Agenda packet — Ceres City Council, July 27, 2026 (part 3 of 4)

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H. Population density. For all residential uses, the permitted density shall be no less than 7 dwelling units/acre and shall not exceed 12 dwelling units/acre , the maximum density permitted for properties designated medium-high density residential (seven to 12 dwelling units/acre) in the general plan.

I. Site plan approval. Before any two-family dwellings on a corner lot, group dwelling, condominium, medium density multiple-family dwelling, and 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., subject to the findings in Section 18.04.170(E) of this title.

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, educational institutions, 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 educational institutions 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: 40 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 appropriately 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.

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a. 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. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

K. Fences, hedges and walls.

1. When any educational institution, child care facility, sanitarium, residential care facility, maternity home, general hospital, place of public assembly, public buildings, public utility substation or commercial use abuts a residential zone, a six-foot high solid masonry wall shall be required. When multiple-family development abuts a single-family development a six-foot high masonry wall shall be required. Under certain circumstances, the Planning Commission may permit a landscaped and maintained fence.

2. When any medium-high density multiple-family residential dwelling greater than five units abuts a single-family or two-family residential dwelling, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

2. 3. Residential units shall be subject to the provisions of chapter 18.27 of this title.

L. Off-street parking requirements.

The parking or storage of any vehicles within the front yard and exterior side yard landscape areas of a single-family residence is prohibited.

1. 2. For all other residential uses: 1½ spaces per unit, regardless of the number of bedrooms. for one-bedroom dwelling units, two spaces for two-bedroom dwelling units, 2½ spaces for any unit with three bedrooms or more, one of which shall be covered. Provided further that for multiplefamily residential projects devoted entirely to persons 55 years of age and older, off-street parking requirements shall be as approved by the Planning Commission through the site plan approval process, but in no case shall have less than one space per dwelling unit.

2. Affordable residential units: 0.5 spaces per unit, regardless of the number of bedrooms.

3. For all educational institutions, 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. Educational institutions: one space for each employee and one space for every four students in grades nine through 12 and one space for every two students above grade 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.

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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.

Off-street parking requirements are explained in chapter 18.25 of this title.

M. Off-street loading requirements.

1. For all residential uses, no requirements.

2. For all allowed private clubs, educational institutions, public