further. by entering into this Agreement. neither Party hereto shall have breached the terms or conditions of any other contract or agreement to which such Party is obligated. v\hich such breach would have a material effect hereon.
PROFESSIO>JAL SERVICES AGREEi\.-lE�T
Cit) of Ceres and Jay·s Tires
ATTACHMENT I
R. Drafting and Ambiguities. Each Pa11y acknO\\ledges that it has revie\\ed this Agreement \\ ith its own legal counsel. and based upon the advice of that counsel. freely entered into this Agreement. Each Party has participated fully in the revie," and revision of this Agreement. Any rule of construction that ambiguities are to be resolved against the drafting pa,ty does not apply in interpreting this Agreement.
[Signatures on Following Pagel
PROFESSIO'\Ji\L SERVICES AGREEME:s;T
City of Ceres and Jay's Tires
• Speal-.er and siren installation (grille or e:--.ternal mount).
ATTACHMENT I
------ ---------------------�----
9. SOFTWARE & SYSTEM PROGRAMMING
• Programming and configuration or lighting controllers; (e.g .. Whelen. Code 3. Federal). • Radio programming ( if pennitted b: agenc: ).
• Integration of "v!DT sol't\,are. cameras. GPS. ALPR. and vehicle gate\\a) s. • Troubleshooting net\\ or!-. connect i\ it: and de\ ice interoperahi I it:.
10. QUALI TY CONTROL & TESTING
• Full': ,tern p1)\\er-on diagnostic:-..
• Load tests. , oltage drop t..:sts. and alternator capac it: \ eri tication. • Operational te,h for light-.. :-,iren-.. cameras. radios. :VID I. serbors. and K-9 ': steni--. • Road te:,t (if ,tut h1iri1eJ ).
11. DOCUMENTATION & DELI VERY
• As-built wiring. diagram-.. e4uipment location<s. fuse charts. :-,erial numbers. • \,\ arTant: documentation and user in:,tructio11:-,.
• Vehicle hand-mer inspection,, ith agency pcr<sonnel.
• Post-dcliwr: �upport and maintenance plans.
12. OPTIONAL ONGOI G SUPPORT
• Pre\ cnti\ e maintenance checks.
• Warranty service and repair.
• Lpgrades. add-ons. or reconfiguration for nc" missions or tel·hnolog:-.
PROFESSIO:---:,-\L SERVICES .-\GREE\,JE'\T
Cit� of Cere, and Ja� ·., I in:s
ATTACHMENT I
IN WITNESS WHEREOF. the Parties have executed this Agreement as of the last day and date below written.
CITY:
CITY OF CERES. a California municipal
Date: DL\ I o-z..1 VYl..lo
Approved as to Form:
Nubia I. Goldstein, City Attorney
ATTEST:.
-�V\1�
Fallon Martin, City Clerk
CltyofCern
_...,._ . ....
PROFESSIONAL:
· fornia corporation
Date:
PROFESSIONAL SERVICES AGREEMENT
City of Ceres and Jay's Tires
ATTACHMENT G
IN WITNESS WHEREOF, the Parties have executed this Agreement ns of the lust day and date below written.
CITY:
CITY OF CERES, a California municipal
corporation
By:
Douglas D. Dunford, City Manager
Date:
Approved as to Fol'm:
�( Nubi . Goldstein, City Attorney
ATTEST:.
Fallon Martin, City Cleric
City of Ceres
PROFESSIONAL:
l'<>M.IJC...-' �(I)/ !!!1#1111
Date: I/, 'f I ,l., ?if/
PROFESSIONAL SERVICES AGREEMENT
City of Ceres and Jay's Tires
ATTACHMENT G
EXHIBIT A
Services
SCOPE OF WORK - LAW ENFORCEMENT VEHICLE UPFITTING
1. Project lntake & Planning
• Vehicle inspection upon receipt (condition. mileage. baseline electrical checks). • Review ofagenc) specifications. equipment lists. \\iring diagrams. and operational requirements.
• Develop an upfitting plan including equipment layout. wiring route. pO\\er load calculations. and safety considerations.
• Coordination \vith fleet managers and command staff regarding special requirements.
2. REMOVAL & PREPARATION
• Removal of OEM interior panels. seats. trim. headliners. and consoles as needed. • Preparation of mounting surfaces for equipment.
• Installation or modilication of partitions. cargo storages:, stems. or K-9 transport units.
3. ELECTRICAL SYSTEM INTEGRATlON
• Installation of primary and secondary power distribution systems. • Use of agency-approved \\ iring standards (proper gauge. color coding. fusing. circuit protection). • Batter) management systems. idle reduction tech. and load-shedding systems. • Grounding. bonding. and surge protection.
PROFESSIOl\AL SERVICES AGREEMEl\T
Cit) of Ceres and Jay ·s Tires
4. EMERGE CY LIGHTING & WARNING EQUlPME T
• Lightbar installation (roof. interior. lo\,-profile as specilied).
ATTACHMENT G
• Front rear1interior lighb. grille lighh. corner strobe�. and integration of siren amplitiers. • Proper::,) nchroniza1ion of flash pattern:--: cornpliancl.' \\ ith state regulations. • Testing li.ir line-of-sight visibilit) and electrical reliabilit). - - - -----�---�------
s. COMMU !CATION & TECHNOLOGY SYSTEMS
• Radios (VII� 't...:H F 700-800 \.I Ill). mobile data terminals ( \,I DTs ). docking stations. • GPS. A \'L :-.) stems. Lo.lac!--. broadband modem::,. r,)utc>r:-.. \\.i-Fi. • In-car , idi.:o S) stemc; (fr
ont.rear. bod) cam intc>gration ).
• E:-;ternal antenna in::,tallat ion \\ ith correct grounding and roof reinforcement. ---------
6. CONSOLES & INTERIOR EQUIPMENT
• Install at ion nf center ct1nsoles. equi rment racb. arnm:scs. and organiLer S) stem-... • Sv.-icch panels. control heads. cup holders. and cable management. • Gun rad:-. (, c>rtical. l10ri1ontal. trunl---nrnunted) \\ ith ::,l.'cure \\ iring tor locks. ---------------- -
1. VEHICLE PROTECTION SYSTEMS
• Push bumper�. prisont'r panitions. rear :-.Cal comer-;ions. \\ indo\\ barriers. • K-9 units: temperature sensors. fan::,. alarms. clog compartments. door pop S) stems. • Skid plates. brush guard::,. protecti,e hou::,ings for sensitive electronics.
8. EXTERNAL EQUIPMENT INSTALLATION
• Spotlight:,. ALPR s:,.stem::,. radar units.
• License plate brackets. stealth lighting. rear deck lighting..
PROFESSIO'-..-\L SER\ ICFS .\GREE\IF'\T
Citj of Ceres and Ja) ·, Tire::,
COUNCIL AGENDA REPORT
City Council
Javier Lopez, Mayor
James Casey, Dist. 1
Rosalinda L. Vierra, Dist. 2
Cerina Otero, Dist. 3
Daniel A. Martinez, Dist. 4
Meeting Date: July 27, 2026
To: Mayor and City Council
From: Steve Williams, Interim City Manager
Contact: Delilah Vasquez, Human Resources Director,
[email protected]
Subject: Resolution - Approving an Agreement for Time & Attendance Services with UKG in the Amount of $20,961 and Authorizing the Interim City Manager to Execute the Agreement
Recommended Council Action:
Staff recommends that the City Council adopt a resolution authorizing the execution of an agreement with UKG for time and attendance services in the amount of $20,961 and authorizing the Interim City Manager to execute the agreement.
Background:
The City of Ceres ("City") currently contracts with TimeClock Plus (TCP) at an annual rate of $20,510.61 for licensing, hardware support, and maintenance. The agreement is scheduled to automatically renew on December 10, 2026, with a 10% increase unless services are discontinued prior to that date.
Invoices for services rendered this year in the amount of $20,510.61 were fully paid in the FY 2026 budget. The City has budgeted $22,562 for Fiscal Year 2027.
Reasons for Recommendation:
Accurate timekeeping is essential to ensure the City remains compliant with federal and state labor laws, as well as the provisions outlined in the employee Memorandum of Understanding (MOUs). TCP currently supports basic tracking of employee hours, overtime, compensatory time, and other benefits; however, it lacks the functionality
needed to fully meet the City’s operational and compliance requirements.
The City’s payroll process is complex and requires precise reporting to comply with the Fair Labor Standards Acts (FSLA), California labor laws, and negotiated MOU provisions. Due to system limitations, payroll staff must manually calculate and verify:
• Overtime in accordance with FLSA
• Overtime per MOU provisions
• Accruals earned per pay period
• Standby and callback hours
• Swing shift and graveyard differentials (majority of hours) Additionally, TCP does not capture missed or unscheduled hours in real time, and timeoff requests (vacation, sick leave, etc.) are not reflected on time cards until supervisors’ approval, creating delays and increasing the risk of inaccuracies. The system also lacks robust reporting capabilities needed for audit compliance.
As a result, payroll and time card review are labor-intensive, requiring approximately two full days prior to payroll processing. These inefficiencies increase the risk of errors, employee grievances, audit findings, and potential legal exposure.
City staff evaluated multiple vendors and consulted with other municipalities to identify a more effective solution. UKG provides a comprehensive timekeeping system capable of:
• Automating overtime and premium calculations based on FLSA, California labor laws, and MOU’s
• Applying shift differential rules automatically
• Integrating scheduling with timekeeping, including pre-populated time sheets
• Supporting employee attestations and automated notifications • Generating customized reports for audit and retirement reporting requirements
Transitioning to UKG will replace manual processes with automated workflows, strengthen internal controls, improve accuracy, and enhance overall efficiency, while maintaining compatibility with the City’s existing Munis payroll system through export/import functionality.
The cost of the UKG system is $15,960.00 annually, with a one-time implementation cost of $5,001.00. This results in an annual savings of $4,550.61 compared to the current TCP contract, excluding the anticipated 10% renewal increase. The goal is to complete implementation prior to the expiration of the existing agreement to avoid service overlap or disruption.
Fiscal Impacts:
There is no additional fiscal impact associated with this agreement, as funding for this service has already been included in the adopted Fiscal Year 2027 Final Budget for the Human Resources Department. Expenditures will be allocated to the following accounts:
• 10066.029900
• 52766.029900
• 56766.029900
• 58766.029900
Existing Policy / Relationship to the Strategic Plan:
Government operations: Provide quality services to meet community needs, assuring that the City has helpful, well-trained, properly equipped and sufficient staff that partners with other public agencies to provide efficient services.
Policy Alternatives:
The City Council could elect to continue utilizing the current TCP system. This option would avoid immediate implementation costs; however, it would perpetuate the existing manual, labor-intensive processes and associated risks, including potential inaccuracies, compliance challenges with the Fair Labor Standards Act (FLSA) and California labor laws, limited audit capabilities, and increased exposure to financial and legal liabilities. Additionally, the agreement is subject to a 10% increase upon renewal.
Interdepartmental Coordination
N/A
Public Participation:
N/A
Environmental Review:
N/A
Steps Following Approval:
Upon Council approval, the Interim City Manager will execute the agreement with UKG.
Staff will then initiate implementation, including system configuration, data migration, and employee training.
Attachments:
1. Attachment A - Resolution
2. Attachment B - Agreement
ATTACHMENT A
RESOLUTION NO. 2026-XXX
APPROVING AN AGREEMENT FOR TIME & ATTENDANCE SERVICES
WITH UKG IN THE AMOUNT OF $20,961 AND AUTHORIZING THE
INTERIM CITY MANAGER TO EXECUTE THE AGREEMENT
THE CITY COUNCIL
City of Ceres
WHEREAS, the City of Ceres (“City”) currently contracts with TimeClock Plus (TCP) for licensing, hardware support, and maintenance; and WHEREAS, accurate timekeeping is essential to ensure the City remains compliant with federal and state labor laws, as well as the provisions outlined in the employee Memorandum of Understanding (MOUs); and
WHEREAS, the City’s payroll process is complex and requires precise reporting to comply with the Fair Labor Standards Act (FLSA), California labor laws, and negotiated MOU provision; and
WHEREAS, due to system limitations, payroll staff must manually calculate and verify overtime in accordance with FLSA regulations, MOU provisions, and various other premiums; and
WHEREAS, staff evaluated multiple vendors and consulted with other municipalities to identify a more effective solution; and WHEREAS, UKG provides a comprehensive timekeeping system capable of automating overtime and premium calculations based on FLSA, California labor laws, and MOU’s; and
WHEREAS, transitioning to UKG will replace manual processes with automated workflows, strengthen internal controls, improve accuracy, and enhance overall efficiency, while maintaining capability with the City’s existing Munis payroll system through export/import functionality; and
WHEREAS, the cost of the UKG system will result in savings of $4,550.61 annually; and
WHEREAS, sufficient funding for this software program is available in accounts 10066.029900, 52766.029900, 56766.029900, and 58766.029900.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ceres does hereby approve an agreement for Time & Attendance Services with UKG in the amount of $20,961 and authorizes the Interim City Manager to execute the agreement.
ATTACHMENT A
PASSED AND ADOPTED by the Ceres City Council at a regular meeting thereof held on the 27th day of July 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
________________________________
Javier Lopez, Mayor
ATTEST:
_________________________________
Fallon Martin, City Clerk
Quote#: Q-412702
ORDER FORM
Quote#: Q-412702 Order Type: Quote
Expires: 25 Apr, 2026 Date: 26 Mar, 2026
Sales Executive: Michael A Knight
Effective Date: Effective as of the date of last signature of this Order Customer Legal Name:
CITY OF CERES
Customer Legal Address:
2720 2ND ST, CERES, CA 95307-3216 USA
Bill To: CITY OF CERES
2720 2ND ST
CERES, CA 95307-3216 USA
Ship To: CITY OF CERES
2720 2ND ST
CERES, CA 95307-3216 USA
Bill To Contact: Ship To Contact: Susanne Reyes
Ship to Phone: 209-538-5747
Ship to Mobile:
Contact: Susan Reyes
Email: [email protected]
Currency: USD Shipping Terms: Shipping Point
Customer PO Number: Ship Method: FedEx Ground
Solution ID: 6222536 Freight Term: Prepay & Add
Initial Term: 36 months from Billing
Start Date
Uplift Percent: 8 %
Renewal Term: 12 months
Payment Terms: Net 30 Days
Billing Start Date: Upon Signature of Order Form
Attachment B
Quote#: Q-412702
Services
Billing Frequency: Annual in Advance
Services Quantity PEPM Monthly Price Annual Price
UKG READY ACCRUALS MANAGER 190 USD 1.00 USD 190.00 USD 2,280.00 UKG READY ATTESTATION 190 USD 0.75 USD 142.50 USD 1,710.00 UKG READY INTEGRATION HUB 1 USD 0.00 USD 0.00 USD 0.00
UKG READY SCHEDULER 190 USD 1.25 USD 237.50 USD 2,850.00 UKG READY TIME 190 USD 4.00 USD 760.00 USD 9,120.00
Total Price USD 1,330.00 USD 15,960.00
Professional Services - Fixed Fee
Billing Frequency: Billed 100% upon signature of the order form Professional Services - Fixed Fee Billing Role Quantity Unit Price Total Price UKG READY LAUNCH FIXED FEE Grouped 1 USD 5,001.00 USD 5,001.00 Total Price USD 5,001.00
Quote Summary
Item Total Price
Minimum Monthly SaaS Service & Equipment Rental Fee USD 1,330.00 Item Total Price
Minimum Annual SaaS Service & Equipment Rental Fee USD 15,960.00 Item Total Price
Total Fixed Fees USD 5,001.00
Order Notes:
After the Initial Term, the Subscription Fee shall increase per annum by the Uplift amount set forth above.
GENERAL TERMS:
This Order is subject to and governed by the terms and conditions of UKG’s Master Services Agreement (“Agreement”) located at:
www.ukg.com/us-msa-ps
UKG will provide the Services in accordance with the Services Descriptions and Statements of Work (“SOW”) located at the following link, except if an SOW is attached to this Order, then the attached SOW shall control over the link SOW:
www.ukg.com/services-descriptions
All Customer Data (as defined in the Agreement) will be secured and protected as set forth in the Technical and Organizational Measures of UKG’s Data Processing Agreement as set forth in the Agreement. Any personal data provided to UKG through the
Quote#: Q-412702
Subscription Services will be processed in accordance with UKG’s Data Processing Agreement located at:
https://www.ukg.com/us-dpa
UKG Launch is based on the Launch Quantity of 190
The Subscription Fees for the applicable monthly Minimum Quantities are due on the Billing Frequency stated on the Order Form and invoiced sixty (60) days in advance of the Billing Start Date and annual anniversary. To reconcile the actual employee counts, promptly following the end of each month starting from the Billing Start Date, UKG will invoice Customer for the actual number of employees in each month that exceeded the Monthly Minimum Quantity.
Quote#: Q-412702
IN WITNESS WHEREOF, the parties have caused this Order to be executed by their authorized representatives and shall be effective as of the date of the last signature below.
CITY OF CERES Kronos SaaShr, Inc.
Signature: /CS1/______________________________
Signature: /KS1/_____________________________
Name: /CN1/______________________________ Name: /KN1/_____________________________ Title: /CT1/______________________________ Title: /KT1/_____________________________ Date: /CD1/______________________________ Date: /KD1/______________________________ The monthly price on this Order has been rounded to two decimal places for display purposes. As many as eight decimal places may be present in the actual price. Due to the rounding calculations, the actual price may not display as expected when displayed on your Order. Nonetheless, the actual price on your invoice is the true and binding total for this Order for purposes of amounts owed for the term. If you are tax exempt, please email a copy of your “Tax Exempt Certificate” to [email protected] along with the quote number otherwise this order is subject to applicable taxes. The actual tax amount to be paid by Customer will be shown on Customer’s invoice.
COUNCIL AGENDA REPORT
City Council
Javier Lopez, Mayor
James Casey, Dist. 1
Rosalinda L. Vierra, Dist. 2
Cerina Otero, Dist. 3
Daniel A. Martinez, Dist. 4
Meeting Date: July 27, 2026
To: Mayor and City Council
From: Steve Williams, Interim City Manager
Contact: Trenton Johnson, Police Chief, [email protected] Subject: Resolution - Approving a Three-Year Joint Powers Agreement (JPA) with Stanislaus Special Investigations Unit (SIU) for the Purpose of Enforcing Drug Laws and Investigating Violent Crimes in Stanislaus County and Authorizing the Interim City Manager to Execute the Joint Powers Agreement
Recommended Council Action:
Staff recommends that Council approve a three-year Joint Powers Agreement (JPA) with Stanislaus Special Investigations Unit (SIU) for the purpose of enforcing drug laws and investigating violent crimes in Stanislaus County and authorize the Interim City Manager to execute the JPA.
Background:
SIU, formerly known as Stanislaus Drug Enforcement Agency (SDEA), is a county-wide multi-agency task force charged with the responsibility to enforce drug laws and investigate violent crimes.
It is the mission of SIU to inhibit the flow of narcotics into and within Stanislaus County, investigate violent crimes, gang-related crimes, street terrorism, human trafficking and investigations deemed highly sensitive.
It is the primary goal of SIU to maintain an allegiance with the citizens of Stanislaus County in order to maximize agency efforts in preventing and combating narcotics and trafficking violent crimes in our communities.
The JPA commences on July 1, 2026, for a three (3) year term with automatic annual renewals unless terminated pursuant to the terms of the JPA. The City will not have to contribute financially to the SIU if the City provides a full-time in-kind officer to the SIU.
Ceres Police Department has been an integral part of SIU since the early 1980s.
Reasons for Recommendation:
Approving this 3-year JPA will allow Ceres Police Department to continue to foster interjurisdictional cooperation, which is essential for the effective control of dangerous drugs and activities in Stanislaus County.
Fiscal Impacts:
There are no fiscal impacts to the City. The Police Department will be assigning an Officer to SIU, which will result in all fees being waived pursuant to the terms of the JPA.
Existing Policy / Relationship to the Strategic Plan:
Approval of this 3-year JPA aligns with the City's Strategic Plan to "provide quality services to meet community needs, assuring that the City has…sufficient staff who partner with other public agencies to provide efficient services." Policy Alternatives:
Council could choose to not approve this 3-year JPA. This would restrict the interagency cooperation and hinder the Ceres Police Department's effort to curtail the influx of drugs and violent crime activities within our city.
Interdepartmental Coordination
N/A
Public Participation:
N/A
Environmental Review:
N/A
Steps Following Approval:
Upon City Council approval the JPA will be routed through the appropriate work-flow at City Hall for all signatures.
Attachments:
1. Attachment A - Resolution
2. Attachment B - Joint Powers Agreement
ATTACHMENT A
RESOLUTION NO. 2026-XXX
APPROVING A THREE-YEAR JOINT POWERS AGREEMENT (JPA) WITH
STANISLAUS SPECIAL INVESTIGATIONS UNIT (SIU) FOR THE PURPOSE OF
ENFORCING DRUG LAWS AND INVESTIGATING VIOLENT CRIMES IN
STANISLAUS COUNTY AND AUTHORIZING THE INTERIM CITY MANAGER TO
EXECUTE THE JOINT POWERS AGREEMENT
THE CITY COUNCIL
City of Ceres, California
WHEREAS, SIU, formerly known as Stanislaus Drug Enforcement Agency (SDEA), is a county-wide multi-agency task force charged with the responsibility to enforce drug laws and investigate violent crimes; and
WHEREAS, it is the mission of SIU to inhibit the flow of narcotics into and within Stanislaus County, investigate violent crimes, gang-related crimes, street terrorism, human trafficking and investigations deemed highly sensitive; and WHEREAS, it is the primary goal of SIU to maintain an allegiance with the citizens of Stanislaus County in order to maximize agency efforts in preventing and combating narcotics, trafficking, and violent crimes in our communities; and WHEREAS, the Ceres Police Department has been an integral part of SIU since the early 1980s; and
WHEREAS, the Ceres Police Department will be assigning an Officer to SIU, resulting in no fiscal impact to the City; and
WHEREAS, it is in the City’s best interests to continue participating in the SIU under the terms of the proposed JPA.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Ceres does hereby approve a three-year joint powers agreement (JPA) with Stanislaus Special Investigations Unit (SIU) for the purpose of enforcing drug laws and investigating violent crimes in Stanislaus County, and authorizes the Interim City Manager to execute the joint powers agreement.
PASSED AND ADOPTED by the Ceres City Council at a regular meeting thereof held on the 27th day of July 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
________________________________
Javier Lopez, Mayor
- 2 -
ATTEST:
________________________________
Fallon Martin, City Clerk
Stanislaus Special
Investigations Unit
Joint Powers Agreement
July 1, 2026 – June 30, 2029
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 1 of 17
MISSION AND GOALS
The Stanislaus Special Investigations Unit (SIU), formerly known as Stanislaus Drug Enforcement Agency (SDEA), is a county wide multi-agency task force charged with the responsibility to enforce drug laws and investigate violent crimes.
It shall be the mission of SIU to interdict the flow of narcotics into and within Stanislaus County, investigate violent crimes, gang related crimes, street terrorism, human trafficking and investigations deemed highly sensitive as directed by the Governing Board.
It shall be the primary goal of SIU to maintain an allegiance with the citizens of Stanislaus County in order to maximize our efforts in preventing and combating narcotics trafficking violent crimes in our communities. An integral part of this goal is maintaining a high level of communication and support to and from federal, state, and local agencies.
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 2 of 17
STANISLAUS SPECIAL INVESTIGATIONS UNIT
JOINT POWERS AGREEMENT
THIS JOINT POWERS AGREEMENT is made with reference to the following facts:
A. Each party hereto is empowered by law to provide police protection to its residents.
B. Each party recognizes interjurisdictional cooperation is essential for the effective control of dangerous drugs in Stanislaus County.
C. Each party desires to establish an agency to maintain a fully operational and specially trained police unit to assist each of the parties to this agreement in enforcing drug control laws, violent crimes, gang related crimes, street terrorism, human trafficking and investigations deemed highly sensitive as directed by the governing board. The SIU will also study, plan, and set priorities for effective enforcement of such laws throughout Stanislaus County in accordance with the operational policy approved by the governing board.
D. The parties, pursuant to the provisions of California Government Code Sections 6500 et seq., are authorized to enter into this Joint Powers Agreement so as to create a separate public entity to enforce the laws of the State of California; and
E. The parties desire to replace the Joint Powers Agreement between them, which became effective on July 1, 2021.
NOW, THEREFORE, IT IS MUTUALLY AGREED between the parties hereto as follows:
1. Administering Agency
There is hereby created the Stanislaus Special Investigations Unit (SIU), formerly known as Stanislaus Drug Enforcement Agency (SDEA) to administer the drug enforcement unit (Unit) and to carry out the purposes of this agreement. For such purposes, pursuant to Government Code Section 6508, SIU shall have the authority, in its own name, to do any or all of the following: to make and enter contracts; to employ agents and employees; to acquire, construct, manage, maintain or operate any building, works, or improvement, or to acquire, hold or dispose of property; to incur debts, liabilities or obligations within the limitations provided by this agreement, and to perform any other act necessary for the purposes hereof.
2. Term
The initial term of this agreement shall commence on July 1, 2026, and shall continue in full force until June 30, 2029, and shall automatically renew from year to year thereafter unless the term is amended in writing or the agreement is terminated as herein provided. A party may terminate its participation in this agreement by giving written notice of its intention to do so to all other parties at least thirty (30) calendar days prior to the end of any term. This agreement may be terminated at any time by mutual agreement of all parties hereto.
3. Additional Parties
Federal, state and local law enforcement agencies and cities located within Stanislaus County, which are not parties to this agreement, may participate in this agreement by giving written notice of their election to become a SIU participating agency to the SIU governing body at least thirty (30) calendar days prior to January 1 or July 1 of any year. Election to become a
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 3 of 17
participating member is subject to the approval of the SIU governing body. Once election to become a SIU participating agency is approved by the SIU governing body, the agency shall immediately, upon approval, become a SIU participating agency and be subject to the terms and conditions of the Stanislaus Special Investigations Unit Joint Powers Agreement in effect.
4. Governing Body
The governing body of SIU shall be a committee comprised of the Sheriff of Stanislaus County, the District Attorney of Stanislaus County, the Commander of the Modesto Area California Highway Patrol and the Chief of Police of each participating city. Each member of the governing committee may appoint from his/her office an alternate member, and such alternate member is authorized to exercise the powers and duties of the regular member and to act at a meeting of the governing committee when the primary member is absent. The Sheriff of Stanislaus County shall be the Chairperson of the committee, but in the absence of the Chairperson or his/her alternate, the committee shall elect a temporary Chairperson for that meeting from among the committee members present. Decisions by the committee shall require an affirmative vote of a simple majority, consisting of one half the members plus one, of the parties to this agreement, with the Chairperson being permitted to cast his/her vote in the same manner as any other member.
5. Officers
The officers of SIU shall consist of a clerk from the Stanislaus County Sheriff’s Office or any participating agency as approved by the governing body. The Auditor-Controller of Stanislaus County will serve as the fiduciary authority, and the Purchasing Agent of SIU shall be the General Services Agency (GSA) Director of Stanislaus County. The performance of duties under this agreement by officers of the County or participating city, who are covered by bond, shall be an official duty of the County or City so that the bond shall cover such officers when they are performing duties for SIU. The attorney for all civil matters regarding SIU shall be the County Counsel of Stanislaus County. The Sheriff of Stanislaus County shall be the Director of Operations for SIU and shall be responsible for the day-to-day operation of the Unit in accordance with guidelines and policies set forth by the governing committee.
6. Operational Unit
The governing body shall create and maintain a drug enforcement and investigative unit staffed by qualified peace officers to carry out the purpose of this agreement. Each peace officer assigned to the unit shall be an officer regularly employed by one of the parties to this agreement.
The position of Unit Commander of SIU may be a Lieutenant or command level personnel from the Sheriff’s Office, at the discretion of the Sheriff of Stanislaus County.
The position of Unit Supervisor of SIU will be a Sergeant from the Sheriff’s Office. The Unit Supervisor will rotate in accordance with the Stanislaus Sheriff’s Supervisor Association’s (SCSSA) rotation policy.
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 4 of 17
All personnel assigned to the unit shall be determined by the governing board.
7. Funding
Subject to the provisions of this agreement and any applicable law, the Auditor-Controller of Stanislaus County shall receive, have custody of, and disburse agency funds pursuant to the procedures set forth in this agreement.
Funding for SIU is derived from several different sources:
a. In Kind
Personnel costs for any position not covered by grant or other outside funding will be the responsibility of the participating agency. A participating agency may elect to withdraw in kind personnel by giving written notice of its intention to do so at least thirty (30) calendar days prior to January 1st or July 1st of any year. b. Cash Contribution
An annual cash contribution will be required if a participating agency is not willing or able to provide a sworn full-time in-kind body to SIU. The cash contribution will be billed to each participating agency at the beginning of each fiscal year if a body has not been committed thirty (30) calendar days prior to July 1st. If a participating agency withdraws in kind personnel during the fiscal year, a pro-rated amount will be billed.
Cash contribution does not apply to federal or state agencies.
The cash contribution will be used to offset day to day expenditures and for expenditures that are not allowable by the various funding sources available to SIU. The cash contribution amount will be based on population statistics provided by the State of California Department of Finance and will be billed on the following scale:
Jurisdiction Population Cash Contribution
0 -10,000 $5,000
10,000 - 20,000 $7,500
20,000 - 40,000 $15,000
40,000 - 60,000 $30,000
60,000 - 80,000 $60,000
80,000 - 100,000 $120,000
100,000 + $180,000
c. Asset Forfeiture
SIU shall utilize the existing NCIC number for purposes of receiving equitable sharing of funds from state and/or federal asset forfeiture programs. The asset forfeiture funds generated by SIU operations shall be used to supplement the budget of SIU for operational activities. The use of asset forfeiture funds in SIU operations shall be in
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 5 of 17
strict accordance with state and federal statutes and regulations governing the use of such funds.
The Auditor-Controller of Stanislaus County shall establish accounts for receipt and disbursement of funds generated by asset forfeiture, and all funds generated by SIU activity shall pass through the Auditor-Controller of Stanislaus County. The AuditorController of Stanislaus County shall make disbursements in accordance to this agreement and governing body directions and provide monthly accounting thereof.
Monies deposited in such accounts shall be held in a manner and fashion in accordance with applicable federal and state laws. Interest earned on all funds, if any, shall be deposited back into the SIU Asset Forfeiture accounts. Approved expenditures of asset forfeiture funds shall specify the account from which the funds are to be taken. d. HIDTA
The Central Valley High Intensity Drug Trafficking Area (HIDTA) program provides an annual spending authority administered through the Sacramento County Sheriff’s Department for reimbursement of HIDTA related expenditures. The Stanislaus County Sheriff’s Office is designated as the lead agency.
HIDTA funds are currently used for case related overtime, case related expenses, training, and miscellaneous operating expenses.
e. Cal-MMET
California Multi-Jurisdictional Methamphetamine Enforcement Team (Cal-MMET) is funded by the 2011 Public Safety Realignment through the Enhancing Law Enforcement Activities Subaccount (ELEAS) and is allocated annually to the County of Stanislaus.
Some of the current funding is used to fund positions at SIU and other miscellaneous expenses that are approved by the Sheriff’s Office. This funding is NOT guaranteed for use at SIU and will be allocated at the Sheriff’s discretion. f. Other Funding Sources
If other funding sources become available, it will need to be approved by the Governing Board and the County of Stanislaus who will become the fiduciary.
8. Budget
a. For the purposes of this agreement, the term fiscal year shall mean the period from July 1 to and including the following June 30.
b. A preliminary annual budget shall be adopted by the governing board prior to May 1 for the following fiscal year, which shall commence on the first day of July. The Director of Operations of the unit shall deliver a copy of the annual budget to each party within ten (10) business days after the budget is adopted.
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 6 of 17
c. The governing committee and every other official or employee of SIU shall be limited in the making of expenditures and in incurring liabilities to the amount of appropriations allowed by the budget as adopted pursuant to section 8.b of this agreement. Except as otherwise provided by law, liabilities incurred more than any budget appropriation shall not be a liability of SIU and payments shall not be issued to cover such liabilities.
Pursuant to Section 6508.1 of the California Government Code, the debts, liabilities, and obligations of SIU shall be those of SIU and not of the parties of this agreement.
9. Records and Accounts
a. The governing committee of SIU shall have proper books or records and accounts in which a complete and detailed entry shall be made of all of its transactions including all receipts and disbursements. Said books or records and accounts shall be kept in accordance with State law and the rules and regulations of the State Controller and as required by the Auditor-Controller of Stanislaus County. Said books shall be subject to inspection at any reasonable time by the duly authorized representatives of each of the parties of this agreement. An inventory of all assets shall be completed and submitted annually.
b. The governing committee of SIU shall have an annual financial report, including a report of all receipts and disbursements of funds, which shall be available at the office of the Clerk of SIU, and a copy thereof shall be delivered to each party in this agreement. The report shall be filed following the issuance of a fiscal annual audit report.
10. Termination of JPA
Upon termination of the JPA, SIU will pay all liabilities to any non-participants and will dispose of all assets through sale or other transfer method. Any asset which has been identified as contributed by any party in this agreement shall be returned to that party. All other assets will be converted to cash. Once all assets have been converted to cash and after all SIU liabilities have been paid, the balance will be distributed out based on the following percentages:
Participant Percentage of
Funds
Ceres 14.67%
Hughson 2.37%
Newman 3.69%
Oakdale 6.91%
Patterson 7.70%
Riverbank 7.76%
Turlock 21.49%
Waterford 2.73%
County (Unincorporated) 32.66%
Federal and State agencies are not included in the distribution of assets mentioned above.
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 7 of 17
11. Claims
All claims against SIU, including but not limited to, claims by public entities or public officers and employees for fees, salaries, wages, mileage, in-kind contributions or other expenses, shall be within the time and in the manner specified in Chapter 2 (commencing with Section 910) of Part 3, Division 3.6 of Title 1 of the Government Code or in accordance with claims procedures approved by the County of Stanislaus, and established by the governing committee of SIU pursuant to Chapter 5 (commencing with section 930) or Chapter 6 (commencing with Section 935) of said Part 3 of the Government Code.
12. General Liability
None of the parties to this agreement waive any of the privileges and immunities set forth in California Government Code Section 6513. The County of Stanislaus, City of Ceres, City of Oakdale, City of Hughson, City of Patterson, City of Waterford, City of Newman, City of Riverbank, City of Turlock, and the California Highway Patrol agree to the following:
The processing of all claims against SIU for payment to third parties shall be performed in accordance with California law and the existing policies and procedures enacted by the County of Stanislaus.
The County of Stanislaus, by and through the Office of County Counsel, shall have sole and exclusive authority, discretion, and responsibility, in all personal injury and property damage claims and lawsuits to investigate, direct, negotiate, compromise, settle, and otherwise administer all aspects of any claims and lawsuits.
The County of Stanislaus, by and through the Office of County Counsel, shall have sole and exclusive authority, discretion, and responsibility, in accordance with California law, for all costs and expenses for the administration, defense, and indemnity for any claims and lawsuits.
The County of Stanislaus and all participating member agencies shall proportionally share the costs and expense of the administration, defense, and indemnity for all said claims and lawsuits.
Federal and State agencies are not included in the proportional share of costs noted above.
Workers’ Compensation insurance shall not be provided by SIU for member agency employees but shall be maintained by the employing jurisdiction.
13. Investigation and Defense of General Liability
The County of Stanislaus, by and through the Office of County Counsel and all participating agencies shall provide cooperation in the investigation and defense of SIU civil liability cases.
The County of Stanislaus, by and through the Office of County Counsel, shall be responsible for the administration of all claims and lawsuits where the date of the alleged liability accrues on or after July 1, 2018 and arise out of the activities of SIU and its agents or employees.
In the event the County of Stanislaus, by and through the Office of County Counsel determines a matter cannot or should not be investigated, defended, or otherwise administered by the Office
ATTACHMENT B
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 9 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CALIFORNIA HIGHWAY PATROL
By:____________________________________
Commander
By:____________________________________
Division Chief
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 10 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF CERES
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 11 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF HUGHSON
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 12 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF NEWMAN
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 13 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF OAKDALE
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 14 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF PATTERSON
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 15 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF RIVERBANK
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 16 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF TURLOCK
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
SIU JPA Agreement 2026-2029 Page 17 of 17
The parties hereto, pursuant to resolution of their respective governing bodies, have caused this SIU Joint Powers Agreement to be executed this _____ day of ___________, 2026.
CITY OF WATERFORD
By:____________________________________
City Manager
ATTEST:________________________________
City Clerk
APPROVED AS TO CONTENT:
By:____________________________________
Chief of Police
APPROVED AS TO FORM:
By:____________________________________
City Attorney
ATTACHMENT B
COUNCIL AGENDA REPORT
City Council
Javier Lopez, Mayor
James Casey, Dist. 1
Rosalinda L. Vierra, Dist. 2
Cerina Otero, Dist. 3
Daniel A. Martinez, Dist. 4
Meeting Date: July 27, 2026
To: Mayor and City Council
From: Steve Williams, Interim City Manager
Contact: Trenton Johnson, Police Chief, [email protected] Subject: Resolution - Authorizing the Unfreezing of One (1) Full-Time Equivalent (FTE) Police Sergeant Position and Freezing One (1) Full-Time Equivalent Police Officer Position within the Police Department Budget and Position Allocation Roster
Recommended Council Action:
Staff recommends the City Council approve a resolution authorizing the unfreezing of one (1) full-time equivalent (FTE) Police Sergeant position and freezing one (1) full-time equivalent Police Officer position within the Police Department budget and allocation roster.
Background:
In March 2025, one of the Ceres Police Department Sergeants resigned to work for a neighboring agency. His leaving left an open Sergeant's position which was frozen at that time. During the past fiscal year, this frozen position triggered a minimum of 861 hours of Sergeant overtime at approximately $100.00 per hour, resulting in $86,100.00 in overtime. These costs were due to an extra hour per shift for two Sergeants because there was no over-lapping Sergeant coverage, plus 496 vacation hours that needed to be back-filled with overtime. These vacation hours would normally be covered by the swing-shift Sergeant whose position was frozen.
The $100.00 per hour is the Sergeant's overtime rate with no incentives or benefits included. This cost per hour increased on July 5, 2026, with a 5% pay increase for the members of the POA, increasing the cost of overtime incurred by this open Sergeant's position.
Reasons for Recommendation:
The cost to the City associated with Sergeant overtime is no longer sustainable. Staff believes the most fiscally responsible solution is to unfreeze the vacant Sergeant
position while freezing one vacant Police Officer position in order to maintain the current authorized staffing level of 47 sworn personnel.
The proposed Sergeant promotion would not occur until patrol staffing levels are sufficient to avoid creating additional patrol overtime. The target promotion date is November 2026, after the current academy recruits have graduated from the Academy and completed their field training to the point they are cleared to work as solo officers.
Although the overall salary and benefit costs for a Sergeant are greater than those of an Officer, the reduction in Sergeant overtime is expected to more than offset the additional personnel cost.
The hourly cost for a fully loaded, top-step Sergeant is approximately $158.94 per hour (not including incentives), while the hourly cost for a fully loaded, top-step Officer is approximately $127.62 per hour (not including incentives). The difference between the two positions is $31.32 per hour, resulting in an estimated annual increased personnel cost of $65,146.00 to fill the vacant Sergeant position ($31.32 × 2,080 hours).
However, staff estimates that filling the Sergeant position would reduce Sergeant overtime expenditures by approximately $86,100.00 annually. This would result in a projected net savings to the City of approximately $20,954.00 per year.
In addition to the projected cost savings, filling the vacant Sergeant position would improve supervisory coverage, reduce workload strain on existing Sergeants, and provide greater operational stability for the Police Department.
Fiscal Impacts:
By unfreezing the Sergeant position the City will experience an estimated increase in personnel costs of $65,146.00 which is the difference between a fully loaded top step Officer and a fully loaded top step Sergeant. The increased salary costs for the Sergeant's position will be offset by the reduction in overtime costs. A Budget Amendment is attached to redirect funds from Overtime to Salaries general ledger account for the additional personnel costs.
Existing Policy / Relationship to the Strategic Plan:
N/A
Policy Alternatives:
Council could choose to keep the Sergeant's position frozen. Overtime costs would continue to accrue and the overtime budget for the police department would be exhausted before the end of the fiscal year.
Interdepartmental Coordination
N/A
Public Participation:
N/A
Environmental Review:
N/A
Steps Following Approval:
Upon Council approval, the City Manager will direct Finance staff to transfer the funds to the operating budget, direct Human Resources staff to unfreeze the Sergeant's position, and direct Police Department staff to submit a job requisition to open an internal recruitment for the Sergeant's position.
Attachments:
1. Attachment A - Resolution
2. Attachment B - Budget Amendment
ATTACHMENT A
RESOLUTION NO. 2026-XXX
AUTHORIZING THE UNFREEZING OF ONE (1) FULL-TIME EQUIVALENT (FTE) POLICE SERGEANT POSITION AND FREEZING ONE (1) FULL-TIME EQUIVALENT
POLICE OFFICER POSITION WITHIN THE POLICE DEPARTMENT BUDGET AND
POSITION ALLOCATION ROSTER
THE CITY COUNCIL
City of Ceres, California
WHEREAS, with the resignation of a Sergeant in March 2025, the open Sergeant’s position was frozen; and
WHEREAS, during the past Fiscal Year, this open position created 861 hours of Sergeant overtime, resulting in $86,100.00 of paid overtime; and WHEREAS, the cost to the City of Ceres (“City”) of Sergeant overtime is not sustainable; and
WHEREAS, unfreezing the one (1) full-time Police Sergeant position and freezing one (1) full-time Police Officer position will result in an additional salary and benefit cost of $65,146.00 to the City, which will be offset by the Sergeant overtime savings of $86,100.00 for a net savings to the City of $20,954.00; and WHEREAS, unfreezing the Sergeant’s position and freezing an Officer position will allow staff to maintain the current staffing levels of 47 Sworn personnel.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Ceres does hereby authorize the unfreezing of one (1) full-time equivalent (FTE) Police Sergeant position and freezing one (1) full-time equivalent police officer position within the police department budget and position allocation roster.
BE IT FURTHER RESOLVED that the City of Ceres Finance Director is hereby authorized and directed to record the appropriate accounting entries.
PASSED AND ADOPTED by the Ceres City Council at a regular meeting thereof held on the 27th day of July 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
________________________________
Javier Lopez, Mayor
ATTEST:
________________________________
Fallon Martin, City Clerk
Budget Amendment No.
Fiscal Year
Reference Resolution No . , dated authorizing appropriations for as follows:
Appropriations:
Fund Name Org. Object Project
(if appl.)
Appropriation
Amount
Requested Appropriation
Current Appropriation
Total Appropriation
Estimated Revenues:
Fund Name Org. Object Project
(if appl.)
Appropriation
Amount
Estimated Revenue
Current Estimated Revenue
Total Estimated Revenue
Fiscal Impact:
COUNCIL AGENDA REPORT
City Council
Javier Lopez, Mayor
James Casey, Dist. 1
Rosalinda L. Vierra, Dist. 2
Cerina Otero, Dist. 3
Daniel A. Martinez, Dist. 4
Meeting Date: July 27, 2026
To: Mayor and City Council
From: Steve Williams, Interim City Manager
Contact: Trenton Johnson, Police Chief, [email protected] Subject: Resolution - Approving the Waiver of all City Fees Associated with National Night Out Events and Authorizing the Interim City Manager to Implement the Fee Waiver
Recommended Council Action:
Staff recommends Council adopt the resolution approving the waiver of all City fees associated with National Night Out Events and authorize the Interim City Manager to implement the fee waiver.
Background:
National Night Out is an annual community-building campaign held on the first Tuesday of August that promotes police-community partnerships, neighborhood engagement, crime prevention awareness, and community unity. The City of Ceres has historically participated in and supported National Night Out activities as an opportunity to strengthen relationships between residents, businesses, community organizations, and police personnel.
The original intent of National Night Out was for families, businesses or community organizations to sponsor and host separate events in their neighborhoods, places of business or community organization locations. However, as the years went on, the Police Department moved to hosting and coordinating the event at Whitmore Park. This included community booths, police department demonstrations, family activities, food vendors, educational displays, and opportunities for residents to interact with law enforcement personnel. The event was free of charge to the public, but vendors had to pay for a permit.
In an effort to return to the grass-roots intent, our National Night Out will no longer be sponsored by the Police Department. Families, businesses and community organizations will once again be hosting their own events and police personnel will be stopping by each registered location to interact with the community.
Reasons for Recommendation:
With families, businesses and community organizations hosting their own events, they may be required to obtain and pay for a temporary use permit for their events. The temporary use permit includes allowances for amplified music, road closure, etc. that would be applicable to holding a national night out event.
Because National Night Out provides significant community benefits by strengthening partnerships between the community and law enforcement, promoting neighborhood engagement and police awareness, and providing a free family-oriented community event, staff believes that waiving the applicable City fees for 2026 and all future National Night Out events represents an investment in this important community event.
Fiscal Impacts:
The permit required is a Temporary Use Permit and the cost is $276.00. However, it is unknown what the fiscal impact would be as we have no historical data regarding the number of permits that are going to be requested for the National Night Out event.
Existing Policy / Relationship to the Strategic Plan:
Policy Alternatives:
N/A
Interdepartmental Coordination
N/A
Public Participation:
Council could choose to not approve the waiving of the fees for National Night Out. City personnel would move forward with collecting the appropriate fees from each family, business or community organization for the requested permit.
Environmental Review:
N/A
Steps Following Approval:
Upon Council approval, City personnel will be notified to issue permits for National Night Out but to waive any and all fees associated with the permits.
Attachments:
1. Attachment A - Resolution
ATTACHMENT A
RESOLUTION NO. 2026-XXX
APPROVING THE WAIVER OF ALL CITY FEES ASSOCIATED WITH NATIONAL
NIGHT OUT EVENTS AND AUTHORIZING THE INTERIM CITY MANAGER TO
IMPLEMENT THE FEE WAIVER
THE CITY COUNCIL
City of Ceres
WHEREAS, National Night Out is a nationwide community-building campaign that promotes police-community partnerships and neighborhood engagement; and WHEREAS, the City of Ceres recognizes the value of National Night Out in strengthening community relationships, increasing public safety awareness, and fostering civic participation; and
WHEREAS, the family, business and community organization events are open to the public at no cost and serves a significant public benefit; and WHEREAS, the City Council finds that waiving City fees associated with the event will support the success of National Night Out and further the public’s interest.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Ceres does hereby approve the waiver of all city fees associated with National Night Out events and authorizes the Interim City Manager to implement the fee waiver.
PASSED AND ADOPTED by the Ceres City Council at a regular meeting thereof held on the 27th day of July 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmember:
ABSTAIN: Councilmembers:
________________________________
Javier Lopez, Mayor
ATTEST:
________________________________
Fallon Martin, City Clerk
COUNCIL AGENDA REPORT
City Council
Javier Lopez, Mayor
James Casey, Dist. 1
Rosalinda L. Vierra, Dist. 2
Cerina Otero, Dist. 3
Daniel A. Martinez, Dist. 4
Meeting Date: July 27, 2026
To: Mayor and City Council
From: Steve Williams, Interim City Manager
Contact: Julian Aguirre, Redevelopment & Economic Development Manager, [email protected]
Lea Simvoulakis, Planning Consultant, [email protected] Subject: Ordinance - An Ordinance of the City Council of the City of Ceres Approving the Amendments to the Ceres Municipal Code to Implement the 2023-2031 Housing Element
Resolution - Approving the Adoption of the Water and Sewer Service Priority Allocation for Lower-Income Affordable Housing Policy
Recommended Council Action:
Approve the first reading and introduction of Ordinance No. 2026-XXXX, reading by title only, waiving further reading, an ordinance of the City Council of the City of Ceres adopting the amendments to the Ceres Municipal Code to implement the 2023-2031 Housing Element; and
Adopt Resolution No. 2026-XXX, Approving the Water and Sewer Service Priority Allocation for Lower-Income Affordable Housing Policy.
Background:
The City’s 2023-2031 6th Cycle Housing Element (Housing Element) was found to comply with State Housing Element Law by the California Department of Housing and Community Development (HCD) on February 3, 2025. The City Council subsequently adopted the Housing Element on March 24, 2025. As part of the adoption process, the City committed to the timely implementation of the Housing Element programs. The proposed zoning code amendments and affordable housing water and sewer priority policy are intended to implement specific programs contained in the City’s adopted
2023-2031 Housing Element and ensure continued compliance with State Housing Element law. The City is accomplishing this work with the awarded REAP 2.0 grant.
Planning Commission
On June 15, 2026, the Planning Commission considered the proposed amendments to the Ceres Municipal Code and recommended that the City Council adopt an ordinance approving the amendments to implement the Housing Element, subject to the following revisions:
1. For Ceres Municipal Code Title 18, Chapter 10 (R-3 Medium Density Multiple-Family Residential Zone); Chapter 11 (R-4 Medium High Density Multiple-Family Residential Zone); and Chapter 12 (R-5 High Density Multiple-Family Residential Zone), revise the proposed parking standards to require 1.0 parking space per unit for all residential uses, regardless of the number of bedrooms, and 1.0 parking space per unit for affordable residential units, regardless of the number of bedrooms.
City staff notes that Housing Element Program 1.9 commits the City to reduce parking requirements in the R-3, R-4, and R-5 zoning districts to 1.5 parking spaces per residential unit, regardless of the number of bedrooms, and to establish a reduced requirement of 0.5 parking space per unit for affordable residential units, regardless of the number of bedrooms. This program and parking reduction was already approved by the City Council with the adoption of the Housing Element last year. If the City Council approves the Planning Commission’s recommended parking standards, City staff anticipates that HCD may request justification through the Annual Progress Report process. The City is required to report annually to HCD on the status of Housing Element implementation through the Annual Progress Report (APR). The Planning Commission's proposed change will get flagged because the revisions would not be consistent with the City’s commitments under Housing Element Program 1.9. In particular, increasing the parking requirement for affordable residential units from 0.5 to
1.0 space per unit could be viewed as creating an additional constraint on affordable housing development. As such, staff is not recommending the Planning Commission's changes and has not made these changes to the attached ordinance exhibit. If the City Council wishes to see this change implemented, the exhibit will be updated for the second reading to reflect that change.
Reasons for Recommendation:
The proposed amendments are the most attainable changes that staff could accomplish in the time allowed for the REAP 2.0 grant. These changes are organized by Housing Element Program number and correspond to implementation actions identified in the adopted Housing Element. Collectively, the amendments are intended to remove governmental constraints to housing development, comply with recent changes to State housing law, facilitate affordable housing production, and streamline permitting processes. The proposed redlined zoning amendments are shown in Attachment B, and
Exhibit A is the newly proposed policy for adoption.
Below is a summary of all of the zoning amendments:
1. Program 1.3 Smaller Minimum Lot Sizes
Amend the zoning code minimum lot size requirement for single-family dwelling units to 5,000 square feet in the R-2 District.
2. Program 1.5: Promote ADUs and Update ordinance
Amend the Accessory Dwelling Unit (ADU) Ordinance to comply with state law.
3. Program 1.6: Zoning for Transitional and Permanent Supportive Housing Amend the zoning code to allow supportive housing by-right, requiring no discretionary review in zones where multi-family and mixed-uses are permitted, including nonresidential zones permitting multi-family uses.
4. Program 1.7: Amend Zoning Ordinance to align with State Density Bonus Law Amend the zoning code to ensure all requirements of the ordinance align with recent changes to State Density Bonus Law.
5. Program 1.8: Streamline Permit Processing Procedures Amend the zoning code to simplify and clarify both the required permit type(s) for multifamily residential uses and the decision-making authority.
6. Program 1.9: Changes to the Zoning Code (extensive list) Amend the zoning ordinance as follows to align with State law requirements:
a. Prohibit single-family detached residential uses in the R-3, R-4, and R-5 Districts; b. Codify SB 9 regulations to facilitate new construction on single-family parcels according to Government Code Sections 66452.6, 65852.21 and 66411.7; c. Establish a minimum density requirement of 7 dwelling units per acre in the R-3 Zoning District;
d. Establish a minimum density requirement of 12 dwelling units per acre in the R-4 Zoning District;
e. Establish a minimum density requirement of 20 dwelling units per acre in the R-5 Zoning District;
f. Amend development standards for the R-3, R-4, and R-5 Zoning Districts to permit a minimum lot coverage of 70 percent and maximum front-yard setbacks of 15 feet; g. Increase permitted FAR in the R-3 Zoning District to allow a FAR of at least 0.60 for single-story buildings on interior lots and a FAR of at least 0.70 for single-story buildings on corner lots;
h. Increase permitted FAR in the R-4 Zoning District to allow a FAR of at least 0.70 for
single-story buildings on corner lots;
i. Increase permitted FAR in the R-5 Zoning District to allow a FAR of at least 0.70 for single-story buildings on corner lots;
j. Reduce parking standards for R-3, R-4, and R-5 Zoning Districts to require one and a half (1.5) parking spaces regardless of the number of bedrooms and further reduce to one-half (0.5) parking spaces for affordable residential units; k. Identify a height limit for the M-1 Zoning District to be a maximum of 50 feet requiring no Planning Commission approval;
l. Remove the on-site improvement requirement for a wall or vegetative barrier for multifamily projects located adjacent to single-family uses; m. Add the definition for Single Room Occupancy (SRO), and permit SROs by-right, requiring no discretionary review in all zones that allow mixed-uses; n. Eliminate open space and parking requirements for SROs; o. Permit mobile and manufactured housing in all zones (specifically the R-A Zone) where single-family residential is allowed, in compliance with Government Code Section 65852.3(a);
p. Amend the definition of emergency shelters in compliance with AB 2339, Statutes of 2022;
q. Amend the written development standards for emergency shelters to allow proximity requirements in compliance with Government Code Section 65583(a)(4), such that emergency shelters shall not be required to be more than 300 feet apart; r. Amend the written development standards for emergency shelters to require parking consistent with AB 139, requiring only sufficient parking to accommodate all staff working in the emergency shelter;
s. Permit emergency shelters by-right in the Highway Commercial Zone (H-1) and PC Zone with Service Commercial General Plan Designation;
t. Review all development standards, related to emergency shelters, and make necessary revisions to ensure consistency with State Law; u. Permit residential care facilities serving six or fewer persons as a single-family use, subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all single-family residences; and
v. Permit residential care facilities serving seven or more persons in all zones allowing residential uses, only subject to requirements of other residential uses of the same type in the same zone.
7. Program 1.14: Adopt Approval Findings for Residential Development Amend the zoning code to establish approval findings for residential development and include approval findings where necessary in the zoning code.
8. Program 2.1: Preserve Mobile Home Parks
Prepare a Residential Mobile Home Park zoning ordinance that sets conditions on changes of use or conversions of mobile home parks.
9. Program 2.5: Replacement Unit Policy
Codify Replacement Housing Unit Policy in accordance with Government Code section 65915, subdivision (c)(3).
10. Program 2.6: Reduce Multi-Family Parking Requirements Amend the zoning code to reduce parking standards for affordable residential units.
11. Program 3.7: Low Barrier Navigation Centers
Amend the zoning code to define Low Barrier Navigation Centers and permit them byright in zones allowing mixed-use and non-residential zones permitting multi-family uses.
12. Program 3.11 Employee Housing
Amend the zoning code to permit employee housing for six or fewer persons as other single-family uses of the same type in the same zone across all zones that allow singlefamily residential uses in compliance with the California Employee Housing Act; and Amend the zoning code to define employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone (Section 17021.6).
13. Program 3.13: Affordable Housing Water and Sewer Priority Pursuant to Chapter 727, Statutes of 2004 (SB 1087), develop written procedures establishing priority allocation of water and sewer services for low-income housing developments.
14. Program 3.15: Reasonable Accommodation
Amend Zoning Code Chapter 18.41.040 to eliminate subjectivity in the review of requests for reasonable accommodation; and
Amend Zoning Code Chapter 18.34 to clarify the term “aggrieved parties” in relation to reasonable accommodation, and to limit the parties eligible to appeal a request for reasonable accommodation to the applicant or the personal beneficiary.
The recommendation for adopting the proposed ordinance and proposed affordable housing water and sewer priority policy is based on the City’s commitment to timely and effective implementation of Housing Element programs, and to ensure the City remains compliant with State Housing Element law, and thereby supporting the City's eligibility for critical housing-related funding and avoiding penalties for non-compliance.
Fiscal Impacts:
The work to accomplish the implementation of these Housing Element programs is paid
for through the City's REAP 2.0 grant, received in February. All funds must be spent by December 31, 2026. The project is on task and on budget.
Existing Policy / Relationship to the Strategic Plan:
The proposed zoning code amendments are consistent with the goals, policies, and implementation programs of the Ceres General Plan and implement programs contained within the Housing Element.
Policy Alternatives:
There are no policy alternatives proposed at this time. All recommended programs are programs that were committed to by the Council with the adoption of the 2023-2031 Housing Element.
Interdepartmental Coordination
N/A
Public Participation:
The Community Development Department had flyers printed advertising the public workshop on the items at the Ceres Street Fair on May 3, 2026. The flyers were also placed in the Community Center and in the Planning Department. The City's website was updated to include a new Housing website with the flyer. A public workshop was held on May 18, 2026, with the Planning Commission to go over all the changes proposed to the zoning ordinance. The Planning Commission meeting was properly noticed and held on June 15, 2026, where all the municipal code amendments and policy were presented.
Environmental Review:
On March 24, 2025, the City Council adopted Resolution No. 2025-026, adopting an Initial Study consistent with CEQA (California Public Resources Code § 21000 et seq.,) and State Guidelines (14 California Code Regulations§ 15000 et seq., the "CEQA Guidelines"), finding that the General Plan EIR adequately addressed the environmental impacts of the Housing Element.
Steps Following Approval:
Upon approval, the ordinance will have a second reading on August 10, 2026. The Ordinance will be effective 30 days after the second reading. The policy will be adopted upon approval of the resolution and will be effective immediately.
Attachments:
1. Attachment A - Ordinance
2. Attachment B - Resolution
3. Attachment B - Resolution (Exhibit A)
4. Attachment C - Redline Edits to Ordinance
5. Attachment D - Public Hearing Notice
6. Attachment E - Presentation
ATTACHMENT A
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DRAFT
ORDINANCE NO. 2026-XXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CERES, APPROVING AMENDMENTS TO CERES MUNICIPAL CODE TITLE 18, CHAPTERS 2, 4, 7, 8, 9, 10, 11, 12, 13, 15, 16, 18, 19, 28, 34, 39, 41, AND ADDING CHAPTERS 44 (SB 9 IMPLEMENTATION) AND 45 (HOUSING REPLACEMENT REQUIREMENTS) WHEREAS, on February 3, 2025, the City of Ceres (“City”) received a letter from the California Department of Housing and Community Development (HCD) finding that the City’s 2023-2031 6th Cycle Housing Element (Housing Element) meets statutory requirements; and
WHEREAS, on March 24, 2025, the City Council adopted the Housing Element and, through adoption of the Housing Element, committed to the timely and effective implementation of the Housing Element programs; and
WHEREAS, Government Code §65583 et seq. requires the City to adopt and implement programs, including zoning regulations, to facilitate residential development to meet its Regional Housing Needs Allocation obligation and comply with State housing law; and
WHEREAS, the City has prepared amendments to the Ceres Municipal Code, as set forth in Exhibit B, to implement Housing Element Programs 1.3, 1.5, 1.7, 1.8, 1.9,
1.14, 2.1, 2.5, 2.6, 3.7, 3.11, 3.13, and 3.15; and
WHEREAS, this ordinance amends various sections of the Ceres Municipal Code to align with applicable State housing laws, including Government Code § 65583 et seq.; and
WHEREAS, on March 24, 2025, the City Council adopted an Initial Study consistent with CEQA (California Public Resources Code § 21000 et seq.,) and State Guidelines (14 California Code Regulations§ 15000 et seq., the "CEQA Guidelines"), finding that the General Plan Environmental Impact Report (EIR) adequately addressed the environmental impacts of the Housing Element; and
WHEREAS, the Planning Commission of the City of Ceres conducted a duly noticed public hearing on June 15, 2026, and adopted Resolution No. 2026-12 recommending that the City Council adopt an ordinance approving the proposed amendments to the Ceres Municipal Code, as set forth in Exhibit B, with revisions to the proposed parking standards in the R-3, R-4, and R-5 zoning districts to require 1.0 parking space per unit for all residential uses, including affordable residential units, regardless of the number of bedrooms; and
WHEREAS, to remain consistent with Housing Element Program 1.9, approved by the City Council with the adoption of the Housing Element in 2025, the proposed amendments to the Ceres Municipal Code do not include the Planning Commission’s
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recommended revisions to the proposed parking standards in the R-3, R-4, and R-5 zoning districts; and
WHEREAS, based on its review and consideration of the staff report, applicable Housing Element documents, and oral and written testimony presented, the City Council finds as follows:
1. The foregoing recitals are true and correct and are incorporated herein by reference.
2. The proposed Ceres Municipal Code amendments are consistent with the goals, policies, and implementation programs of the Ceres General Plan and all other applicable City regulations.
3. The proposed amendments implement programs contained in the City’s adopted Housing Element and are necessary to maintain consistency with State Housing Element law.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CERES ORDAINS AS FOLLOWS:
SECTION 1. The City of Ceres Municipal Code is hereby amended as attached hereto as Exhibit B and incorporated herein by reference.
SECTION 2. Severability. If any section, subdivision, sentence, clause, phrase or portion of this ordinance is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions thereof and shall continue to be in full force and effect.
SECTION 3. Effective Date and Publication. This Ordinance shall become effective thirty (30) days from and after its final passage and adoption, provided it is published in a newspaper of general circulation at least within fifteen (15) days after its passage or a summary of the Ordinance is published in a newspaper of general circulation at least five (5) days prior to adoption and again at least within fifteen (15) days after its passage.
This Ordinance was introduced at a regular meeting of the City Council held on the 27th day of July, 2026, and passed and adopted as Ordinance No. 2026-XXXX at a regular meeting of the City Council held on the _____ day of ________, 2026 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
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__________________________
Javier Lopez, Mayor
ATTEST:
___________________________
Fallon Martin, City Clerk
ATTACHMENT B
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RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CERES ADOPTING AN
AFFORDABLE HOUSING WATER AND SEWER PRIORITY POLICY TO COMPLY
WITH STATE HOUSING ELEMENT LAW
THE CITY COUNCIL
City of Ceres, California
WHEREAS, on February 3, 2025, the City of Ceres (“City”) received a letter from the California Department of Housing and Community Development (HCD) finding that the City’s 2023-2031 6th Cycle Housing Element (Housing Element) meets statutory requirements; and
WHEREAS, on March 24, 2025, the City Council adopted the Housing Element and, through adoption of the Housing Element, committed to the timely and effective implementation of the Housing Element programs; and
WHEREAS, the City has prepared a proposed policy establishing priority water and sewer service allocations for affordable housing developments, as set forth in Exhibit A, to implement Housing Element Program 3.13; and
WHEREAS, Government Code § 65583 et seq. requires the City to adopt and implement programs to facilitate residential development to meet its Regional Housing Needs Allocation obligation and comply with State housing law; and WHEREAS, on March 24, 2025, the City Council adopted an Initial Study consistent with CEQA (California Public Resources Code § 21000 et seq.,) and State Guidelines (14 California Code Regulations§ 15000 et seq., the "CEQA Guidelines"), finding that the General Plan Environmental Impact Report EIR adequately addressed the environmental impacts of the Housing Element; and
WHEREAS, the Planning Commission of the City of Ceres conducted a duly noticed public hearing on June 15, 2026, and recommended approval of the proposed affordable housing water and sewer priority policy; and WHEREAS, the City Council of the City of Ceres conducted a duly noticed public hearing on July 27, 2026, and received the staff report and presentation, considered the recommendation of the Planning Commission and all oral and written testimony, and discussed the matter; and
WHEREAS, the City Council finds that the proposed affordable housing water and sewer priority policy is consistent with the goals, policies, and implementation measures of the Ceres General Plan, Housing Element, and all applicable provisions of the Ceres Municipal Code; and
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WHEREAS, based on its independent review and analysis, the staff analysis, oral and written testimony, the City Council finds, after due study, deliberation and public hearing that the following circumstances exist:
1. The foregoing recitals are true and correct and are incorporated herein by reference.
2. The proposed affordable housing water and sewer priority policy is consistent with the goals, policies, and implementation programs of the Ceres General Plan and all other applicable City regulations.
3. The proposed affordable housing water and sewer priority policy implements Program 3.13 contained in the City’s adopted Housing Element and is necessary to maintain consistency with State Housing Element law.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ceres does hereby approve the adoption of the proposed affordable housing water and sewer priority policy, as set forth in Exhibit A, attached hereto and incorporated herein by reference, to implement the City’s adopted Housing Element and comply with State Housing Element law.
PASSED AND ADOPTED by the Ceres City Council at a regular meeting thereof held on the 27th day of July 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
_____________________________
Javier Lopez, Mayor
ATTEST:
_____________________________
Fallon Martin, City Clerk
EXHIBIT A
1 City of Ceres
Water and Sewer Service Priority Allocation for
Lower-Income Affordable Housing Policy
Purpose
The purpose of this policy is to establish conformance with California Government Code Section 65589.7 by memorializing written procedures for prioritizing water and sewer service needs for proposed developments that include housing units affordable to lower-income households. The City of Ceres provides domestic water service to residents and businesses in the city, and is responsible for issuing planning entitlements and building permits within the city. The City of Ceres provides wastewater collection, treatment, and disposal services to residential, commercial, industrial, and institutional uses within city limits.
Background
California Government Code Section 65589.7 was amended in 2005 by Senate Bill (SB) 1087 to require public or private purveyors providing water distribution services or sewer collection to enact written policy to prioritize service connections for proposed developments that include housing units affordable to lower-income households.
The policy includes specific objective standards for prioritizing water and sewer service needs for proposed developments that include affordable housing units within the City.
Definitions
The following definitions shall apply to this policy:
▪ “Proposed developments that include housing units affordable to lower-income households” means that dwelling units shall be sold or rented to lower-income households, as defined in Section 50079.5 of the Health and Safety Code, at an affordable housing cost, as defined in Section 50052.5 of the Health and Safety Code, or an affordable rent, as defined in Section 50053 of the Health and Safety Code.
▪ “Water service” means the supply of an allocation of water by the City for purposes of building residential units. This does not include the resale of water for human consumption from one water supplier to another.
▪ “Sewer service” means the supply of a service through a pipe or other constructed conveyance system for residential purposes. This does not include passing sewerage from one sanitary agency’s collection system to another.
Statement of Policy
In accordance with SB 1087 and California Government Code Section 65589.7, the City of Ceres shall prioritize its water allocation during periods of limited capacity water,
EXHIBIT A
2 through the planning and building entitlement process, to proposed developments that include housing units affordable to lower-income households.
Statement of Policy
In accordance with California Government Code Section 65589.7, the City of Ceres shall, in periods of limited capacity, prioritize wastewater collection and treatment/services for developments that include affordable housing units.
Procedure
The policies shall be implemented and enforced per the conditions herein:
1. The City of Ceres shall not deny or condition the approval of a water allocation, during periods of limited capacity, or reduce the amount of such service requested by a proposed development, based on city standards for allocation, that includes housing units affordable to lower-income households; unless the City makes specific written findings that the denial, condition or reduction is necessary due to one of the following:
a. The City is operating under a water shortage emergency as defined by Section 350 of the State Water Code; or
b. The City does not have a “sufficient water supply,” as defined by Section 66473.7(2)(a) of the California Government Code; or
c. The State Water Board Division of Drinking Water, State Water Resources Control Board, Central Valley Regional Water Quality Control Board and/or the Stanislaus County Division of Environmental Health issues an order that prohibits new water connections; or
d. The applicant proposing the development project has failed to agree to reasonable terms and conditions for water from the city, which are generally applicable to other development projects seeking water from the City including, but not limited to, the requirements of local, state, or federal laws and regulations or payment of any fee or charge authorized by Government Code Section 60013.
2. The City of Ceres shall not deny or condition the approval of a wastewater collection and treatment/services, during periods of limited capacity, or reduce the amount of such service requested by a proposed development, based on city standards for allocation, that includes housing units affordable to lower-income households; unless the City makes specific written findings that the denial, condition or reduction is necessary due to one of the following:
a. The City does not have sufficient collection capacity or wastewater treatment capacity, respectively, to serve the needs of the proposed development as demonstrated by a written engineering analysis and report on the condition of the collection or treatment systems; or b. The State Water Board Division of Drinking Water, State Water Resources Control Board, Central Valley Regional Water Quality Control Board and/or
EXHIBIT A
3 the Stanislaus County Division of Environmental Health issues an order that prohibits new sewer connections; or
c. The applicant proposing the development project has failed to agree to reasonable terms and conditions for sewer service from the city, which are generally applicable to other development projects seeking sewer service from the city including, but not limited to, the requirements of local, state, or federal laws and regulations or payment of any fee or charge authorized by Government Code Section 60013.
3. The City shall revisit, revise, if necessary, and adopt an amendment to these procedures and policies at least once within five years of the issuance date.
EXHIBIT A
Proposed Ceres Municipal Code
Title 18 Amendments
Text proposed to be deleted shown in strikethrough
Text proposed to be added shown in bold/underline
Title 18 - ZONING
CHAPTER 02 DEFINITIONS
Ceres, California, Municipal Code Created: 2025-07-14 16:06:57 [EST] (Supp. No. 3)
CHAPTER 02 DEFINITIONS
18.02.010 Definitions and interpretive provisions.
For the purpose of carrying out the provisions and intent of this title, words, phrases, and terms shall be deemed to have the meanings ascribed to them and shall be interpreted to have the standards and include the parts, elements and the features set forth in this chapter. When not inconsistent with the context, words used in the present tense include the future; words in the singular number include the plural; words in the plural number include the singular. The word "shall" is mandatory, and the word "may" is permissive.
Abut, adjacent, adjoining: Contiguous to or having a common property line or district line, or separated only by a private street, street, alley or easement.
Access, access way: The place, means, or way by which pedestrians and vehicles shall have safe, adequate and usable ingress and egress to a property and use as required by this title.
Access, approved: Access to a State highway, County road, or City street of not less than 40 feet in width, by a connecting access of not less than 30 feet which said connecting access being owned by the owner of the parcel or parcels to which it furnishes access or an irrevocable easement for the permanent use of such parcel or parcels.
Accessory dwelling unit (ADU): An attached or detached residential dwelling unit that is subordinate to a principal residence on the same lot and that provides complete independent living facilities for one or more persons. These units include permanent provisions for bedrooms, bathrooms and kitchen facilities. An accessory dwelling unit shall include efficiency units and manufactured homes as defined by California Health and Safety Code sections 17958.1 and 18007, respectively.
Accessory dwelling unit, converted: An accessory dwelling unit that is contained entirely within the building envelop of an existing single family, multifamily residence or accessory structure and has a livable area of greater than 500 square feet in size.
Accessory dwelling unit, Junior (JADU): A unit no more than 500 square feet in size constructed on a site with an existing or proposed sing-family dwelling and contained entirely within the building envelope of that single-family dwelling, which includes an attached garage. JADU must have exterior access. These units may include separate sanitation facilities or may share sanitation facilities with the existing structure.
Accessory structure/building: A structure/building which occupies a portion of a lot, whether attached or detached, and which is subordinate to or incidental to the principal use on the same lot. Such structures/buildings shall include, but are not limited to: patio covers, metal, fabric or wooden structures that cover a vehicle or a recreational vehicle, arbors or trellises, sheds, detached garages, cabanas, workshops, covered or uncovered decks, accessory dwelling unit and similar structures (i.e. pop-up tent or easy up tent structures). No accessory structure/building of any size shall be located within the front yard or exterior side yard area of a single-family residential lot. Accessory structures/buildings may be located within the side yard or rear yard areas of a singlefamily residential lot provided such structures comply with the applicable setback requirements and if said structures have been legally permitted by the City.
Accessory use: A use subordinate to or incidental to the principal use on the same lot.
Advertise: To praise publicly, promote, or otherwise call attention by audio or visual means, to any product, service, activity or occurrence.
Created: 2025-07-14 16:06:57 [EST]
(Supp. No. 3)
Advertising structure: Self-supporting structure erected or maintained for outdoor advertising purposes, upon which any poster, bill, printing, painting or other advertisement of any kind, including statuary, may be placed for advertising purposes. "Advertising structure" does not include:
A. Official notices issued by any court or public body or officer.
B. Notices posted by any public officer in the performance of a public duty or by any person in giving legal notices.
C. Directional, warning or information structures required or authorized by law or by Federal, State, County, or City authority.
D. A structure erected near a city or county, which contains the names of such city or county and the names of, or any other information regarding civic, fraternal, or religious organizations erected with the approval of the Director of Community Development.
Advertisement, off site: To advertise off the location where a product, service, activity or occurrence is or will exist.
Advertisement, on site: To advertise on the location where a product, service, activity or occurrence is or will exist.
Advisory agency: Agencies advisory to the City Council on all matters related to the zoning and use of land and structures. Such agencies shall include but are not limited to the Planning Commission and other committees the City Council may form or authorizes from time to time.
Aggregate surface area: The computed area of a sign background. Where a sign is composed of "cut-out" elements, the aggregate surface shall be computed on the basis of a rectangle equivalent in dimensions to the extreme height and width dimensions of said display. This definition shall also apply to "script," "panel," and similar signs composed as separate elements. For the purposes of this definition, channel letters or symbols that are not framed by a background will to computed based on the induvial letters or symbols for determiner sign area.
Agriculture: The tilling of the soil, the raising of crops, horticulture, viticulture, small livestock farming, dairying and animal husbandry for the purpose of selling the products resulting from such activity for financial gain or profit.
Airport: Land and buildings improved and intended for the use, servicing, maintenance or storage of aircraft.
Alley or lane: A public or private way, not more than 30 feet wide affording only secondary means of access to abutting property.
Alluvial fan: A geomorphologic feature characterized by a cone or fan-shaped deposit of boulders, gravel, and fine sediments that have been eroded from mountain slopes, transported by flood flows, and then deposited on the valley floors, and which is subject to flash flooding, high velocity flows, debris flows, erosion, sediment movement and deposition, and channel migration.
Alteration: Any change to the use, or intended use, of land.
Amendment: An addition, deletion or a change in the wording, context or substance of this title or the Zoning Map.
Animal hospital: A place where animals or pets are given medical or surgical treatment and are cared for during the time of such treatment. Use as a kennel shall be only incidental to such hospital use.
Annexation (annex): The extension of the municipal boundaries of the City of Ceres to include land not previously included within the municipal boundaries of the City of Ceres.
Created: 2025-07-14 16:06:57 [EST]
(Supp. No. 3)
Appeal: A process for requesting a formal change to an official decision that was made by City officials (i.e., Planning Commission or Director of Community Development). When a person disagrees with a decision, an appeal may be filed so that the City Council can review the determination that was made.
Apex: The point of highest elevation on an alluvial fan, which on undisturbed fans is generally the point where the major stream that formed the fan emerges from the mountain front.
Area of shallow flooding: A designated AO or AH zone on the flood insurance rate map (FIRM). The base flood depths range from one to three feet; a clearly defined channel does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.
Assessor: The County Assessor of the County of Stanislaus.
Automobile and trailer sales lot: An open area, other than a street, used for the display and sales of new or used automobiles and trailer coaches.
Automobile body and paint shop: A business which performs automobile and truck body repairs and painting in an enclosed building.
Automobile repair garage: A business which services automobiles and trucks, does major mechanical repairs, replaces and rebuilds automobile engines and components, excluding body work.
Automobile service station: A business engaged primarily in the sale of motor fuels, but also in supplying goods and services generally required in the operation and maintenance of motor vehicles. Operations may include sale of petroleum products; sale and servicing of tires, batteries, automotive accessories, and replacement items; lubrication services; washing of cars.
Automobile wrecking: The wrecking or dismantling of used motor vehicles or trailers, or the storage of, sale of, or dumping of dismantled, obsolete or wrecked motor vehicles or their parts.
Aviary: Any place where more than five domestic and/or non-domestic birds are kept outside.
Bar: A bar is a retail business establishment that serves alcoholic beverages, such as beer, wine, liquor, cocktails, and other beverages such as mineral water and soft drinks and often sells snack foods such as potato chips or peanuts, for consumption on premises. Some types of bars, such as pubs, may also serve food from a restaurant menu.
Base flood: The flood having a one percent chance of being equaled or exceeded in any given year.
Base flood elevation: The elevation shown on the flood insurance rate map (FIRM) and found in the accompanying flood insurance study (FIS) for zones A, AE, AH, A1-A30, AR, V1-V30, or VE that indicates the water surface elevation resulting from the flood that has a one percent chance of equaling or exceeding that level in any given year - also called the base flood.
Basement: A space wholly or partly underground, and having more than one-half of its height, measuring from its floor to its ceiling, below the average adjoining grade; if the finished floor level directly above a basement is more than six feet above grade at any point, such basement shall be considered a story. As it pertains to flooding provisions of this title, basement shall include any area of the building having its floor subgrade, or below ground level, on all sides.
Beginning of construction: The incorporation of labor and material within the foundation of the building or buildings.
Block frontage: All property fronting on one side of a street between intersecting and intercepting streets, or between a street and right-of-way, waterway, end of a cul-de-sac, or City boundary. An intercepting street shall determine only the boundary of the block frontage on the side of the street that it intercepts where the City boundary intersects or intercepts a street in a block, the block shall be considered to end at the City boundary.
Created: 2025-07-14 16:06:57 [EST]
(Supp. No. 3)
Boarding house or rooming house: A building containing a single-dwelling unit, where lodging is provided with or without meals for compensation to not more than three nontransients.
Breezeway: A roofed passageway, open on at least two sides, where the roof is in keeping with the design and construction of the main building. Said breezeway shall be considered an inner court that is created by a roof structure connecting two buildings. The space between buildings connected by a breezeway shall not be less than six feet in length.
Building, structure: Any structure built and maintained for the support, shelter, or enclosure of persons, animals, or property of any kind. No building shall be located within any future right-of-way or public easement established by authority of the City Council in the manner prescribed by law.
Building, attached: Any two or more buildings closer than six inches together or physically adjoined in some way. Garages shall be considered attached if the roof structure is continuous with the building adjacent to it.
Building end: The side(s) of the building that is (are) not the building front or building rear.
Building front: The side(s) of the building where the main entrance or building facade is located.
Building height: The vertical distance measured from sole plate to the highest portion of the roof of the building, exclusive of chimneys, ventilators and other exceptions to building height permitted in the zones in which it is located.
Building line: A line on private property, established by ordinance which regulates the location of buildings and/or structures as they relate to the rights-of-way of alleys, streets, highways or easements.
Building, main: A building within which is conducted the principal use permitted on the lot, as provided by this title.
Building, metal: A building whose components are prefabricated and are composed of metal.
Building rear: The side(s) of the building diametrically opposed to the front of the building.
Building site: The ground area of a building, together with all the open space accepted before and required by this title.
Business: Any activity on, or use of, land which involves the buying, selling, processing or improving of things, or the rendering of services and having financial gain as the primary aim of the activity or use; whether or not such activity or use be for hire or on account of the buyer, seller, processor, improver or renderer.
Cabana: A detached structure used as a bathhouse or related to a residential trailer, but not used for sleeping purposes.
Carnival: A traveling or itinerant commercial amusement enterprise consisting of side shows, vaudeville, games, merry-go-rounds or other mechanical amusement devices temporarily located within the City of Ceres.
Carport: A permanent roofed structure with two fully enclosed sides or less to be used for automobile shelter and automobile storage.
Cellular mobile radio-telephone utility facility: A transmitting and/or communication tower and/or facilities used for either private or quasi-public communication purposes. Cellular structures are those structures which are independent of all other structures and house cellular equipment. Antennas consist of the following types:
A. Whip antennas: Cylindrical antennas approximately two inches in diameter and varying in length from ten feet to 15 feet.
B. Dish antennas: Circular antennas which vary in diameter from two feet to 12 feet.
C. Panel antennas: Panel antennas incorporate a fiberglass cover/panel backed by a metallic reflector.
These antennas vary in approximate size from one foot by six inches to four feet by one foot.
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D. Small cell sites: Low-powered cellular radio access nodes that operate in licensed and unlicensed spectrum that have a range of ten meters to a few kilometers. They are "small" compared to a mobile macrocell, partly because they have a shorter range and partly because they typically handle fewer concurrent calls or sessions.
Child care facility: Any building, group of buildings, or portion thereof used for the daytime care of children.
Church: A permanently located building commonly used for any type of religious worship. Such building shall be fully enclosed with walls (including windows and doors), having a roof (canvas or fabric excluded) and shall conform to applicable legal requirements affecting design and construction.
Circus: A traveling or itinerant commercial amusement enterprise utilizing an enclosure of any kind used for exhibitions of horsemanship, acrobatic performances, acts of clowns, feats of animal training, or the like, temporarily located within the City of Ceres.
City: The incorporated City of Ceres.
City Clerk: The City Clerk of the City of Ceres.
Clinic: A place for group medical services not involving overnight housing of patients.
Club: An association of persons (whether or not incorporated), religious or otherwise, for social purpose, but not including groups which are organized primarily to render a service carried on as a business for profit.
Coin/card-operated amusement device: Any video game amusement machine or device operated by means of the insertion of a coin, token, card or similar object for the purpose of amusement or skill and for the playing of which a fee is charged. This shall not include vending machines which are not incorporating game or amusement features nor does this include any coin-operated mechanical music device.
Commercial: Used to describe those areas and buildings within the City of Ceres used primarily for trade or business.
Commercial recreation facility: Commercial swimming pools, bowling alleys, skating rinks, dance halls, drivein theaters, walk-in theaters, golf courses and driving ranges and similar uses as determined by the Planning Commission or Director of Community Development. This shall also include amusement game arcades and the operation of more than six "coin-operated amusement devices" as defined in this section.
Commission, Planning Commission: The Planning Commission of the City of Ceres.
Compatible use: Any use that by its manner of operation is suitable in the district in which it is located. Said use of land or buildings shall be in harmony with the uses on abutting properties in the same district.
Conditional use permit (CUP): A discretionary permit issued by the Planning Commission under the provisions of this title, to allow a conditional use that may or may not be allowable under the Zoning Ordinance. If approval is granted, the developer/applicant must meet certain conditions to ensure the use is not detrimental to the public health, safety, and welfare and will not impair the integrity and character of the surrounding area. Each application is considered on its individual merits. CUPs require a public hearing approval and are subject to the fulfillment of certain conditions by the developer. An "administrative conditional use permit" shall mean a specific type of use permit issued by the Director of Community Development. An administrative conditional use permit shall also be subject to the findings set forth in subsection 18.30.030.E and section 18.30.090 of this title.
Corner cutback: The provisions for and maintenance of adequate and safe visibility for vehicular and pedestrian traffic at all intersections of streets, alleys, or private driveways. Such space shall be kept free of buildings, structures, and landscaping which would constitute a visual obstruction.
Cottage food operations (CFO): An enterprise where an individual prepares and packages non-potentially hazardous foods in a primary residential dwelling unit, which serves as his or her private residence, said foods being for the direct and/or indirect sale to consumers, and that does not have more than one full-time equivalent
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employee, and does not generate gross annual sales beyond those identified in California Health and Safety Code section 113758.
Council, City Council: The City Council of the City of Ceres.
County: The County of Stanislaus.
County Recorder: The County Recorder of Stanislaus County.
Court: An open, unoccupied space other than yard, on the same lot with a building or group of buildings.
Development: Any manmade change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials.
Development agreement (DA): A legislatively approved contract between the City and a person having legal or equitable interest in real property within the jurisdiction that "freezes" certain rules, regulations, and policies applicable to development of a property for a specified period of time, usually in exchange for certain concessions by the owner. These agreements can be amended from time to time.
Development unit, phase: Those portions and uses of a planned community district that are proposed for development at one time and under one planned unit development permit. Development units may consist of portions of a planned community district or of the entire district.
Director: shall mean the Director of Community Development for the City of Ceres.
Domestic animal: Animals normally kept as pets, as defined in title 8.
Dormitory: A guest room designed, intended for or occupied as sleeping quarters by more than two persons, either related or unrelated. Every 100 square feet of total enclosed floor area in a dormitory shall be considered as a separate guest room for purposes of calculating off-street parking requirements.
Drainage channel: Any existing or proposed open ditch, open culvert, open channel or canal, naturally created, designed or constructed to transmit water for flood control or irrigation purposes, which existing or proposed ditch, culvert, channel or canal is delineated on County flood control district plans or on drainage plans prepared by the City of Ceres.
Driveway: An accessway to a required off-street parking facility that has an impervious surface such as asphalt or concrete.
Driveway (single-family residential lot): A private roadway for the exclusive use of the occupants of a property and their guests which provides vehicular access from a public street to required off-street parking spaces, garages, or recreational vehicle storage for a single-family residential lot. No more than 50 percent of the lot shall be covered by a driveway.
Dry cleaning or laundry agency: An establishment, commonly known to the trade as a pickup shop, tailor shop, service inlet or outlet upon, in or through which is operated a service for receiving and delivering wearing apparel, or fabrics to which spotting, sponging, dry cleaning, laundering or pressing or other finishing service is to be performed.
Dump: A place used for the disposal, abandonment, discarding, dumping, reduction, burial or incineration of any garbage, trash, refuse or waste material.
Dwelling: A building or portion thereof designed and used exclusively for residential occupancy, with the exception of permitted home occupations, including one-family, two-family and multiple-dwellings, but not including hotels, boarding or rooming houses, tents, cabins, trailers or trailer coaches.
Dwelling footprint: The total square footage of the horizontal areas of a dwelling with attached garage. All horizontal dimensions shall be taken from the exterior faces of walls including walls or other enclosures of
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enclosed porches. Where a single-family dwelling has a detached garage (and does not include an attached garage), the footprint of the detached garage shall be counted as part of the dwelling.
Dwelling, group: A detached building designed and used for occupancy by two or more families, all sharing the same kitchen and sanitary facilities.
Dwelling, multiple: A detached building designed and used for occupancy by three or more families, all living independently of each other and having separate kitchen and sanitary facilities for each family.
Dwelling, single-family: A detached building designed or used exclusively for the occupancy of one family and having a kitchen facility for only one family.
Dwelling, two-family: A detached building designed and used for occupancy by two families, both living independently of each other and having separate kitchen and sanitary facilities for each family. The term "duplex" shall mean the same as "dwelling, two-family."
Dwelling unit: One or more rooms used as a residence and constituting a separate and independent housekeeping unit with a single kitchen and sanitary facilities.
Easement: A space on a lot or parcel of land, and so indicated on a subdivision map or in a deed restriction, reserved for or used for public utilities or public uses.
Educational institution: Public, parochial and other nonprofit institutions conducting regular academic instruction at kindergarten, elementary, secondary and collegiate levels, and including graduate schools, universities, and nonprofit research institutions. Such institutions must either:
A. Offer general academic instruction equivalent to the standards prescribed by the State Board of Education, or
B. Confer degrees as a college or university of undergraduate or graduate standing, or C. Conduct research.
This definition does not include schools, academies or institutes, incorporated or otherwise, which operate for a profit, nor does it include commercial or trade schools.
Elevation plan: A mechanically drawn side view of a building(s) or structure(s), including but not limited to the following:
A. Name and address of the owner of the building or structure and the property.
B. Name and address of the person who prepared the plan.
C. Scale, preferably no less than one-quarter inch equals one foot.
D. Date of preparation.
E. Views and proper labeling of the front, rear, and sides of all buildings and structures, including signs.
F. Description by word and/or rendering of all materials exposed on the front, rear and sides of all buildings and structures, including signs.
Emergency shelter: Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household shall be denied emergency shelter because of an inability to pay (Government Code §65582(g) and Health and Safety Code §50801(e)).
Emergency shelters shall include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care, in compliance with Government Code §65583(a)(4)(C).
Employee housing, small: Employee housing for six or fewer workers shall be deemed a single-family structure with a residential land use, and shall be treated the same as a single-family structure with a residential land use, and shall be treated the same as a single-family dwelling of the same type in the same zone, in
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compliance with the California Health and Safety Code, Section 17021.5. Includes but is not limited to farmworker housing.
Employee housing, large. In compliance with California Health and Safety Code Section 17021.6 of the California Health and Safety Code, any employee housing consisting of no more than thirty-six (36) beds in a group quarter, or twelve (12) units or spaces designed for use by a single family or household, or that is approved pursuant to Section 17021.8, shall be deemed an agricultural land use for the purposes of this Section.
Such use may be subject to a streamlined ministerial approval process and siting requirements pursuant to Section 17021.8 of the California Health and Safety Code.
Encroachment: The advance or infringement of uses, plant growth, fill, excavation, buildings, permanent structures or development into a floodplain which may impede or alter the flow capacity of a floodplain.
Environmental design plan: Any plan established to supplement the general plan of the City. Examples of such plans include bikeways plans and civic design plans.
Environmental impact report: A detailed statement setting forth the environmental effects and considerations pertaining to a project as specified in section 21100 of the California Environmental Quality Act.
Environmental Review Committee: A committee composed of the Director of Community Development, City Engineer and a representative of the County Health Department or their designated representative.
Erect: To build, construct, attach, hang, place, suspend or fix, and shall also include suspending of wall signs.
Exterior architectural feature: The architectural elements embodying style, design, general arrangement, and components of all the of the outer surfaces of an improvement, including, but not limited to, the kind, color, and texture of the building materials and the type and style of all windows, doors, lights, signs, and other fixtures appurtenant to such improvement.
Facade: The front or main face of a building.
Family: Two or more persons related by birth, marriage, or adoption; or an individual or group of persons living together in a dwelling unit.
Federal government: The government of the United States of America.
Fence: Any structure forming a physical barrier which is so constructed that not less than 50 percent of the vertical surface is open to permit the transmission of light, air, and vision through the surface in a horizontal plane, but which is impenetrable to persons and animals. This shall include wire mesh, steel mesh, chain link, louver, stake, masonry, vinyl, wrought iron, and other similar materials.
Flood boundary and floodway map (FBFM): The official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the floodway.
Flood design: A flood of one percent frequency over a period of 100 years, which is used to establish the floodplain.
Flood, flooding, or flood water:
A. A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters; the unusual and rapid accumulation or runoff of surface waters from any source; or mudslides which are proximately caused by flooding and are akin to a river of liquid and flowing mud on the surfaces of normally dry land areas, as when earth is carried by a current of water and deposited along the path of the current.
B. The collapse or subsidence of land along the shore of a lake or other body of water as a result of erosion or undermining caused by waves or currents of water exceeding anticipated cyclical levels or
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suddenly caused by an unusual and unforeseeable event which results in "flooding" as defined in this definition.
Flood hazard boundary map: The official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated the areas of flood hazards.
Flood insurance rate map (FIRM): The official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.
Flood insurance study: The official report provided by the Federal Insurance Administration that includes flood profiles, the flood insurance rate map, the flood boundary and floodway map, and the water surface elevation of the base flood.
Floodplain administrator: The individual appointed to administer and enforce the floodplain management regulations.
Floodplain management: The operation of an overall program of corrective and preventive measures for reducing flood damage and preserving and enhancing, where possible, natural resources in the floodplain, including, but not limited to emergency preparedness plans, flood control works, floodplain management regulations, and open space plans.
Floodplain management regulations: This chapter and other zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as grading and erosion control) and other applications of police power which control development in flood-prone areas. This term describes Federal, State or local regulations in any combination thereof which provide standards for preventing and reducing flood loss and damage.
Floodplain or flood-prone area: Any land area susceptible to being inundated by water from any source (see definition of "flood, flooding, or flood water").
Floodproofing: Any combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures, and their contents. (Refer to FEMA Technical Bulletins TB 1, TB-3, and TB 7 for guidelines on dry and wet floodproofing.)
Floodway: The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.
Also referred to as "regulatory floodway."
Floodway encroachment lines: The lines marking the limits of floodways on federal, State, and local floodplain maps.
Floodway fringe: That area of the floodplain on either side of the "regulatory floodway" where encroachment may be permitted.
Floodplain: That area which has been or may be covered by flood water or inundated by ground water during a design flood.
Floor area: The sum of the gross horizontal areas of the several floors of the building, excluding areas used for accessory garage purposes and such basement and cellar areas as are devoted exclusively to uses accessory to the operation of the building. All horizontal dimensions shall be taken from the exterior faces of walls including walls or other enclosures of enclosed porches. Whenever the term "floor area" is used in this title as a basis for requiring off-street parking for any structure, it shall be assumed that, unless otherwise stated, floor area applies not only to the ground floor area but also to any additional stories and basement of the structure.
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Floor area ratio (FAR): The ratio of gross building floor area to total lot area expressed as such. Example: two square feet of gross floor area for every three square feet of total lot area would result in a floor area ratio of
0.66:1.
Floor plan: A mechanically drawn top view of a building or structure including but not limited to the following:
A. Name and address of the owner of the building or structure and the property located on.
B. Name and address of the person who prepared the plan.
C. North point.
D. Scale, preferably not less than one-fourth inch equals one foot.
E. Date of preparation.
F. The total square footage of each building area.
G. Location, by dimension and proper labeling of all rooms, hallways, interior spaces, patios and carports.
Front wall: The wall of the building or structure nearest the street which the building fronts, but excluding certain architectural features such as cornices, canopies, eaves or embellishments.
Frontage: The line where a lot abuts a dedicated street or highway right-of-way line. Frontage is expressed in lineal feet and is measured along the right-of-way line. Where a future street or highway right-of-way line has been established on the general plan or other official plan, frontage shall be measured along that line.
Functionally dependent use: A use which cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair facilities, and does not include long-term storage or related manufacturing facilities.
Garage: An accessory building or portion of a main building used for the housing of vehicles. A garage shall be enclosed on all sides.
Garage, private: A garage on the same lot as a dwelling used for the housing of vehicles of the occupants of the dwelling; provided, however, that such private garage shall not be used for the housing of any vehicle with a gross vehicle weight of greater than five tons.
Garage, public: Any structure for housing vehicles other than a private garage.
General plan: The adopted general plan for the City of Ceres. The general plan is the foundation for local land use planning and is amended from time to time. The plan acts as a guide for the City - usually ten to 20 years - consisting of goals and policies for the physical development of the City. Land use ordinances are based on those goals and policies that are listed in the general plan. The general plan covers all of the land within the jurisdiction and any additional land that, in the agency's judgment, bears relation to its planning.
General plan amendment: A general plan amendment is the process by which it is possible to modify the goals and policies listed in the general plan or modify general plan land use designations of property from one designation to another.
Grade: The gradient, the rate of incline or decline expressed as a percent. For example, a rise of 25 feet in a horizontal distance of 100 feet would be expressed as a grade of 25 percent. See also "slope" in this section.
Greenhouse: A building or structure chiefly of glass, glass-like or translucent material, cloth or lath, which is devoted to the protection or cultivation of flowers or other tender plants, and shall be classified as a building in determining lot coverage.
Guest: Any transient person who occupies a room for sleeping purposes.
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Guest room: A room which is designed to be occupied by guests for sleeping purposes, but not including dormitories.
Hazardous materials: All substances included on the comprehensive master list of hazardous substances compiled and maintained by the California Department of Health Services in compliance with State law (Health & Saf. Code, § 25282.)
Hedge: A plant or series of plants, shrubs or other landscape material, so arranged as to form a physical barrier or enclosure.
Highest adjacent grade: The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.
Highway: A major or secondary highway as designated on the general plan.
Highway right-of-way line: Either the existing right-of-way if it conforms to the general plan or the future right-of-way line for a local, collector or major thoroughfare as designated on the general plan or adopted plan line. A yard abutting such a street or thoroughfare shall be measured from this future right-of-way.
Historic landmark: Any improvement that has special historic, cultural, aesthetic, or architectural character, interest, or value as part of the development, heritage, or history of the City, the State of California, or the nation, and that has been designated pursuant to this chapter.
Historic or cultural resource: Improvements, building, structures, signs, features, sites, places, or other objects of historic, aesthetic, educational, cultural, or architectural significance to the citizens of the City, which may or may not have been officially designated as "historic landmarks" or "historic sites" as defined by this Code.
Historic site: A parcel, parcels or part thereof constituting part of the premises on which a historic or cultural resource is situated, and which has been designated a historic site pursuant to this chapter.
Historic structure: Any structure that is:
A. Listed individually in the National Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
B. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;
C. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of Interior; or D. Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states with approved programs.
Home occupation: Any occupation conducted entirely within a dwelling unit and carried on by persons residing in the dwelling unit, which use is clearly incidental and secondary to the use of the dwelling for dwelling purposes, and which does not change the residential character thereof. "Home occupation" shall not include those occupations which are a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference, or other causes, and all home occupations shall be subject to the issuance of a home occupation permit issued by the Director of Community Development if he finds that the proposed home occupation meets the requirements of this section.
Hospital or general hospital: An institution in which patients are given medical or surgical care and which is licensed by the State.
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Hotel: Any building or portion thereof designed for or used by or containing six or more guest rooms or suites of rooms or a combination of six or more guest rooms or suites of rooms and not more than two dwelling units, but not including any institutions in which human beings are housed or detained under legal restraint.
House: (Accessory living quarters) living quarters within a detached accessory building located on the same premises with the main building, for use by temporary guests of the occupant of the premises, such quarters having no kitchen facilities and not rented or otherwise used as a separate dwelling unit. A guest house shall be deemed to be an accessory building and subject to all the standards related to accessory buildings.
Improvement: Any building, structure, place, parking facility, fence, gate, wall, work of art, or other object constituting a physical betterment of real property, or any part of such betterment.
Industrial: Is used to describe those areas and buildings within the City used primarily for industry.
Industrial recreational facility: Active indoor recreation activities that may only be permitted within existing industrial-zoned buildings with a conditional use permit approval and include, but are not limited to: archery ranges, dance studios, fencing clubs, go-kart racing, health clubs, exercise and sports performance training facilities, indoor sports complexes and fields (i.e., baseball fields/batting cages, basketball courts, gymnastics facilities, soccer/football fields, skating/hockey rinks, and tennis courts), martial arts studios, shooting ranges, simulated shooting games (i.e., laser tag and paintball wars, etc.), swimming pools, trampoline facilities, and similar uses as determined and approved by the Planning Commission.
Industry: The manufacture, fabrication, processing, reduction or destruction of any article, substance or commodity, or any other treatment thereof in such a manner as to change the form, character or appearance thereof, and including storage elevators, truck storage yards, warehouse, wholesale storage and similar types of enterprises.
Initial study: A preliminary analysis prepared by the lead agency, as required by the California Environmental Quality Act which identifies the potential environmental impacts of a proposed project. This process is used to determine whether an Environmental Impact Report or a Negative Declaration or Mitigated Negative Declaration would be prepared.
Junior accessory dwelling unit (JADU): A unit no more than 500 square feet in size, typically attached to an existing single-family home that has an entrance from the outside directly to the JADU. These units must have a cooking facility but are not required to have sanitary facilities.
Junk: Any worn out, cast off, or discarded article or material which is ready for destruction or has been collected or stored for salvage, conversion, or restoration to some use. Any article or material which, unaltered or unchanged, and without further reconditioning can be used for its original purpose readily as when new, shall not be considered junk.
Junkyard: Any lot, or the use of any portion of a lot, for the dismantling or wrecking of automobiles or other motor vehicles or machinery, or for the storage or keeping of junk, including scrap metals or other scrap materials or storage of used building and household materials, or storage of leftover materials from the building of individual homes or a subdivision of homes.
Kennel: A place where five or more dogs or cats over four months old are kept for commercial or noncommercial purposes. The term "kennel" shall not apply to animal control shelters operated by governmental agencies, nonprofit societies for the care of stray animals or to veterinary hospitals.
Kitchen: Any room intended or designed to be used or maintained for the cooking or preparation of food.
LAFCO out of boundary service agreement: A process through the Stanislaus County Local Agency Formation Commission (LAFCO) by which it is possible (through an agreement) for the City of Ceres to provide services (including, but not limited to, water and sewer) for property outside its jurisdictional boundaries but generally within its sphere of influence.
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Land use zoning map: The general zoning map of the City.
Landscape plan: For the purpose of this title, a "landscape plan" shall mean top and side views of a piece of property including but not limited to the following:
A. Name and address of the owners of the property.
B. Name and address of the person who prepared the plan.
C. Overall dimensions of the entire property.
D. Identification of all property lines.
E. North point.
F. Scale, preferably no less than one-quarter inch equals one foot.
G. Date of preparation.
H. Views, location, and proper labeling of all ground covering and irrigation systems.
I. Description by word and/or rendering of all ground covering materials.
Landscaping/landscape area: The area of land that includes the original planting of suitable vegetation (such as trees, shrubs, lawn/grass, mulch/bark) in conformity with the requirements of this title, and the continued maintenance thereof.
Laundromat: An establishment having self- service coin-operated laundry machines, excluding dry cleaning equipment.
Laundry plant: An establishment equipped to perform the service of tailoring, or dry cleaning by immersion and agitation, or by immersion only, in a nonvolatile commercially moisture-free solvent using not more than one dry cleaning machine of a maximum 60-pound capacity with a State licensed operator in attendance at all times and/or one laundry machine of a maximum 50-pound capacity.
Levee: A manmade structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control or divert the flow of water so as to provide protection from temporary flooding.
Levee system: A flood protection system which consists of a levee, or levees, and associated structures, such as closure and drainage devices, which are constructed and operated in accord with sound engineering practices.
Liquor: Any alcoholic or intoxicating beverage.
Livestock: Those animals normally used, raised or kept for agricultural purposes.
Loading space: An off-street space or berth on the same lot with a main building, or contiguous to a group of buildings, for the temporary parking of commercial vehicles while loading or unloading, which space shall abut a street, alley, or other appropriate means of ingress and egress. A loading space shall be not less than 12 feet in width, 40 feet in length, and with 14 feet of vertical clearance.
Lot area: The total square footage of any one legal lot.
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Lot Definitions
Lot, corner: A lot located at the intersection of two or more streets at an angle of not more than 120 degrees.
If the angle is greater than 120 degrees, it shall be considered an interior lot. If a lot meets the definition of a corner lot but has imposed a nonvehicular access easement and a solid masonry wall on a street side, then this area shall be an interior lot line for purposes of determining yard areas and setbacks. The designation of the front and side of a corner lot may be made by the subdivider.
Lot coverage: That portion of a lot or building site which is occupied by any building, accessory structure or covered patio used for human occupancy.
Lot, cul-de-sac or curvilinear: A lot fronting on, or with more than one-half of its width fronting on the turnaround end of the cul-de-sac street or on the outside curve of a curvilinear street.
Lot depth: The average horizontal distance between the front and rear lot lines of interior lots measured in the same direction as the side lines of interior lots. Lot depth for all other lots is the average horizontal distance from the front lot line to the most opposite lot line.
Lot, flag: A flag lot is a property located behind another property, with an access strip of land to get back to it from a public street.
Lot, key: Any lot so located where the side lot line abuts the rear lot line of one or more lots, and is not separated by an alley.
Lot or parcel of land: The term lot or parcel of land shall mean:
A. A piece of real property with a separate and distinct number or other designation shown on a plat recorded in the office of the County Recorder of Stanislaus County; or B. A piece of real property delineated on an approved record of survey, lot split or subparceling map as filed in the office of the County Recorder and abutting at least one public street; or C. A piece of real property containing not less lot area than required by the zone in which it is located, abutting at least one public street and held under separate ownership from adjacent property prior to the effective date of the ordinance codified in this title.
Lot, reversed corner: A corner lot, the side line of which is substantially a continuation of the front lot lines of the lots to its rear, whether across an alley or not.
Lot, interior: A lot other than a corner lot.
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Lot, substandard: A lot whose area, width, or depth is less than that required in the zone in which it is located.
Lot, through, double frontage lot: A lot having frontage on two parallel or approximately parallel dedicated streets, not including a corner or reversed corner lot. The Planning Commission shall determine which frontage or frontages shall be considered as the lot front or lot frontages for purposes of compliance with yard, setback, and lot depth provisions of this title.
Lot line or property line: Any line bounding a lot as defined by this Code.
Lot line, front:
A. On an interior lot, "front lot line" means the property line abutting a street.
B. On a corner lot, the subdivider may determine which property line shall be the front lot line.
C. On a through lot or a lot with three or more sides abutting a street, the Planning Commission shall determine which property line shall be the front lot line.
Lot line, rear: A lot line not normally abutting a street which is normally opposite and most distant from the front lot line. "Rear lot line" shall be established as follows:
A. Interior lots rear lot line shall be opposite the front line.
B. Triangular or irregularly shaped lot, rear lot line shall be established by a line within the lot, parallel to and at a maximum distance from the front lot line, having a length of not less than ten feet.
C. A lot which is bounded on all sides by streets may have no rear lot line.
D. Corner lot, rear lot line will normally be the lot line opposite the front lot line. However, the developer may for site design purposes establish the interior side lot line as the rear lot line and the rear lot line as the interior side lot line. Such designation must be requested by the developer and approved by Director of Community Development.
Lot line, side: Any lot line not a front lot line or rear lot line. On a lot with three or more sides abutting a street, all lot lines abutting a street, other than the front lot line, may be side lot lines. On lots with two or more sides abutting the street, the side lot line(s) abutting a street shall be the exterior side lot line and the side lot line(s) not abutting a street shall be known as the interior side lot line(s).
Lot of record: A parcel of land as shown on the records of the County Assessor at the time of the passage of the ordinance codified by this title.
Lot width: The width of the lot at its narrowest width. Said width is determined at the front property line for interior lots through lots and corner lots. The width of cul-de-sac, curvilinear and irregular lots may be determined at the front yard setback line.
Low barrier navigation center: as defined and regulated by Government Code Section 65660, means a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. In this context, “Low Barrier” means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
A. The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth;
B. Pets;
C. The storage of possessions; and
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D. Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.
Lowest floor: The lowest floor of the lowest enclosed area, including basement. An unfinished or floodresistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area (see definition of "basement") is not considered a building's lowest floor, provided that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirements of this chapter. (Note: This definition allows attached garages to be built at grade. Below grade garages are not allowed as they are considered to be basements.)
Main dwelling unit: The primary dwelling unit, existing or proposed, which provides complete independent living facilities for one or more persons.
Maintenance: The term "maintenance" shall mean:
A. For buildings, walls, fences, driveways, walkways, parking lots, courts, and patios; to paint, repair or perform other various tasks needed to keep the aforementioned in a state as prescribed by the Director of Community Development.
B. For landscaped areas; to water, prune, fertilize, spray or perform other various tasks needed to keep the aforementioned in a maintained and manicured state.
Marquee: A fixed shelter used only as a roof extending over a building line and which is entirely supported by the building to which it is attached.
Manufactured home: A structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with a permanent foundation when attached to the required utilities. The term "manufactured home" does not include a "recreational vehicle." Manufactured home park or subdivision: A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
Mean ground level: The top of the nearest adjoining curb. If there are not adjoining curbs, the "mean ground level" shall mean the average natural elevation of the lot or piece of property.
Mean sea level: For purpose of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929 or other datum, to which base flood elevations shown on a community's flood insurance rate map are referenced.
Mitigated negative declaration: A written statement prepared by the lead agency, as required by the California Environmental Quality Act stating that revisions or conditions of approval for a project and agreed to by the applicant, will not have a significant effect on the environment.
Mobile home: For the purposes of this code, the term mobile home is synonymous with the term manufactured home as defined by the Federal Code of Regulations Title 24 Part 3280: a structure, transportable in one or more sections, which in the traveling mode is 8 body feet or more in width or 40 body feet or more in length or which when erected on-site is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities.
Permanent foundation: Mobile /manufactured home: A site-built permanent foundation is a system of supports, including piers, either partially or entirely below grade which is capable of transferring all design loads imposed by or upon the structure into soil or bedrock without failure; is placed at an adequate depth below grade to prevent frost damage; and is constructed of concrete, metal, treated lumber or wood, or grouted masonry. A transportable structure or trailer coach built on a chassis for future movement, and designed to be used as a dwelling without a permanent foundation when connected to the required utilities, and intended for occupancy by one family. No such structure shall be deemed to be a mobile home which is less than eight feet nor
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greater than 14 feet in width for a single section, nor less than 32 feet nor greater than 70 feet in length for a single section.
Mobile home access drive: A private thoroughfare which affords internal circulation for a mobile home park.
Mobile home access drive line: The boundary line between an access drive and the abutting mobile home space.
Mobile home access drive, side: That access drive bounding a corner mobile home space and which extends in the same general direction as the line determining the depth of the mobile home space.
Mobile home area: The sum in square feet of the ground area occupied by a mobile home and all structures on a mobile home space.
Mobile home building line: A line parallel with the front mobile home line or access drive and distance there from the depth of the required front yard.
Mobile home park: Any area or tract of land where two or more lots are rented or sold or held for rent to one or more owners or users of to accommodate residential trailers, recreational vehicles or mobile/manufactured homes used for human habitation.
Mobile home park storage area: An area within a mobile home park intended for the storage of items and the accommodation of uses commonly associated with and incidental to the uses permitted in a mobile home park and its operation and maintenance thereof.
Mobile home, residential: Vehicle with or without motive power, designed and constructed to travel on the public thoroughfares in accordance with the provisions of the California State Vehicle Code and to be used for human habitation.
Mobile home space: A plot of ground within any trailer park designed for the accommodation of one residential trailer and related facilities.
Mobile home space, corner: A mobile home space situated at the intersection of two or more access drives.
Mobile home space depth: The horizontal distance between the front and rear mobile home space line.
Mobile home space, interior: A mobile home space other than a corner mobile home space.
Mobile home space line, front: In case of an interior mobile home space, a line separating the mobile home space from the access drive, and in the case of a corner lot, a line separating the narrowest access drive frontage of the mobile home space from the access drive.
Mobile home space line, rear: A mobile home space line which is opposite and most distant from the front mobile home space line and, in the case of an triangular or irregularly shaped mobile home space, a line within the mobile home space line, having a length of not less than ten feet.
Mobile home space line, side: Any mobile home space boundary line not a front mobile home space line or a rear mobile home space line.
Mobile home space width: The horizontal distance between the side mobile home space lines measured at right angles to the mobile home space depth at the front mobile home line.
Mobile home space yard: An open area on a mobile home space unoccupied and unobstructed from the ground upward.
Mobile home space yard, front: mobile home space yard extending across the full width of the mobile home space, the depth of which is the distance between the front mobile home space line and the building line.
Mobile home space yard, rear: A mobile home space yard contiguous to the rear line of a mobile home space and extending from side line to side line.
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Mobile home space yard, side: A mobile home space yard between the mobile home and the side line, extending from the front building line to the rear yard.
Motel: A building or group of buildings used for transient residential purposes containing guest rooms or dwelling units with automobile parking space provided in connection therewith, which building or group is designated, intended, or used primarily for the accommodation of transient automobile travelers; including groups designated as auto cabins, auto courts, motor courts, motor hotels, and similar designations.
Negative declaration: A written statement prepared by the lead agency, as required by the California Environmental Quality Act briefly describing the reasons why a proposed project will not have a significant effect on the environment.
Net acre: For the purposes of this title, the term "net acre" shall mean an acre of land less all required public dedications. For computation purposes, a "net acre" is assumed to be 75 percent of a total gross acre, or undeveloped acre, or portion thereof.
Net density: The number of dwelling units per net acre of land.
Nonconforming building: A building or portion thereof lawfully existing on the effective date of the ordinance codified in this title, which was designed, erected or structurally altered for use which does not conform to the uses permitted in the zone in which it is located, or which does not comply with one or more of the property development standards of the zone in which it is located.
Nonconforming use: A lawful use of a building or land existing on the effective date of the ordinance codified in this title which does not conform to the uses permitted in the zone in which it is located.
Nursing home: A structure operated as a lodging house in which nursing, dietary, and other personal services are rendered to convalescents, invalids, or aged persons, not including persons suffering from contagious or mental diseases, alcoholism, or drug addiction, and in which surgery is not performed and primary treatment, such as customarily is given in hospitals and sanitariums, is not provided. A convalescent home or a rest home shall be deemed a nursing home.
Obstruction: For floodplain purposes, includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike, pile, abutment, protection, excavation, channelization, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill, structure, vegetation or other material in, along, across or projecting into any watercourse which may alter, impede, restrain, retard or change the direction and/or velocity of the flow of water, or due to its location, its propensity to snare or collect debris carried by the flow of water, or its likelihood of being carried downstream.
Open space: The area of a lot which is not occupied by building coverage, parking lot or driveway.
Open space, private: That usable open space which is intended to be used by the occupants of a single dwelling unit.
Open space, public: That usable open space which is intended to be used by the occupants of several dwelling units.
Ordinance or zoning ordinance:Title 18 of the Ceres Municipal Code.
Parking area, common: A public or private parking area jointly used by two or more uses.
Parking area, private: An open area, other than a street, used for parking of automotive vehicles and restricted from general public use. Such areas shall have frontage on or access to a dedicated street or alley.
Parking area, public: An area, other than a private parking area or street used for the parking of vehicles and available for public or quasi-public use, either free or for a fee. Such areas shall have frontage on or access to a dedicated street or alley.
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Parking space, automobile: Space exclusive of driveways, ramps, columns, loading areas, office or work areas within a building or open parking area for the parking of one automobile. A parking space shall be not less than nine feet in width, 20 feet in length and shall be accessible and usable for the parking of a standard motor vehicle.
Patio: An open area or an accessory outdoor living structure not exceeding 14 feet in height and open on at least one side. If covered, a patio shall be included for the purposes of determining let coverage and floor area ratio.
Permittee: The person, firm or corporation who is proposing to use or who is using the land pursuant to the permit required by this title at the time the matter is under consideration in connection with any procedure under this title.
Permitted use: Any use listed as a principal use or accessory use, and shall further include a conditional use as listed for the particular district, provided a conditional use permit is obtained.
Person: An individual, firm, partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, the federal or State government, City, County special district, or any other group or combination acting as an entity, excepting the City.
Planned community: For the purposes of this title, the term "planned community" shall mean:
A. Land under unified control, planned and developed as a whole; B. In a single development operation or a definitely programmed series of development operations, including all lands and buildings;
C. For principal and accessory structures and uses substantially related to the character of the district; D. According to comprehensive and detailed plans which include not only streets, utilities, lots or building sites, and the like, but also site plans, floor plans, and elevations for all buildings as intended to be located, constructed, used, and related to each other, and detailed plans for other uses and improvements on the land as related to the buildings, and; E. With a program for provisions, operation, and maintenance of such areas, improvements, facilities, and services as will be for common use by some or all of the occupants of the district, but will not be provided, operated or maintained at general expense.
Plant nursery: Land and buildings improved and intended for sale of planting stocks, gardening equipment, and related outdoor furniture, supplies, and masonry. "Plant nursery" shall not include a "cannabis business" as defined in section 5.22.020 of the Ceres Municipal Code.
Planting, maintenance required: In a space between a fence or wall and a property line or right-of-way line, the planting shall be regulated so as to maintain the required open areas in the fence structure in order to preserve passage of light and air and permit necessary visibility.
Portable outdoor storage unit: Any container which is rented, loaned or owned by owners or occupants of property for their temporary use and is designed for the transportation and storage of personal property of any kind.
Poultry: A species of fowl.
Poultry farm: Any premises on which the primary use is the breeding, raising or maintaining of poultry for sale, or for production of eggs for sale, or both, or where the primary income from the premises is derived from the aforesaid occupation.
Prezoning: The zoning of unincorporated property by the City of Ceres prior to its annexation by the City.
Private noncommercial use: A use operated by a private nonprofit club or association, such as fraternal association, improvement associations, and similar groups; said use having the purpose primarily of serving the
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members of the club or association and including uses such as private golf courses, country clubs, swimming pools, riding clubs, private lodges and like uses.
Property development standards: Regulations to be applied to each district addressing:
A. Lot area.
B. Lot coverage.
C. Lot dimensions.
D. Setback requirements.
E. Distance between buildings.
F. Population density.
G. Building height.
H. Site plan approval.
I. Yards, landscaping, open space requirements.
J. Fences, hedges, walls.
K. Off-street parking and loading.
L. Access.
M. Signing.
N. Laundry and clothes drying areas.
O. Solid waste storage, disposal facilities.
P. Recreational areas.
Q. Park-in-lieu fees.
R. Security.
Property line: Property line shall have the same meaning as lot line.
Provisions: Includes all regulations and requirements referred to in reference.
Quasi-public organization: Any nongovernmental, nonprofit organization that is devoted to public service or welfare.
Recreational facility: A building or place that provides a particular service or is used for a particular industry.
Recreational vehicle: A vehicle which is:
A. Built on a single chassis;
B. Four hundred square feet or less when measured at the largest horizontal projection; C. Designed to be self-propelled or permanently towable by a light-duty truck; and D. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
Recycling center: An operation which is certified by the California Department of Conservation and which accepts from consumers, and pays or provides the redemption value and applicable redemption bonus pursuant to section 14572 of the California Public Resources Code for empty beverage containers intended to be recycled.
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Regulatory floodway: The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.
Residence: A building used, designed and intended to be used as a home or dwelling place.
Residential: Describes those areas and buildings within the City used primarily for living and dwelling purposes.
Residential care facility ies, small: Any family home, group care facility, or similar facility determined by the Director of Community Development, serving six or fewer persons, for 24-hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. A state-licensed structure operating as a lodging house in which nursing, dietary, and other personal services are rendered to convalescents, invalids, or aged persons in return for compensation, but in which no surgical or other primary treatments, such as customarily provided in hospitals or sanitariums are performed, and in which no persons are kept or served who normally would be admissible to a mental hospital.
Residential care facilities include convalescent homes, rest homes, nursing homes, and other residential care facilities as deemed similar by the Director of Community Development.
Residential care facility, large: Any family home, group care facility, or similar facility determined by the Director of Community Development, serving seven or more persons, for 24-hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual.
Rest home for the aged: A building containing a State or County licensed dwelling unit, where lodging is provided with or without meals for compensation to more than three ambulatory, well, and 65 years old or over nontransients.
Restore or renovate: To return a use, building, structure, or piece of land to a former or normal state.
Retail store: A business selling goods, wares, services, or merchandise directly to the ultimate consumer.
Rezoning: The legislative act of amending a zoning designation of a property on the zoning map, which changes said designation from one zone district to another zone district.
Riverine: Relating to, formed by, or resembling a river (including tributaries), stream, brook, etc.
Room: An interior space of a building of structure totally enclosed or set apart by walls, including closets or hallways.
Sanitarium: A health station or retreat or other place where patients are housed and where medical or surgical treatment is given. This does not include mental institutions or places for the treatment of narcotics addicts.
Schools; elementary, intermediate, junior high, and high: An institution of learning which offers instructions in the several branches of learning and study required to be taught in the public schools by the Education Code of the State.
School, private: An institution conducting regular academic instruction at kindergarten, elementary and secondary levels operated by a nongovernmental organization.
Setback line, front yard: The line which defines the depth of the required front yard. The setback line is parallel with the street line, or when established by general plan, with the highway right-of-way, removed therefrom by the perpendicular distance prescribed for the front yard in the zone.
Setback line, rear yard or side yard: The line which defines the width or depth of the required rear or side yard. The setback line is parallel with the property line, removed therefrom by the perpendicular distance prescribed for the yard in the zone.
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Shipping container: Any container which is rented or purchased by owners or occupants of property for their temporary or permanent use and is designed for storage of personal property of any kind.
Shopping center: Any combination of five or more separately owned and operated offices or commercial uses developed as a single project on a site of at least one acre, and includes neighborhood commercial as well as community commercial uses.
Side street: That street bounding a corner or reversed corner lot which extends in the same general direction as the line determining the depth of the lot.
Site plan or plot plan: A mechanical drawing of a piece of property, including but not limited to the following:
A. Name and address of the owner of the property.
B. Name and address of the person who prepared the plan.
C. North point.
D. Scale—preferably no less than one inch equals 30 feet, or 1/8ʺ = 1ʹ.
E. Date of preparation.
F. Proposed use classification for each building or activity area.
G. All required street widening, street width and parkway widths, and alleys.
H. Location of all existing or proposed public or private easements.
I. Overall dimensions of entire property, identify all property lines.
J. Net area of site.
K. A complete legal description and site address.
L. Indicate the square footage of each building or activity area and total number of parking spaces provided.
M. Location, by dimension and proper labeling, of all:
1. Buildings, building heights and activity areas;
2. Parking areas, including layout of parking stalls and landscaping;
3. Driveways, alleys, and accessways, including entrances to and from;
4. Public streets;
5. Sidewalks (public), and walkways (private);
6. Fences, walls, screens, and landscaping;
7. Exterior lighting;
8. Site drainage, including natural drainage courses;
9. Signs;
10. Recreation areas, facilities.
N. Disposition of all existing buildings on the property.
O. Indicate location and extent of any filled ground or dump conditions.
P. Existing and finish grades and drainage plan.
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Single Room Occupancy (SRO): A dwelling unit that does not include a complete private bathroom or kitchen (Government Code Section 66300.6.5). These units are typically restricted to low- income households, sized between 150 and 350 square feet, and restricted to occupancy by no more than two persons.
Site plan approval (SPA): The approval by the Planning Commission of a site plan, floor plans, elevations and a landscape plan of a proposed development to ensure that the development is in conformity with both the intent and provisions of this title.
Slope: A natural or artificial incline, as a hillside or terrace. Slope is usually expressed as a ratio. For example, a horizontal distance of 50 feet with a rise of 100 feet would be expressed as a 1:2 slope.
Special flood hazard area (SFHA): An area having special flood hazards and shown on an FHBM or FIRM as zone A, AO, A1-A30, AE, A99, or AH.
Stable, private: A detached accessory building for the keeping of horses owned by the occupants of the premises and not kept for remuneration, hire or sale.
Stable, riding: Any stable where horses are kept for hire.
Start of construction: Includes substantial improvement, and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement was within 180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
Storage: The placing or keeping of personal property of any kind in a yard or on a lot.
Story: A space in a building between the surface of any floor and the surface of the floor next above, or if there be no floor above, then the space between such floor and the ceiling or roof above.
Story, half: A partial story under a gable, hip or gambrel roof, the wall plates of which on at least two opposite exterior walls are not more than four feet above the floor of such story, provided, however, that any partial story used for one or more dwelling units, shall be deemed a full story.
Street, road: A public or approved private right-of-way which provides a means of access to abutting property.
Street, center line: The center line of a street or right-of-way as established by official surveys.
Street, collector: A street which is intended to ultimately serve more than 50 dwelling units and has a minimum width of 60 feet.
Street line: The boundary line between a street right-of-way and abutting property.
Street, local, minor street: A street which is intended to ultimately serve 50 or less dwelling units and has a minimum width of 50 feet.
Street, major, arterial street: A street which has a minimum width of 100 feet.
Structural alteration: Any change in the supporting members of a building, such as in a bearing wall, column, beam or girder, floor or ceiling joists, roof rafters, roof diaphragms, roof trusses, foundations, piles or retaining walls or similar components.
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Structure: Anything constructed or built, any edifice or building of any kind, or any piece of work artificially built up or composed of parts, joined together in some definite manner, which requires location on the ground or is attached to something having a location on the ground, including swimming and wading pools and patios, excepting outdoor areas such as paved areas, walks, tennis courts and similar recreation components.
Substantial damage: Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred. Market value shall be determined by estimating the cost to replace the structure in new condition and adjusting that cost figure by the amount of depreciation which has accrued since the structure was constructed. The cost of replacement of the structure shall be based on a square foot cost factor determined by reference to a building cost estimating guide recognized by the building construction industry. The amount of depreciation shall be determined by taking into account the age and physical deterioration of the structure and functional obsolescence as approved by the floodplain administrator, but shall not include economic or other forms of external obsolescence. Use of replacement costs or accrued depreciation factors different from those contained in recognized building cost estimating guides may be considered only if such factors are included in a report prepared by an independent professional appraiser and supported by a written explanation of the differences.
Substantial improvement: Any reconstruction, rehabilitation, addition, or other proposed new development of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage," regardless of the actual repair work performed. The term does not, however, include either:
A. Any project for improvement of a structure to correct existing violations or State or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or B. Any alteration provided that preclude the designation as of a "historic structure," provided the alteration will not preclude the structure's continued designation as a "historic structure." Supermarket: A market having 10,000 or more square feet of floor area devoted principally to the sale of food.
Supportive housing: Housing with no limit on length of stay, that is occupied by a target population, and that is linked to an on-site or off-site service that assists the supportive housing residents in retaining housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Swimming pool: An above grade or below grade body of water created by artificial means which is designed for and offers the possibility of use for swimming, bathing and/or total bodily immersion by any person, any portion of which exceeds 18 inches in depth. This definition shall not include: hot tubs, spas, bathtubs, whirlpool baths, therapeutic baths, saunas or similar structures as determined by the Planning Commission when located at least 24 inches above finished grade and physically separated from a swimming pool structure by at least three feet.
Target population: Persons with low incomes who have one or more disability, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (division 4.5, commencing with section 4500 of the Welfare and Institutions Code), and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care systems, individuals exiting from institutional settings, veterans, and homeless people.
Temporary use: A use intended to be operated on a temporary or seasonal basis. Temporary uses shall include the following types:
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A. Seasonal or theme-oriented use: This type of use shall be limited to fireworks stands, pumpkin lots, Christmas tree lots, and City-sponsored activities. These uses shall not be operated for a period of more than 30 days during a 12-month period.
B. Special business use event: This type of use is defined as one which is operated in conjunction with established permanent commercial uses which do not result in a substantial alteration to the capacity and/or circulation of off-street parking areas as determined by the Director of Community Development. Such activities may include grand openings, sidewalk sales, parking lots sales, promotions, and related activities, and other similar activities as may be determined by the Director of Community Development. The sales of items at such special business or use events shall be limited to only those types of merchandise customarily offered for sale by the business conducting the special business or use event. Special business or use event sales shall be conducted only on property immediately adjacent to the business conducting the sale.
C. Photography/filming: This type of permit shall be processed under temporary use permits as identified under subsection 18.30.030.D, of the Ceres Municipal Code, and shall also be required to receive clearance through the City Council for any street closures or use of public rights-of-way in accordance with chapter 12.01 of the Ceres Municipal Code.
Trade school: Private schools offering instruction preponderantly in the technical, commercial or trade skills, such as real estate schools, business colleges, electronic schools, automotive and aircraft technicians schools and similar commercial establishments.
Trailer: A vehicle without motor power designed and constructed to travel on the public thoroughfares in accordance with the provisions of the California State Vehicle Code and to be used for human habitation. No trailer shall be used as a place of human habitation except in regularly established trailer parks.
Transient: A person who received dwelling accommodations for a price, with or without meals, for a period of not more than 180 consecutive days.
Transitional housing: Buildings configured as rental housing developments, but operated under program requirements that require termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.
Usable open space: The term "usable open space" shall mean:
A. The aggregate area of front, side and rear yards, uncovered patios, and balconies and decks having a depth of not less than six feet and area not less than 60 feet, on a building site or building which is available and accessible to the occupants of the building or building site for purposes of active and/or passive outdoor recreation.
B. This area is exclusive of driveways, areas for off-street parking and services, and ground level areas with a width of less than five feet or maximum dimension of under ten feet. At least 75 percent of the usable open space shall have a slope of ten percent or less.
Use: The purpose for which land or building is erected, enlarged, arranged, designed or intended, or for which land or building is or may be occupied or maintained.
Used: Includes the words "arranged for," "designed for," "occupied for," or "intended to be occupied for." Variance (floodplain management regulation): A permit for deviation from the terms of a floodplain management regulation and the provisions established in the zone in which the property is located, granted by the Planning Commission pursuant to and intended to permit the fair use of property in cases where the strict enforcement of the law would, because of exceptional conditions on the land such as the location, size, shape or slope of the lot, work an unnecessary hardship on the subject property which would not apply to other properties in the same zone.
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Violation: The failure of a structure or other development to be fully compliant with the community's floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in Chapter 40 is presumed to be in violation until such time as that documentation is provided.
Visual obstruction: Any fence, hedge, tree, shrub, wall or structure exceeding three feet in height, measured from the crown of intersecting or intercepting streets, alleys or driveways, which limit the visibility of persons in motor vehicles on the streets, alleys or driveways. This does not include trees kept trimmed of branches below a minimum height of seven feet.
Wall: Any structure or device forming a physical barrier, which is so constructed that 50 percent or more of the vertical surface is closed and prevents the passage of light, air, and vision through the surface in a horizontal plane. This shall include concrete, concrete block, wood or other materials that are solids and are so assembled as to form a solid barrier. Walls shall be constructed to conform to the standards of the City's Building Code and/or California Building Code. Walls within in front or exterior side yard setback shall not be more than three feet in height.
Water surface elevation: The height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929, (or other datum, where specified) of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas.
Watercourse: A lake, river, creek, stream, wash, arroyo, channel or other topographic feature on or over which waters flow at least periodically. "Watercourse" includes specifically designated areas in which substantial flood damage may occur.
Wholesaling: The selling of any type of goods for the purpose of resale.
Yard: Any open space other than a court on the same lot with a building or a dwelling group, which space is generally open from the ground to the sky, except for the projections and/or accessory buildings permitted by this title.
Yard, front: A space between the front yard setback line and the front lot line of the existing or future highway right-of-way line, and extending the full width of the lot.
Yard, rear: A space between the rear yard setback line and the rear lot line, extending the full width of the lot.
Yard, side: A space extending from the front yard setback line, or from the front lot line where no front yard is required by this title, to the rear yard setback line or rear lot line between a side line and side yard setback line.
Yard, exterior side: A space extending from the front yard setback line to the rear year setback line for a property that is located on a corner.
Zone (district): A portion of the City within which the use of land and structures and the location, height, and bulk of structures are governed by this title.
(Ord. No. 2020-1059, § 1, 3-23-2020; Ord. No. 2021-1068, § 3, 7-12-2021; Ord. No. 2021-1067, § 1, 7-26-2021)
Title 18 - ZONING
CHAPTER 04 GENERAL PROVISIONS AND ADMINISTRATIVE ADJUSTMENTS Ceres, California, Municipal Code Created: 2026-03-19 09:33:02 [EST] (Supp. No. 4)
CHAPTER 04 GENERAL PROVISIONS AND ADMINISTRATIVE ADJUSTMENTS
18.04.010 Components.
This title shall consist of a zoning map and it will determine districts, control land uses, restrain population densities, specify uses and locations of structures, designate appropriate landscaping of certain structural uses, determine areas and dimensions of sites, provide for off-street parking and loading facilities, and prescribe other regulations in order to protect the public health, safety, and welfare of the City. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.020 Application and interpretation.
In their interpretation and application, the provisions of this title shall be held to be minimum requirements.
This title shall apply to all property whether owned by private persons, firms, corporations or organizations; by the United States of America or any of its agencies; by the state of California or any of its agencies or political subdivisions; by any City or county, including the City or any of its agencies; or by any authority or district organized under the laws of the state of California, all subject to the following exceptions:
A. Public streets and alleys;
B. Underground utility lines and facilities;
C. Underground communications lines;
D. Overhead communications lines;
E. Overhead electric distribution lines, not including transmission and distribution substations; F. Railroad rights-of-way;
G. Transmission lines.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.030 Ambiguity.
Except as otherwise expressly provided pursuant to other provisions of this title, if ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this title, or with respect to height, yard requirements, area requirements, or zone boundaries, and as they may pertain to unforeseen circumstances, it shall be the duty of the Planning Commission to ascertain all pertinent facts and by resolution, set forth its findings and interpretations, and thereafter such interpretations shall govern unless appealed to the City Council pursuant to section 18.03.030. Upon review, such interpretation may be approved, disapproved or modified by the City Council.
(Ord. No. 2020-1059, § 1, 3-23-2020)
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
18.04.040 Permitted uses only.
No structure or part thereof shall be erected, altered or enlarged, nor shall any site or structure be used, designated or intended for use other than the uses listed in this Code as permitted or conditional in the zone in which such structure, land or premises is located.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.050 Open space—Encroachment.
No structure shall be erected, nor shall any existing structure be altered, enlarged, rebuilt or moved into any zone, nor shall any open space be encroached upon or reduced in any manner, except in conformity to the yard, site area, and building location regulations designated for the zone in which such structure or open space is located.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.060 Open space—Other buildings.
No yard or other open space provided about any structure for the purpose of complying with provisions of this title shall be considered as providing a yard or open space for any other structure, and no yard or other open space on one site shall be considered as providing a yard or open space for a structure on any other site. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.070 Addition of permitted/conditional uses.
A. Upon application or on its own initiative, the Planning Commission may add to the list of permitted or conditional uses, if the Planning Commission makes the following findings:
1. That any addition to the list of permitted or conditional uses will be in accordance with the purposes of the zone in which the use is proposed;
2. That the use will be an appropriate addition to the list of permitted or conditional uses because the use has the same basic characteristics as the uses permitted in the zone;
3. That the use will not be detrimental to the public health, safety or welfare;
4. That the use will not adversely affect the character of the zone in which it is to be permitted;
5. That the use will not create more odor, dust, dirt, smoke, noise, vibration, illumination, glare, unsightliness or be more objectionable than the uses permitted in the zone;
6. That the use will not create any greater hazard of fire or explosion than the hazards normally associated with the uses permitted in the zone;
7. That the use is within conformance with the purpose, intent, and policies of the general plan.
B. Additions may be made to the list of permitted or conditional uses by resolution of the Planning Commission, subject to ratification by the City Council. The Planning Commission and City Council may, at their discretion, hold a public hearing on a proposed addition.
(Ord. No. 2020-1059, § 1, 3-23-2020)
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
18.04.080 Similar uses permitted or conditional.
A. When a use is not specifically listed in the zoning ordinance and does not appear to be covered by a general category, the Director of Community Development has the discretion to make the finding that the use can be permitted subject to the granting of a conditional use permit if the use is similar in nature and intensity to other uses listed.
B. It is further recognized that every conceivable use cannot be identified in this title, and anticipating that new uses will evolve over time, this establishes the Director of Community Development's authority to compare a proposed use and measure it against those listed in this title that are similar in nature and intensity in order to make a determination that the use is "similar" and may be permitted by right or allowed subject to the granting of a conditional use permit.
C. In determining "similarity" the Director of Community Development shall make all of the following findings:
1. The proposed use shall meet the intent of and be consistent with the goals, objectives, and policies of the general plan;
2. The proposed use shall meet the stated purpose and general intent of the zone in which the use is proposed to be located;
3. The proposed use shall not adversely impact the public health, safety and general welfare of the City's residents; and
4. The proposed use shall share characteristics common with, and not be of greater intensity, density or generate more environmental impact, than those uses listed in the land use zone in which it is to be located.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.090 Uses of nonconforming site.
Except as otherwise provided in this title, a site having an area, frontage, width or depth less than the minimum prescribed for the zone in which the site is located, as depicted on a duly approved and recorded subdivision map, or a site for which a deed or valid contract of sale was recorded prior to the adoption of this title, and that had a legal area, frontage, width and depth at the time that the subdivision map, deed or contract of sale was recorded, such sites may be used for any permitted use, but shall be subject to all other regulations for the zone in which the site is located.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.100 Yard requirements—Measurement.
A. Required yards shall be measured as the minimum horizontal distance from the property line of the site or street line to a line parallel on the site; provided, that where a precise street plan has been adopted by the City Council, required yards shall be measured from the property line, and no provision of this title shall be construed to permit a structure or use to extend beyond such line; and provided further, that where a site abuts on a street having only a portion of its required width dedicated or reserved for street purposes, required yards shall be measured from a line drawn on the boundary of the additional width required for street purposes abutting the site.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
B. On a site that is not rectangular or approximately rectangular in shape, required yards shall be measured in the manner prescribed by the Director of Community Development in accordance with adopted codes and ordinances.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.110 Coverage—Measurement.
Percentage of a site area covered by structures shall be measured by dividing the number of square feet of horizontal area covered by structures, open or enclosed, by the total horizontal area within the property line of the site.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.120 Appeal to City Council.
Where the Planning Commission is authorized to make any decision pursuant to the provisions of the Ceres Zoning Ordinance and that decision is to be subject to appeal to the City Council, the following procedure shall apply.
A. The interested person adversely affected may, upon payment of an appeal fee as may be established by resolution of the City Council, appeal any decision, determination or requirement of the Planning Commission by filing a notice thereof in writing with the City Clerk, setting forth in detail the action and the grounds upon which the appeal is based within ten days after the action that is the subject of the appeal. Such notice shall state specifically where it is claimed there was an error or abuse of discretion by the Planning Commission.
B. Upon the filing of an appeal, the City Council shall set the matter for hearing. Such hearings shall be held within 30 days after the date of filing the appeal or receipt of City Councilmember requests. The City Clerk shall give notice of the hearing according to the procedure required for the initial action by the Planning Commission, except that the timing of such notice shall be not less than ten days before the hearing.
C. In holding the hearing on the matter, the City Council may receive any and all information pertinent to the matter, regardless of whether such information was first presented to the Planning Commission. In the case of decisions by the Planning Commission that followed a public hearing, the City Council shall hold a new public hearing on the matter. Upon the close of the hearing, the City Council shall vote to either confirm the decision of the Planning Commission, overturn the decision, or confirm the decision with modifications, and the City Council may continue the item to the next meeting if necessary to direct staff to prepare a conforming resolution with findings, which shall be considered by the City Council at the next scheduled City Council meeting. In the case of a tie vote, the Planning Commission decision shall stand, and shall be considered final as of the date of the City Council vote. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.130 Administrative adjustments—Purpose.
The purpose of an administrative adjustment is to provide action on projects that are routine in nature but may require an interpretation of established policies and standards set forth in the zoning ordinance. (Ord. No. 2020-1059, § 1, 3-23-2020)
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
18.04.140 Administrative adjustments—Scope of authority.
A. Notwithstanding the provisions of chapter 18.31 related to variances, the Director of Community Development or his or her designee shall have the authority to grant administrative adjustments to development standards contained within this title.
B. Upon written request, the Director of Community Development may approve, conditionally approve, or deny without notice minor adjustments to the following development standards; building and landscaping setbacks, site area, lot width, building height, parking.
C. Any administrative adjustment shall be limited to no more than 20 percent of a required development standard. In making the adjustment, the Director of Community Development shall make a finding that the adjustment is consistent with the criteria listed in section 18.04.150. With respect to adjustments to building setbacks and building height, the adjustment shall also be approved by the Fire Chief or his or her designee prior to granting the administrative adjustment.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.150 Adjustment criteria.
The Director of Community Development shall record the decision in writing along with the basis for the decision. The Director of Community Development may approve or conditionally approve an application, with or without conditions, only if all the following criteria are met:
A. That there are special circumstances applicable to the property, including size, shape, topography, location or surroundings, creating a practical difficulty or unnecessary hardship; B. That granting of the administrative adjustment is necessary to provide consistency with properties in the same vicinity and land use designation or development standards within which the administrative adjustment is sought;
C. That granting the administrative adjustment will not be materially detrimental to the public health, safety, or welfare, or injurious to the property or improvements in such vicinity and land use designation or development standards in which the property is located; D. That granting the administrative adjustment will not be inconsistent with the goals and policies of the general plan.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.160 Administrative adjustment report.
The Planning Commission may request that the Director of Community Development report to the Planning Commission a summary of the administrative adjustment applications that have been processed and approved during the proceeding calendar year.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.04.170 Site plan approval.
Where required by this title, a site plan, elevations of all buildings, floor plans of all buildings, and a landscape plan shall be submitted to the Planning Commission to enable it to make a finding that the proposed development is in conformity with both the intent and provisions of section 18.04.170(E) below. this title.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
A. Filing. Application for site plan approval shall be filed by the owner of the property for which the approval is sought, or by the authorized representative of the owner.
B. Form and contents. Application shall be made to the Planning Commission on forms furnished by the Planning Division and shall be full and complete, including such data as may be prescribed by the Planning Commission to assist in determining the validity of the request. The applicant shall verify the petition and the date of verification shall be noted on the petition.
C. Filing fee. When an application for site plan approval is filed, a uniform fee shall be paid in such amount as determined by the City Council from time to time by resolution.
D. Application review. The Planning Division shall investigate the facts bearing on any case involving an application for site plan approval to provide the Planning Commission with data essential for action consistent with the intent of the title and the general plan. Applicants are strongly encouraged to be present at the Planning Commission meeting scheduled for the consideration of the application.
E. Findings. The Planning Commission shall make the following findings in order to approve a site plan:
1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, planned development, master plan or specific plan provisions, improvement standards, and other applicable standards and regulations adopted by the City; and
2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation; and
3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting, and other development features, is compatible with the General Plan and contributes to development of the City.
F. E. Duration. Site plan approvals shall expire in 24 months from approval by the Planning Commission or when approved by the City Council under appeal. If substantial improvements have begun within the 24 months, the site plan approval application may be deemed valid as determined by the Director of Community Development. The Director of Community Development's determination may be appealed to the Planning Commission and subsequently to the City Council. Upon expiration of a site plan approval, a new application must be submitted for approval by the Planning Commission. Where the general plan land use designation or policies have changed and said site plan approval application is not consistent with such change, the site plan approval shall be null and void. (Ord. No. 2020-1059, § 1, 3-23-2020)
Title 18 - ZONING
CHAPTER 07 R-A, RESIDENTIAL AGRICULTURE ZONE
Ceres, California, Municipal Code Created: 2026-03-19 09:33:02 [EST] (Supp. No. 4)
CHAPTER 07 R-A, RESIDENTIAL AGRICULTURE ZONE
18.07.010 Property development standards.
The R-A, residential agriculture zone is intended to provide for residential and agricultural purposes, primarily the growing of nursery stock, flowers, fruits, and vegetables, with appropriate single-family dwellings with a minimum lot area of one acre. The R-A zone aims to preserve lands best suited for agriculture from the encroachment of incompatible uses, to prevent the intrusion of urban development into agricultural areas in such a manner as to make agricultural production uneconomical or impractical to preserve in agricultural use, and provide appropriate areas for certain predominantly open uses of land that are not injurious to agricultural uses but that may not be harmonious with urban uses.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.07.020 Principal uses.
Buildings, structures, and land shall be used and buildings and structures shall hereafter be erected, altered or enlarged in the R-A zone only for the following uses, plus such other uses as the Planning Commission may deem to be similar and not more obnoxious or detrimental to the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.07.060. The following uses shall be permitted by right:
A. Single-family dwellings.
B. Farms and ranches for orchards, tree crops, field crops, row crops, berry and bush crops, flower gardening, production and wholesale nurseries, aviaries.
C. Farms and ranches for animal husbandry and livestock farming, provided:
1. There be no more than one horse, mule, cow, steer, nor more than three goats, sheep or similar livestock, nor more than ten chickens, turkeys or similar fowl for each acre of lot area.
2. The minimum lot size for such a use shall be one acre.
3. There shall be no such animal and no pen, coop, stable, barn or corral within 20 feet of any lot line abutting a street, or within 35 feet of any other lot line, or within 50 feet of any dwelling or other building used for human habitation on the same or adjacent lot.
D. Horticulture.
E. Apiaries.
F. Churches or other religious institutions on a minimum lot size of one acre and located on a major thoroughfare or primary collector as designated by the general plan.
G. Residential care facility, small. Subject to the provisions of section 18.28.130 of this title. ies, licensed with the State of California. See definition under section 18.02.010 of this title.
H. Residential care facility, large. Subject to the provisions of section 18.28.130 of this title.
I. Employee housing, small. See definition under section 18.02.010 of this title.
J. Employee housing, large. See definition under section 18.02.010 of this title.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
K. H. Transitional housing. See definition under section 18.02.010 of this title.
L. I. Supportive housing. See definition under section 18.02.010 of this title.
M. Mobile or manufactured homes. See definition under section 18.02.010 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.07.030 Accessory uses.
The following uses shall be permitted as accessory to the principal uses in the R-A zone:
A. Private stables, greenhouses, lathehouses, barn corrals, pens or other similar rooms, buildings or structures for the storage of packing products produced or raised on the same premises, and petroleum products for exclusive use on the premises.
B. Rooming and boarding of not more than three persons per single-family dwelling unit.
C. Private garages and off-street parking areas.
D. Private swimming pools, exclusively for the use of the residents and guests, subject to the following provisions:
1. There shall be a minimum of three-foot unobstructed clearance provided along at least 60 percent of the perimeter of all swimming pools constructed in order to provide adequate access to the pool for safety purposes. The three-foot unobstructed clearance area shall be measured from the edge of the water line along the perimeter of the pool to the property line. a. No more than 40 percent of the perimeter of the pool may contain architectural or landscaping features which encroach into the three-foot unobstructed clearance area by this chapter.
2. In no case shall swimming pool accessory mechanical equipment be permitted within the required front yard setback area or within the 5-foot side yard and rear yard setback areas, except when it is located at least ten feet from any dwelling, at which time said accessory mechanical equipment shall have no minimum setback requirement from side yard and rear yard property lines.
E. Signs, subject to the provisions of chapter 18.26.
F. Storage of trailers and mobile homes recreational vehicles, subject to the provisions for accessory uses.
G. Portable outdoor storage units and shipping containers, subject to the provisions of section 18.28.110.
H. Other accessory uses and accessory buildings customarily appurtenant to a permitted use, as determined by the Director of Community Development.
I. Home occupations subject to the requirements of section 18.02.010, "home occupation." J. Subdivision tract sales offices, signs, flags and temporary construction/job site trailers, subject to provisions of chapter 18.38.
K. Kennels, subject to the provisions of section 18.28.080.
L. Cottage food operations, subject to the requirements as defined under section 18.02.010.
M. Accessory dwelling units and junior accessory dwelling units, subject to the provisions of section
18.28.060.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.07.040 Conditional uses.
The following uses may be permitted in the R-A zone subject to a conditional use permit:
A. Public uses of an administrative, public service or cultural type including city, county, state or federal administrative centers and courts, libraries, museums, art galleries, police and fire stations, ambulance service and other public buildings, structures and facilities.
B. Country clubs and related uses.
C. Sale of agricultural products produced on the premises, provided that a City business has been obtained.
D. Schools.
E. Public riding stables and academies.
F. Public buildings; except for storage, corporation, repair yards.
G. Public utility substations.
H. Churches or other religious facilities on a lot size of less than one acre.
I. State licensed general hospitals.
J. State licensed sanitariums.
K. State licensed child care facilities.
L. Public parks and playgrounds.
M. Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.
N. Aviaries, subject to the provisions contained in section 18.28.050 of this title.
O. Mobile home parks. Subject to the provisions of section 18.28.070 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.07.050 Prohibited Uses.
The following uses are prohibited in the R-A zone unless expressly allowed by this chapter:
A. Multiple dwellings.
B. Commercial uses.
C. Industrial uses.
D. Trailers and mobile homes recreational vehicles for residential uses.
E. Metal buildings, except accessory buildings used exclusively for storage. All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substance. Portable outdoor storage units and shipping containers shall comply with section 18.28.110.
F. Off-site advertising.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
G. Possession of animals not classified as household pets under title 8 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.07.060 Property development standards.
The following property development standards shall apply to all land and buildings in the R-A zone. Mobile and manufactured homes permitted in the R-A zone shall be subject to all development standards to which a conventional, single-family residential dwelling on the same lot would be subject and shall utilize roofing materials, roof overhang and siding materials customary to conventionally constructed single-family, detached dwellings.
A. Lot area. For all new lots and proposed rezoning, the following provisions shall apply:
1. For all principal uses, the minimum lot area shall be one acre.
2. For uses requiring a use permit, conditions as specified by the Planning Commission.
B. Lot coverage. The maximum allowable lot coverage by structures for all uses shall be 15 percent.
Additional ten percent allowable lot coverage is provided for accessory structures proposed on singlefamily lots when the dwelling footprint has reached the 15 percent maximum. The additional ten percent allowance shall be calculated based on multiplying ten percent by the size of the lot.
C. Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply, unless otherwise approved by the Planning Commission:
1. Width.
a. All lots except cul-de-sac lots shall have a minimum width of 125 feet. b. All cul-de-sac or curvilinear lots shall have a minimum width of 85 feet at the front line.
2. Depth. All lots shall have a minimum depth of 150 feet.
D. Setback requirements. The following setback requirements shall apply to all uses without livestock or fowl as listed in subsection 18.07.020.C of this chapter:
1. Front yard. Twenty-five feet minimum, except detached accessory structures shall have a 50-foot minimum front yard setback. No accessory structure/building shall be located within the front yard or exterior side yard area of a single-family lot.
2. Side yard.
a. Interior side yard. For lots having two interior side yard areas, one such interior side yard shall have a setback of at 12 feet, and the other interior side yard setback shall be at least five feet. For lots having only one interior side yard, the setback shall be at least 12 feet. A third garage space may be substituted for a portion of the required 12 feet such that a side yard setback of five feet is permitted adjacent to a third garage space. Detached accessory structures located in the rear half of the lot shall have a minimum interior five-foot side yard setback requirement, unless constructed with appropriate fire-resistive walls as required by the California Building Code. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code. b. Exterior side yard. Twenty-five feet minimum.
c. New home designs (side yard). Development of new single-family homes shall be designed such that their attached or detached garages are positioned on the 12-foot side yard setback side.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
3. Rear yard. Twenty-five feet minimum. Detached accessory structures shall have a minimum rear yard setback requirement of five feet, unless constructed with appropriate fire-resistive walls as required by the California Building Code. A minimum setback of five feet shall be required for a garage that is accessed from an alley. In all cases a minimum clearance of eight feet shall be required between an accessory structure and the lowest overhead utility line located in an alley.
Accessory structures shall be constructed to meet the requirements of the applicable California Building Code.
4. Livestock or fowl. For those uses with livestock or fowl as listed in subsection 18.07.020.C, of this chapter, the following provisions shall apply: there shall be no such animal and no pen, coop, stable, barn or corral within 20 feet of any lot line abutting a street, or within 35 feet of any other lot line, or within 50 feet of any dwelling or other building used for human habitation on the same or adjacent lot.
E. Distance between buildings. The following provisions shall apply for the distance between main buildings, accessory buildings and between main and accessory buildings on the same lot, except for those buildings and accessory buildings listed in subsection 18.07.020.C of this chapter. Whenever two or more buildings of mixed height are adjacent to one another, the distance provisions pertaining to the highest of the buildings shall apply.
1. For buildings end to end, the minimum distance between buildings shall be ten feet for single story buildings, and 20 feet for two-story buildings.
2. For buildings rear to end or front to end with space for exit or entry purposes, the minimum distance between buildings shall be 15 feet for single story buildings, 25 feet for two-story buildings.
3. For buildings front to rear with space for entry or exit purposes the minimum distance between buildings shall be 20 feet for single story buildings, and 30 feet for two-story buildings.
4. For buildings front to front arranged about an interior court with a driveway to said interior court, the driveway being access to parking area or building, the minimum distance between buildings shall be 30 feet for single story buildings, and 40 feet for two-story buildings. However, if no driveway is provided, the minimum distance shall be 25 feet for single story buildings, and 35 feet for two-story buildings.
F. Floor area ratio requirements.
1. For single story buildings and the first story of all multiple story buildings, the maximum allowable floor area ratio shall be 0.15:1.
2. For all two-story buildings the maximum allowable floor area ratio shall be 0.24:1.
G. Building height requirements. No building erected shall have a height greater than two stories or 25 feet, whichever is less as defined under section 18.02.010. Permitted projections above this higher include: ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flag poles, chimneys, or similar structures, when approved by the Planning Commission, provided that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances.
H. Population density. For all residential uses, there shall be a minimum of one acre of lot area for each dwelling unit.
I. Site plan approval. Before any group dwelling, condominium, or nonresidential building is erected on any lot, a site plan, floor plan of all buildings, elevations of all buildings, and a landscape plan shall be submitted to and approved by the Planning Commission pursuant to the provisions of this chapter.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
J. Yards, landscaping, open space requirements.
1. Yards. The minimum individual yard requirements for all uses shall be the same as those listed in the setback requirements in subsection 18.07.060.D, with the exception of the following conditional uses: general hospitals, sanitariums, nursing homes, residential care facilities, maternity homes, elementary schools, high schools, and child care facilities. a. For sanitariums, nursing homes, residential care facilities, and maternity homes, minimum individual yards shall comply with the following:
(1) Front yard: 20 feet minimum.
(2) Side yard: 25 feet interior minimum; 25 feet exterior minimum. (3) Rear yard: 25 feet minimum.
b. For schools, and childcare facilities minimum individual yards shall comply with the following:
(1) Front yard: 40 feet minimum.
(2) Side yard: 30 feet interior minimum; 40 feet exterior minimum. (3) Rear yard: 30 feet minimum.
c. For general hospitals, minimum individual yards shall comply with the following:
(1) Front yard: 50 feet minimum.
(2) Side yard: 40 feet interior minimum; 50 feet exterior minimum. (3) Rear yard: 40 feet minimum.
d. The minimum rear yard requirements for all residential uses may be reduced by up to 50 percent if the minimum overall yard area requirement is met.
2. Landscaping.
a. For all residential uses, Front yard and exterior side yard areas of single-family homes shall be landscaped and maintained. Where a single-family residence exists on a lot, a minimum of 50 percent of the required front yard of said lot shall be maintained as landscape area and in which mow strips shall not be permitted and no more than 50 percent of the front yard area shall comprise of concrete, asphalt, or hardscape material such as decorative rock or brick, or paving stones.
b. All other uses shall provide landscaping which shall be maintained. All new development shall be consistent with the Ceres Water Efficient Landscape Guidelines and Standards and the State of California Model Water Efficiency Landscape Ordinance (MWELO) requirements.
3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.
K. Fences, hedges and walls. When any elementary school, high school, public buildings, public utility substation, church, general hospital, sanitarium, residential care facility, maternity home, child care facility, place of public assembly, or commercial use abut an R-A zone, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.
L. Off-street parking requirements.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
1. For all single-family residential uses, two parking spaces per dwelling unit. The parking or storage of any vehicles, beyond the provided driveway, within the front yard and exterior side yard landscape areas of a single-family residence is prohibited.
2. For all schools, general hospitals, sanitariums, residential care facilities, public buildings, public utility substations, and places of public assembly, the following off-street parking requirements shall apply:
a. Schools, including public, parochial, and private elementary schools, high schools, kindergartens and nursery schools: One space for each employee and one space for every four students in grades nine through 12.
b. General hospitals, sanitariums, and charitable and religious institutions providing sleeping accommodations: 1½ spaces for each licensed bed. Facilities of 100 beds and larger shall provide off-street parking as prescribed by the Director of Community Development. c. Residential care facilities: One space for every three licensed beds. c. d. Public buildings and grounds other than schools and administrative offices: One space for every two employees, plus the number of additional spaces prescribed by the Director of Community Development.
d. e. Public utility structures and installations: one space for every two employees on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.
e. f. Places of public assembly: one space for every five seats or one space for every 50 square feet of floor area usable for seating if seats are not fixed in all facilities in which simultaneous use is probable as determined by the Director of Community Development.
M. Loading requirements.
1. For all residential uses, no requirements.
2. For all permitted farms and ranches, as determined by the Director of Community Development.
3. For all allowed country clubs, schools, public utility substations, public buildings, general hospitals, and churches. When any of the foregoing requires the receipt, delivery or distribution of goods by truck with the potential frequency of once a day or greater, one berth, plus any additional berths as may be required by the Director of Community Development.
4. Off-street loading shall comply with the standards established by chapter 18.25 of this title.
N. Access.
1. Vehicular access.
a. The following conditional uses shall be located on streets with a classification of major thoroughfares or greater as designated by the general plan: general hospitals, churches, high schools.
b. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking. c. All ingress to and egress from public property shall be in a forward motion.
2. Pedestrian access. There shall be pedestrian access from a dedicated street to property use for residential purposes. Driveways shall be considered pedestrian access.
O. Signing. All signage shall comply with chapter 18.26 of this title.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
P. Laundry, clothes drying areas, and facilities. Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.
Q. Solid waste storage, disposal facilities.
1. No open storage shall be allowed.
2. Unless specifically waived by the Director of Community Development, an area for the storage, collection, and loading of garbage, solid waste, refuse and recyclable materials shall be provided for each residential unit when two or more such units are located on the same lot or for each residential development where common trash collection facilities are provided. Such areas shall be conveniently located for users and collectors and of sufficient size to accommodate the volume of garbage, solid waste, refuse and recyclable materials generated by the development.
Such areas shall be protected from the weather and screened from public view in accordance with the Ceres Water Efficient Landscaping Guidelines and Standards.
R. Recreational facilities.
1. For single-family dwellings, no requirements.
2. For condominium group and cluster dwellings, as required by the Planning Commission upon site plan approval.
S. Park-in-lieu fees. Parkland dedication or in-lieu fees shall be required of all new residential uses in the R-A zone, based on a per dwelling unit assessment. Park-in-lieu fees shall be calculated established in chapter 13 of title 17.
(Ord. No. 2020-1059, § 1, 3-23-2020)
Title 18 - ZONING
CHAPTER 08 R-1, SINGLE-FAMILY RESIDENTIAL ZONE
Ceres, California, Municipal Code Created: 2026-03-19 09:33:03 [EST] (Supp. No. 4)
CHAPTER 08 R-1, SINGLE-FAMILY RESIDENTIAL ZONE
18.08.010 Purpose and intent.
The R-1, single-family residential zone is intended to provide for the development of single-family residential homes to urban standards, together with the schools, parks, open spaces and other public services required for a satisfactory family environment. This chapter intended to provide living area within the City where regulations are designed to: Promote and encourage a suitable environment for family life; provide space for community facilities needed to complement urban residential areas and for institutions that require a residential environment; minimize traffic congestion; and avoid an overload of utilities designed to service only low density residential use. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.08.020 Principal uses.
Buildings, structures, and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged in the R-1 zone only for the following uses, plus such other uses as the Planning Commission may deem to be similar and not more obnoxious or detrimental to public health, safety, and welfare.
All uses shall be subject to the property development standards provided for in section 18.08.060:
A. Single-family dwellings.
B. Two-family dwellings on corner lots, subject to the following provisions:
1. A minimum lot area of 8,000 square feet;
2. The main entrance, garage, and driveway serving each unit shall front on separate streets.
3. Architectural and site plan approval under subsection 18.12.120.I.
C. Mobile or manufactured homes. See definition under section 18.02.010 of this title. Mobile homes on permanent foundations that are certified under the National Mobile Home Construction and Safety Standards Act of 1974 Mobile homes permitted under this provision shall utilize roofing materials, roof overhang and siding materials customary to conventionally constructed single-family detached dwellings in the vicinity.
D. E. Churches on a minimum lot size of one acre and located on a major thoroughfare or primary collector as designated by the general plan.
E. F. Residential care facilityies, small. Subject to the provisions of section 18.28.130 of this title. licensed with the State of California.
F. Residential care facility, large. Subject to the provisions of section 18.28.130 of this title.
G. Transitional housing.
H. Supportive housing.
(Ord. No. 2020-1059, § 1, 3-23-2020)
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
18.08.030 Accessory uses.
The following uses shall be permitted as accessory to the principal uses in the R-1 zone:
A. Private garages and off-street parking areas.
B. Private swimming pools, exclusively for the use of the residents and guests, subject to the following provisions:
1. There shall be a minimum of three-foot unobstructed clearance provided along at least 60 percent of the perimeter of all swimming pools constructed in order to provide adequate access to the pool for safety purposes. The three-foot unobstructed clearance area shall be measured from the edge of the water line along the perimeter of the pool to the property line. a. No more than 40 percent of the perimeter of the pool may contain architectural or landscaping features which encroach into the three-foot unobstructed clearance area required by this chapter.
2. In no case shall swimming pool accessory mechanical equipment be permitted within the required front or side yard setback area, or within the five-foot side yard and rear yard setback areas, except when it is located at least ten feet from any dwelling, at which time said accessory mechanical equipment shall have no minimum setback requirement from side yard and rear yard property lines.
C. Signs subject to the provisions of chapter 18.26.
D. Portable outdoor storage units and shipping containers, subject to the provisions of section
18.28.110.
E. Other accessory uses and accessory structures customarily appurtenant to a permitted use, as determined by the Director of Community Development.
F. Home occupations subject to the requirements of section 18.02.010, "Home occupations." G. Subdivision tract sales offices, signs, flags and temporary construction job site trailers, subject to provisions of chapter 18.38.
H. Kennels, subject to the provisions of section 18.28.080.
I. Cottage food operations, subject to the requirements as defined under section 18.02.010.
J. Accessory dwelling units and junior accessory dwelling units subject to section 18.28.060. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.08.040 Conditional uses.
The following uses may be permitted in the R-1 zone subject to a conditional use permit:
A. Country clubs and related uses.
B. Horticulture.
C. Schools.
D. Public utility substations.
E. Churches on a lot size of less than one acre.
F. State licensed general hospitals.
Created: 2026-03-19 09:33:02 [EST]
(Supp. No. 4)
G. State licensed sanitariums.
H. State licensed child care facilities.
I. Public parks and playgrounds.
J. Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.
K. Aviaries subject to section 18.28.050 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.08.050 Prohibited uses.
The following uses are expressly prohibited in the R-1 zone:
A. Multiple dwellings.
B. Commercial uses, except as permitted by sections 18.08.020 through 18.08.040.
C. Industrial uses.
D. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.
E. Overnight storage or parking of trucks with a gross vehicle weight of greater than five tons.
F. The keeping of any livestock.
G. Agricultural uses.
H. Metal buildings/structures, except for accessory buildings used exclusively for storage. All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substance. Portable outdoor storage units and shipping containers shall comply with section 18.28.110.
I. Off-site advertising.
J. Fortunetelling and related activities as defined in chapter 5.12 of this Code.
K. Adult businesses as defined in chapter 5.15 of this Code.
G. Possession of animals not classified as household pets under title 8 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.08.060 Property development standards.
The following property development standards shall apply to all land and buildings in the R-1 zone except for accessory dwelling units, which are subject only to the provisions of Chapter 18.28.060. Mobile and manufactured homes permitted in the R-1 zone shall be subject to all development standards to which a conventional, single-family residential dwelling on the same lot would be subject and shall utilize roofing materials, roof overhang and siding materials customary to conventionally constructed single-family, detached dwellings.
A. Lot area. For all new lots and proposed rezoning, the following provisions shall apply:
1. For interior lots, the minimum lot area shall be 6,200 square feet.
2. For corner lots, the minimum lot area shall be 7,500 square feet.
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
3. For uses requiring a conditional use permit, the minimum lot area shall be as specified by the Planning Commission.
B. Lot coverage. The maximum allowable lot coverage by structures for all uses shall be 40 percent.
Additional ten percent allowable lot coverage is provided for accessory structures proposed on singlefamily lots when the dwelling footprint has reached the 40 percent maximum. The additional ten percent allowance shall be calculated based on multiplying ten percent by the size of the lot.
C. Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply; unless otherwise approved by the Planning Commission:
1. Width.
a. All interior lots shall have a minimum width of 60 feet. b. All corner lots shall have a minimum width of 75 feet. c. All cul-de-sac or curvilinear lots shall have a minimum width of 40 feet at the front line.
2. Depth. All lots shall have a minimum depth of 100 feet.
D. Setback requirements. The following setback requirements shall apply to all uses in the R-1 zone:
1. Front yard. Twenty feet minimum, except detached accessory structures shall have a 35-foot minimum front yard setback. No accessory structure/building shall be located within the front yard or exterior side yard area of a single-family lot.
2. Side yard.
a. Interior side yard. For lots having two interior side yard areas, one such interior side yard shall have a setback of at least 12 feet, and the other interior side yard setback shall be at least five feet. For lots having only one interior side yard, the setback shall be at least 12 feet. Garage space may be substituted for a portion of the required 12 feet such that a side yard setback of five feet is permitted adjacent to the garage space. Detached accessory structures located in the rear half of the lot shall have a minimum interior five-foot side yard setback requirement, unless constructed with appropriate fire-resistive walls as required by the California Building Code. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code. b. Exterior side yard. Fifteen feet minimum for main dwelling except garages and access parking areas shall be a minimum of 20 feet from the property line. c. New home designs (side yard). Development of new single-family homes shall be designed such that their attached or detached garages are positioned on the 12' side yard setback side.
3. Rear yard. Minimum 15 percent of lot depth, but not be required to exceed 25 feet maximum.
Detached accessory structures shall have a minimum rear yard setback requirement of five feet, unless constructed with appropriate fire restrictive walls as required by the California Building Code. A minimum setback of five feet shall be required for a garage that is accessed from an alley. In all cases a minimum clearance of eight feet shall be required between an accessory structure and the lowest overhead utility line located in an alley. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code.
E. Distance between buildings. The following provisions shall apply for distance between main buildings and accessory buildings on the same lot. Whenever two or more buildings of mixed height are adjacent to one another, the distance provisions pertaining to the highest of the buildings shall apply.
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
1. For buildings end to end, the minimum distance between buildings shall be ten feet for single story buildings, and 20 feet for two-story buildings.
2. For buildings rear to end or front to end with space for exit or entry purposes, the minimum distance between buildings shall be 15 feet for single story buildings, and 25 feet for two-story buildings.
3. For buildings front to rear with space for entry or exit purposes the minimum distance between buildings shall be 20 feet for single story buildings, and 30 feet for two-story buildings.
4. For buildings front to front arranged about an interior court, with a driveway to said interior court, the driveway being access to parking area or buildings, the minimum distance between buildings shall be 30 feet for single story buildings, and 40 feet for two-story buildings. However, if no driveway is provided, the minimum distance shall be 25 feet for single story buildings, and 35 feet for two-story buildings.
5. Distance between main buildings and accessory buildings shall be as required by the adopted California Building Code.
F. Floor area ratio requirements.
1. Interior lots.
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.54:1.0.
2. Corner lots.
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.64:1.0.
G. Building height requirements. No main building shall have a height greater than two stories or 25 feet; whichever is less as defined under section 18.02.010 of this title. No accessory building erected shall have a height greater than one story or 15 feet, whichever is less. Permitted projections above this height include: ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flagpoles, chimneys, or similar structures, when approved by the Planning Commission, provided that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances.
H. Population density. For all residential uses, there shall be a minimum of 6,200 square feet of lot area for each dwelling unit.
1. Site plan approval. Before any group dwelling, condominium, or nonresidential building, excluding accessory buildings, is erected on any lot, a site plan, floor plans of all buildings, elevations of all buildings, and a landscape plan shall be submitted to and approved by the Planning Commission pursuant to the provisions of this chapter.
I. Yards, landscaping, open space requirements.
1. Yards. The minimum individual yard requirements for all uses shall be the same as those listed in the setback requirements in subsection D of this section, with the exception of the following conditional uses: general hospitals, sanitariums, residential care facilities, maternity homes, schools, and child care facilities.
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
a. For sanitariums, residential care facilities, and maternity homes, minimum individual yards shall comply with the following:
(1) Front yard: 20 feet minimum.
(2) Side yard: 25 feet interior minimum; 25 feet exterior minimum. (3) Rear yard: 25 feet minimum.
b. For schools and child care facilities minimum individual yards shall comply with the following:
(1) Front yard: Forty feet minimum.
(2) Side yard: 30 feet interior minimum; 40 feet exterior minimum. (3) Rear yard: 30 feet minimum.
c. For general hospitals, minimum individual yards shall comply with the following:
(1) Front yard: 50 feet minimum.
(2) Side yard: 40 feet interior minimum; 50 feet exterior minimum. (3) Rear yard: 40 feet minimum.
d. The minimum rear yard requirements for all residential uses may be reduced by up to 50 percent if the minimum overall yard area requirement is met.
2. Landscaping.
a. For all single-family residential uses, live landscaping shall be provided in the front yard and exterior side yard setbacks. Front yard and exterior side yard areas of single-family homes shall be landscaped and maintained. Where a single-family residence exists on a lot, a minimum of 50 percent of the required front yard of said lot shall be maintained as landscape area and in which mow strips shall not be permitted and no more than 50 percent of the front yard area shall comprise of concrete, asphalt, or hardscape material such as decorative rock or brick, or paving stones. Said landscaped areas shall be equipped with an automatic irrigation system and seven-day timer and be maintained at all times.
The irrigation system shall comply with the Ceres Water Efficient Landscaping Guidelines and Standards.
b. All other uses shall provide landscaping which shall be maintained. All new development shall be consistent with the Ceres Water Efficient Landscape Guidelines and Standards and the State of California Model Water Efficiency Landscape Ordinance (MWELO) requirements.
3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.
J. Fences, hedges and walls. When any school, public building, public utility substation, church, general hospital, sanitarium, residential care facility, maternity home, child care facility, place of public assembly or commercial use abuts an R-1 zone, a seven-foot high solid masonry wall shall be required.
Under certain circumstances, the Planning Commission may permit a landscaped and maintained fence. Residential units shall be subject to the provisions of chapter 18.27, Fences, Hedges, Walls Standards.
K. Off-street parking requirements.
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
1. For all single-family residential uses, two fully enclosed and covered off-street parking spaces per unit. Existing garages may be converted to additional living area subject to the approval of the Director of Community Development if at least two off-street parking spaces can be provided.
The parking or storage of any vehicles within the front yard and exterior side yard landscape areas of a single-family residence is prohibited.
2. For all schools, general hospitals, sanitariums, residential care facilities, public buildings, public utility substations and places of public assembly, the following off-street parking requirements shall apply:
a. Schools, including public, parochial and private elementary schools, high schools, kindergartens and nursery schools: one space for each employee and one space for every four students in grades nine through 12.
b. General hospitals, sanitariums, and charitable and religious institutions providing sleeping accommodations: 1½ spaces for each licensed bed. Facilities of 100 beds and larger shall provide off-street parking as prescribed by the Director of Community Development. c. Residential care facilities: one space for every three licensed beds. c. d. Public buildings and grounds other than schools and administrative offices: one space for every two employees, plus the number of additional spaces prescribed by the Director of Community Development.
d. e. Public utility structures and installation: one space for every two employees on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.
e. f. Places of public assembly: one space for every five seats or one space for every 50 square feet of floor area usable for seating if seats are not fixed in all facilities in which simultaneous use is probable as determined by the Director of Community Development.
L. Off-street loading requirements.
1. For all residential uses, no requirements.
2. For all allowed country clubs, schools, public utility substations, public buildings, general hospitals, and churches: when any of the foregoing requires the receipt, delivery or distribution of goods with the potential frequency of once a day or greater, one berth, plus any additional berths as may be required by the Director of Community Development.
3. Off-street loading shall comply with the standards established by chapter 18.25 of this title.
M. Access.
1. Vehicular access.
a. The following conditional uses shall be located on streets with a classification of major thoroughfares or greater as designated by the general plan: general hospitals, churches, high schools.
b. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking. c. All ingress to and egress from public property shall be in a forward motion with the exception of single-family dwellings.
2. Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes. Driveways shall be considered pedestrian access.
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
N. Signing. All signage shall comply with chapter 18.26 of this title.
O. Laundry, clothes drying areas, and facilities. Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.
P. Solid waste storage, disposal facilities.
1. No open storage shall be allowed.
2. Unless specifically waived by the Director of Community Development, an area for the storage, collection, and loading of garbage, solid waste, refuse and recyclable materials shall be provided for each residential unit when two or more such units are located on the same lot or for each residential development where common trash collection facilities are provided. Such areas shall be conveniently located for users and collectors and of sufficient size to accommodate the volume of garbage, solid waste, refuse and recyclable materials generated by the development.
Such areas shall be protected from the weather and screened from public view in accordance with the Ceres Water Efficient Landscaping Guidelines and Standards.
Q. Recreational facilities.
1. For single-family dwellings, no requirements.
2. For condominium group and cluster dwellings, as required by the Planning Commission upon site plan approval.
R. Park-in-lieu fees. Park land dedication or in-lieu fees shall be required of all new residential uses, based on a per dwelling unit assessment. Park-in-lieu fees shall be calculated as established in chapter 13 of title 17.
(Ord. No. 2020-1059, § 1, 3-23-2020)
Title 18 - ZONING
CHAPTER 09 R-2, TWO-FAMILY RESIDENTIAL ZONE (LOW DENSITY) Ceres, California, Municipal Code Created: 2026-03-19 09:33:03 [EST] (Supp. No. 4)
CHAPTER 09 R-2, TWO-FAMILY RESIDENTIAL ZONE (LOW DENSITY)
18.09.010 Purpose and intent.
The R-2, two-family residential zone is intended to provide for the development of two unit attached housing consistent with the "low density residential" (up to seven dwelling units/acre) and "medium density residential" (7 to 12 dwelling units/acre) land use designations of the general plan, together with the schools, parks, open spaces and other public services required for a satisfactory family environment. The R-2 zone may be used as a buffer or transition between residential areas of different densities and housing types. The R-2 zone may also be used to provide a mix of attached and detached housing.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.09.020 Principal uses.
Buildings, structures, and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged in the R-2 zone only for the following uses, plus such other uses as the Planning Commission may deem to be similar and not more obnoxious or detrimental to the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.09.060.
A. Single-family dwellings.
B. Two-family dwellings, subject to site plan approval under subsection 18.09.060.I.
C. Group and cluster dwellings, condominiums, subject to site plan approval under subsection
18.09.060.I.
D. Mobile and manufactured homes. See definition under section 18.02.010 of this title. on permanent foundations that are certified under the National Mobile Home Construction and Safety Standards Act of 1974. Mobile homes permitted under this provision shall utilize roofing materials, roof overhang and siding materials customary to conventionally constructed single-family detached dwellings in the vicinity.
E. Churches on a minimum lot size of one acre and located on a major thoroughfare or primary collector as designated by the general plan.
F. Residential care facilityies, small. Subject to the provisions of section 18.28.130 of this title. licensed with the State of California. See definition under section 18.02.010 of this title.
G. Residential care facility, large. Subject to the provisions of section 18.28.130 of this title.
H. G. Transitional housing. See definition under section 18.02.010 of this title.
I. H. Supportive housing. See definition under section 18.02.010 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.09.030 Accessory uses.
The following uses shall be permitted as accessory to the principal uses in the R-2 zone:
A. Rooming and boarding, subject to the following provisions:
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
1. Not more than two persons per single-family dwelling unit.
2. Not more than one person per dwelling unit for two-family uses.
B. Private garages and off-street parking areas.
C. Private swimming pools, exclusively for the use of the residents and guests, subject to the following provisions:
1. There shall be a minimum of three-foot unobstructed clearance provided along at least 60 percent of the perimeter of all swimming pools constructed in order to provide adequate access to the pool for safety purposes. The three-foot unobstructed clearance area shall be measured from the edge of the water line along the perimeter of the pool to the property line. a. No more than 40 percent of the perimeter of the pool may contain architectural or landscaping features which encroach into the three-foot unobstructed clearance area required by this chapter.
2. In no case shall swimming pool accessory mechanical equipment be permitted within the required front or side yard setback area or within the five-foot side yard and rear yard setback areas, except when it is located at least ten feet from any adjacent dwelling, at which time said accessory mechanical equipment shall have no minimum setback requirement from side yard and rear yard property lines.
D. Signs, subject to the provisions of chapter 18.26.
E. Portable outdoor storage units, and shipping containers, subject to the provisions of section 18.28.110.
F. Other accessory uses and accessory buildings customarily appurtenant to a permitted use, as determined by the Director of Community Development.
G. Home occupations subject to the requirements of section 18.02.010, "home occupation." H. Subdivision tract sales offices, signs, flags and temporary construction/job site trailers, subject to provisions of chapter 18.80.
I. Kennels, subject to the provisions of section 18.28.080.
J. Cottage food operations, subject to the requirements as defined under section 18.02.010.
K. Second dwelling units, a Accessory dwelling units and junior accessory dwelling units subject to section
18.28.060.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.09.040 Conditional uses.
The following uses may be permitted in the R-2 zone subject to a conditional use permit.
A. Country clubs and related uses.
B. Horticulture.
C. Schools.
D. Public buildings, except for storage, corporation, repair yards.
E. Public utility substations.
F. Churches on a lot size of less than one acre.
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
G. State licensed general hospitals.
H. State licensed sanitariums.
I. State licensed child care facilities.
J. Public parks and playgrounds.
K. Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.
L. Aviaries, subject to the provisions contained in section 18.28.050 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.09.050 Prohibited uses.
The following uses are expressly prohibited in the R-2 zone:
A. Medium-high density multiple-family dwellings.
B. Commercial uses.
C. Industrial uses.
D. Self-supporting, monopole or guyed towers constructed for the purpose or supporting cellular equipment.
E. Overnight storage or parking of trucks with a gross vehicle weight of greater than five tons.
F. The keeping of any livestock.
G. Agricultural uses as defined in section 18.02.010 of this title.
H. Metal buildings except for accessory buildings used exclusively for storage. All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substance. Portable outdoor storage units and shipping containers shall comply with section 18.28.110.
I. Off-site advertising.
J. Fortunetelling and related activities as defined in chapter 5.12 of this Code.
K. Adult businesses as defined in chapter 5.15 of this Code.
L. Possession of animals not classified as household pets under title 8 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.09.060 Property development standards.
The following property development standards shall apply to all land and buildings in the R-2 zone, except for accessory dwelling units, which are subject only to the provisions of Chapter 18.28.060. Mobile and manufactured homes permitted in the R-2 zone shall be subject to all development standards to which a conventional, single-family residential dwelling on the same lot would be subject and shall utilize roofing materials, roof overhang and siding materials customary to conventionally constructed single-family, detached dwellings.
A. Lot area. For all new lots and proposed rezoning, the following provisions shall apply:
Created: 2026-03-19 09:33:03 [EST]
(Supp. No. 4)
1. For all single-family lots, the minimum lot area shall be 5,000 square feet. , the following provisions shall apply:
a. For interior lots, the minimum lot area shall be 6,200 square feet. b. For corner lots, the minimum lot area shall be 7,500 square feet. c. For uses requiring a conditional use permit, the minimum lot area shall be as specified by the Planning Commission.
2. For all other principal uses, the minimum lot area shall be 9,000 square feet.
3. For uses requiring a use permit, as specified by the Planning Commission.
B. Lot coverage. The maximum allowable lot coverage by structures shall be as follows:
1. Single-family lots, the maximum allowable lot coverage by structures for all uses shall be 40 percent. Additional ten percent allowable lot coverage is provided for accessory structures proposed on single-family lots when the dwelling footprint has reached the 40 percent maximum. The additional ten percent allowance shall be calculated based on multiplying ten percent by the size of the lot.
2. For all other interior lots, the maximum allowable lot coverage shall be 50 percent.
3. For all other corner lots, the maximum allowable lot coverage shall be 45 percent.
C. Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply; unless otherwise approved by the Planning Commission:
1. Width.
a. All interior lots shall have a minimum width of 60 feet. b. All corner lots shall have a minimum width of 75 feet. c. All cul-de-sac or curvilinear lots shall have a minimum width of 40 feet at the front line.
2. Depth. All lots shall have a minimum depth of 100 feet.
D. Setback requirements. The following setback requirements shall apply to all uses in the R-2 zone:
1. Front yard. Twenty feet minimum setback, except detached accessory structures shall have a 35- foot minimum front yard setback. No accessory structure/building shall be located within the front yard or exterior side yard area of a single-family lot.
2. Side yard.
a. Interior side yard. For lots having two interior side yard areas, one such interior side yard shall have a setback of at least 12 feet, and the other interior side yard setback shall be at least five feet. For lots having only one interior side yard, the setback shall be at least 12 feet. A garage space may be substituted for a portion of the required 12 feet such that a side yard setback of five feet is permitted adjacent to the garage space. Detached accessory structures located in the rear half of the lot shall have a minimum interior fivefoot side yard setback requirement, unless constructed with appropriate fire-resistive wall as required by the California Building Code. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code. b. Exterior side yard. Ten feet minimum.
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(Supp. No. 4)
c. New home designs (side yard). Development of new single-family homes shall be designed such that their attached or detached garages are positioned on the 12-foot side yard setback side.
3. Rear yard. Minimum 20 percent of lot depth, but not be required to exceed 25 feet maximum.
Detached accessory structures shall have a minimum rear yard setback requirement of five feet, unless constructed with appropriate fire-resistive walls as required by the California Building Code. A minimum setback of five feet shall be required for a garage that is accessed from an alley. In all cases a minimum clearance of eight feet shall be required between an accessory structure and the lowest overhead utility line located in an alley. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code.
E. Distance between buildings. The following provisions shall apply for distance between main buildings and accessory buildings on the same lot. Whenever two or more buildings of mixed height are adjacent to one another, the distance provisions pertaining to the highest of the buildings shall apply.
1. For buildings end to end, the minimum distance between buildings shall be ten feet for single story buildings, and 20 feet for two-story buildings.
2. For buildings rear to end or front to end with space for exit or entry purposes, the minimum distance between buildings shall be 15 feet for single story buildings, and 25 feet for two-story buildings.
3. For buildings front to rear with space for exit or entry purposes, the minimum distance between buildings shall be 20 feet for single story buildings, and 30 feet for two-story buildings.
4. For buildings front to front arranged about an interior court with a driveway to said interior court, the driveway being access to parking area or building, the minimum distance between buildings shall be 30 feet for single story buildings, and 40 feet for two-story buildings. However, if no driveway is provided, the minimum distance shall be 25 feet for single story buildings, and 35 feet for two-story buildings.
5. Distance between main buildings and accessory buildings shall comply with the Uniform Building Code.
F. Floor area ratio requirements.
1. For single-family interior lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.54:1.0.
2. For single-family corner lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.64:1.0.
3. All other interior lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.50:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.80:1.0.
4. All other corner lots:
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(Supp. No. 4)
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.45:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.72:1.0.
G. Building height requirements. No main building shall have a height greater than two stories or 25 feet; whichever is less as defined under section 18.02.010 of this title. No accessory building erected shall have a height greater than one story or 15 feet whichever is less. Permitted projections above this height include: ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flagpoles, chimneys, or similar structures, when approved by the Planning Commission, provided that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances. Any area of an R-2 zone that falls within an area designated as an Airport Overlay Zone shall comply with the height limitations prescribed by that Zone, if they are more restrictive.
H. Population density. For all residential uses, the density shall not exceed ten dwelling units/acre for those properties that are zoned R-2 and designated medium density residential (7 to 12 dwelling units/acre) in the general plan, or exceed seven (7) dwelling units/acre for those properties that are zoned R-2 and designated low density residential (up to seven dwelling units/acre) in the general plan.
I. Site plan approval. Before any two-family dwellings on a corner lot, group dwelling, condominium, or nonresidential building is erected on any lot, a site plan, floor plans of all buildings, elevations of all buildings, and a landscape plan shall be submitted to and approved by the Planning Commission pursuant to the provisions of this chapter.
J. Yards, landscaping, open space requirements.
1. Yards. The minimum individual yard requirements for all uses shall be the same as those listed in the setback requirements in subsection D of this section, with the exception of the following conditional uses: general hospitals, sanitariums, residential care facilities, maternity homes, elementary schools, high schools, and child care facilities. a. For sanitariums, residential care facilities, and maternity homes, minimum individual yards shall comply with the following:
(1) Front yard: 20 feet minimum.
(2) Side yard: 25 feet interior minimum; 25 feet exterior minimum. (3) Rear yard: 25 feet minimum.
b. For schools and child care facilities minimum individual yards shall comply with the following:
(1) Front yard: 40 feet minimum.
(2) Side yard: 30 feet interior minimum; 40 feet exterior minimum. (3) Rear yard: 30 feet minimum.
c. For general hospitals, minimum individual yards shall comply with the following:
(1) Front yard: 50 feet minimum.
(2) Side yard: 40 feet interior minimum; 50 feet exterior minimum. (3) Rear yard: 40 feet minimum.
d. The minimum rear yard requirements for all residential uses may be reduced by up to 50 percent if the minimum overall yard area requirement is met.
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(Supp. No. 4)
2. Landscaping.
a. For all single-family residential uses, live landscaping shall be provided in the front yard and exterior side yard setbacks. Front yard and exterior side yard areas of single-family homes shall be landscaped and maintained. Where a single-family residence exists on a lot, a minimum of 50 percent of the required front yard of said lot shall be maintained as landscape area and in which mow strips shall not be permitted and no more than 50 percent of the front yard area shall comprise of concrete, asphalt, or hardscape material such as decorative rock or brick, or paving stones. Said landscaped areas shall be equipped with an automatic irrigation system and seven-day timer and be maintained at all times.
The irrigation system shall comply with the Ceres Water Efficient Landscaping Guidelines and Standards.
b. All other uses shall provide landscaping which shall be maintained. All new development shall be consistent with the Ceres Water Efficient Landscape Guidelines and Standards and the State of California Model Water Efficiency Landscape Ordinance (MWELO) requirements.
3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.
K. Fences, hedges and walls. When any elementary school, high school, public building, public utility substation, church, general hospital, sanitarium, residential care facility, maternity home, child care facility, place of public assembly, or commercial use abuts an R-2 zone or R-1 zone, a six-foot high solid masonry wall shall be required. Under certain circumstances the Planning Commission may permit a landscaped and maintained fence. Residential units shall be subject to the provisions of chapter 18.27, Fences, Hedges, Walls Standards.
L. Off-street parking requirements.
1. For all single-family residential uses, two fully enclosed and covered off-street parking spaces per unit. Existing garages may be converted to additional living area subject to the approval of the Director of Community if at least two off-street parking spaces can be provided. The parking or storage of any vehicles within the front yard and exterior side yard landscape areas of a singlefamily residence is prohibited.
2. For all two-family residential uses, 1½ spaces per dwelling unit, one of which shall be covered.
3. For all schools, general hospitals, sanitariums, residential care facilities, nursery homes, public buildings, public utility substations and places of public assembly, the following off-street parking requirements shall apply:
a. Schools: one space for each employee and one space for every four students in grades nine through 12.
b. General hospitals, sanitariums, and charitable and religious institutions providing sleeping accommodations: 1¼ spaces for each licensed bed. Facilities of 100 beds and larger shall provide off-street parking as prescribed by the Director of Community Development. c. Residential care facilities: one space for every three licensed beds. c. d. Public buildings and grounds other than schools and administrative offices: one space for every two employees on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.
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(Supp. No. 4)
d. e. Public utility structures and installations: one space for every two employees on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.
e. f. Places of public assembly: one space for every five seats or one space for every 50 square feet of floor area usable for seating if seats are not fixed as determined by the Director of Community Development.
M. Off-street loading requirements.
1. For all residential uses: no requirements.
2. For all allowed country clubs, schools, public utility substations, public buildings, general hospitals, and churches: if the use requires the receipt, delivery, or distribution of goods with the potential frequency of once a day or greater: one berth, plus any additional berths as may be required by the Director of Community Development.
3. Off-street loading shall comply with the standards established by chapter 18.25 of this title.
N. Access.
1. Vehicular access.
a. The following conditional uses shall be located on streets with a classification of major thoroughfares or greater as designated by the general plan: general hospitals, churches, and high schools.
b. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking. c. All ingress to and egress from public property shall be in a forward motion with the exception of single-family and two-family dwellings.
2. Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes. Driveways shall be considered pedestrian access.
O. Signing. All signage shall comply with chapter 18.26 of this title.
P. Laundry, clothes drying areas, and facilities. Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.
Q. Solid waste storage, disposal facilities.
1. No open storage shall be permitted.
2. Unless specifically waived by the Director of Community Development, an area for the storage, collection, and loading of garbage, solid waste, refuse and recyclable materials shall be provided for each residential unit when two or more such units are located on the same lot or for each residential development where common trash collection facilities are provided. Such areas shall be conveniently located for users and collectors and of sufficient size to accommodate the volume of garbage, solid waste, refuse and recyclable materials generated by the development.
Such areas shall be protected from the weather and screened from public view in accordance with the Ceres Water Efficient Landscaping Guidelines and Standards.
R. Recreational facilities.
1. For single-family and two-family dwellings, no requirements.
2. For condominium group and cluster dwellings, as required by the Planning Commission upon site plan approval.
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(Supp. No. 4)
S. Park-in-lieu fees. Parkland dedication or in-lieu fees shall be required of all new residential uses, based on a per dwelling unit assessment. Park-in-lieu fees shall be calculated as established in chapter 13 of title 17.
(Ord. No. 2020-1059, § 1, 3-23-2020)
Title 18 - ZONING
CHAPTER 10 R-3, MEDIUM DENSITY MULTIPLE-FAMILY RESIDENTIAL ZONE Ceres, California, Municipal Code Created: 2025-07-14 16:06:58 [EST] (Supp. No. 3)
CHAPTER 10 R-3, MEDIUM DENSITY MULTIPLE-FAMILY RESIDENTIAL ZONE
18.10.010 Purpose and intent.
The R-3, medium density residential zone is intended to provide for the development of medium-high density housing consistent with the "medium density residential" (seven to 12 dwelling units/acre) land use designations of the general plan, together with the schools, parks, open spaces and other public services required for a satisfactory family environment.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.10.020 Principal uses.
Buildings, structures, and land shall be used, and buildings and structures shall be erected, structurally altered or enlarged in the R-3 zone only for the following uses, plus such other uses as the Planning Commission may deem to be similar and not more obnoxious or detrimental to the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.10.060 of this chapter:
A. Single family dwellings.
A. B. Two-family dwellings, subject to site plan approval under subsection 18.10.060.I.
B. C. Condominium, group and cluster dwellings. subject to site plan approval under subsection 18.10.060.I.
C. D. Medium density multiple-family dwellings, subject to site plan approval under subsection 18.10.060.I.
D. E. Mobile homes homes on permanent foundations that are certified under the National Mobile Home Construction and Safety Standards Act of 1974. Mobile homes permitted under this provision shall utilize roofing materials, roof overhang and siding materials customary to conventionally constructed single-family detached dwellings in the vicinity.
E. F. Churches on a minimum lot size of one acre and located on a major thoroughfare or primary collector as designated by the general plan.
F. G. Residential care facilityies, small. Subject to the provisions of section 18.28.130 of this title. licensed with the State of California.
G. Residential care facility, large. Subject to the provisions of section 18.28.130 of this title.
H. Transitional housing.
I. Supportive housing.
(Ord. No. 2020-1059, § 1, 3-23-2020)
18.10.030 Accessory uses.
The following uses shall be permitted as accessory to the principal uses in the R-3 zone:
A. Rooming and boarding:
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(Supp. No. 3)
1. Not more than two persons per single-family dwelling unit.
1. 2. Not more than one person per dwelling unit for two-family uses.
2. 3. Not more than one person per dwelling unit for medium-high density multiple-family uses.
B. Private garages and off-street parking areas.
C. Private swimming pools, exclusively for the use of the residents and guests, subject to the following provisions:
1. There shall be a minimum of three-foot unobstructed clearance provided along at least 60 percent of the perimeter of all swimming pools constructed in order to provide adequate access to the pool for safety purposes. The three-foot unobstructed clearance area shall be measured from the edge of the waterline along the perimeter of the pool to the property line. a. No more than 40 percent of the perimeter of the pool may contain architectural or landscaping features which encroach into the three-foot unobstructed clearance area required by this chapter.
2. In no case shall swimming pool accessory mechanical equipment be permitted within any required front or side yard setback area, or within the five-foot side yard and rear yard setback areas, except when it is located at least ten feet from any adjacent dwelling, at which time said accessory mechanical equipment shall have no minimum setback requirement from side yard and rear yard property lines.
D. Signs, subject to the provisions of chapter 18.26 of this title.
E. Overnight storage or parking of trucks with a gross vehicle weight of five tons or less.
F. Portable outdoor storage units, and shipping containers, subject to the provisions of section 18.28.110.
G. Other accessory uses and accessory buildings customarily appurtenant to a permitted use, as determined by the Director of Community Development.
H. Home occupations subject to the requirements of section 18.02.010 of this title.
I. Subdivision tract sales offices, signs, flags, and temporary construction/job site trailers, subject to provisions of chapter 18.80 of this title.
J. Kennels, subject to the provisions of section 18.28.080.
K. Cottage food operations, subject to the requirements as defined under section 18.02.010.
L. Accessory dwelling unit and junior accessory dwelling units subject to section 18.28.060 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.10.040 Conditional uses.
The following uses may be permitted in the R-3 zone subject to a conditional use permit:
A. Private clubs.
B. Horticulture.
C. Educational institutions.
D. Public buildings, except for storage, corporation, repair yards.
E. Public utility substations.
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(Supp. No. 3)
F. Churches on a lot size of less than one acre.
G. State licensed general hospitals.
H. State licensed Sanitariums.
I. State licensed child care facilities.
J. Public parks and playgrounds.
K. Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.
L. Aviaries, subject to the provisions contained in section 18.28.050 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.10.050 Prohibited uses.
The following uses are expressly prohibited in the R-3 zone:
A. High density multiple-family dwellings.
A. Single-family dwellings.
B. Commercial uses.
C. Industrial uses.
D. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.
E. Overnight storage or parking of trucks with a gross vehicle weight of greater than five tons.
F. The keeping of any livestock.
G. Agricultural uses, as defined in section 18.02.010 of this title.
H. Metal buildings except accessory buildings used exclusively for storage. All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substances. Portable outdoor storage units and shipping containers shall comply with section 18.28.110.
I. Off-site advertising.
J. Fortunetelling and related activities as defined in chapter 5.12 of this Code.
K. Adult businesses as defined in chapter 5.15 of this Code.
L. Possession of animals not classified as household pets under title 8 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)
18.10.060 Property development standards.
The following property development standards shall apply to all land and buildings in the R-3 zone, with the exception of accessory dwelling units which are subject only to the provisions of Chapter 18.28.060:
A. Lot area. For all new lots and proposed rezoning, the following provisions shall apply:
1. For all principal uses, the minimum lot area shall be 6,000 square feet.
2. For uses requiring a use permit, as specified by the Planning Commission.
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(Supp. No. 3)
B. Lot coverage. The minimum maximum allowable lot coverage by structures shall be 70 percent. as follows:
1. For single-family lots, see section 18.10.060 of this title.
2. For all other interior lots, 50 percent.
3. For all other corner lots, 45 percent.
C. Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply, unless otherwise approved by the Planning Commission:
1. Width.
a. All interior lots shall have a minimum width of 60 feet. b. All corner lots shall have a minimum width of 75 feet. c. All cul-de-sac or curvilinear lots shall have a minimum width of 40 feet at the front line.
2. Depth. All lots shall have a minimum depth of 100 feet.
D. Setback requirements. The following setback requirements shall apply to all uses in the R-3 zone:
1. Front yard. 15 feet maximum Twenty feet minimum, except detached accessory structures shall have a 35-foot minimum front yard setback. No accessory structure/building shall be located within the front yard area.
2. Side yard.
a. Interior side yard. For lots having two interior side yard areas, one such interior side yard shall have a setback of at least 12 feet, and the other interior side yard setback shall be at least five feet. For lots having only one interior side yard, the setback shall be at least 12 feet. A garage space may be substituted for a portion of the required 12 feet such that a side yard setback of five feet is permitted adjacent to a garage space. Detached accessory structures located in the rear half of the lot shall have a minimum interior five-foot side yard setback requirement, unless constructed with appropriate fire-resistive walls as required by the California Building Code. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code. b. Exterior side yard. 20 feet minimum.
c. New home designs (side yard). Development of new single-family homes shall be designed such that their attached or detached garages are positioned on the 12-foot side yard setback side.
3. Rear yard. Minimum 20 percent of lot depth, but not be required to exceed 25 feet maximum.
Detached accessory structures shall have a minimum rear yard setback requirement of five feet.
A minimum setback of five feet shall be required for a garage that is accessed from an alley. In all cases a minimum clearance of eight feet shall be required between an accessory structure and the lowest overhead utility line located in an alley. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code.
E. Distance between buildings. The following provisions shall apply for distance between main buildings and accessory buildings on the same lot. Whenever two or more buildings of mixed height are adjacent to one another, the distance provisions pertaining to the highest of the buildings shall apply.
1. For buildings end to end, the minimum distance between buildings shall be ten feet for single story buildings, 20 feet for two-story buildings.
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(Supp. No. 3)
2. For buildings rear to end or front to end with space for exit or entry purposes, the minimum distance between buildings shall be 15 feet for single story buildings, and 25 feet for two-story buildings.
3. For buildings front to rear with space for exit or entry purposes, the minimum distance between buildings shall be 20 feet for single story buildings, and 30 feet for two-story buildings.
4. For buildings front to front arranged about an interior court with a driveway to said interior court, the driveway being access to parking area or building, the minimum distance between buildings shall be 30 feet for single story buildings, and 40 feet for two-story buildings. However, if no driveway is provided, the minimum distance shall be 25 feet for single story buildings, and 35 feet for two-story buildings.
5. Distance between main buildings and accessory buildings shall comply with the California Building Code.
F. Floor area ratio requirements.
1. For single-family and two-family interior lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.70:1.0 0.40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.0:1.0 0.54:1.0.
2. For single-family and two-family corner lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.70:1.0 0.40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.10:1.0 0.64:1.0.
3. All other interior lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.70:1.0 0.50:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.0:1.0 0.80:1.0. c. For all 2½ story buildings, the maximum allowable FAR shall be 1.20:1.0 0.96:1.0.
4. All other corner lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.70:1.0 0.45:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.10:1.0 0.72:1.0. c. For all 2½ story buildings, the maximum allowable FAR shall be 1.40:1.0 0.86:1.0.
G. Building height requirement. No main building erected shall have a height greater than three stories or 40 feet, whichever is less, as defined under section 18.02.010 of this title. No accessory building erected shall have a height greater than one story or 15 feet, whichever is less. Permitted projections above this height include: ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flagpoles, chimneys, or similar structures, when approved by the Planning Commission; provided that the same may be safely erected and maintained at such height in view of surrounding conditions and circumstances. Any area that falls within the area designated as an airport overlay zone shall comply with the height limitations prescribed by the zone, if they are more restrictive.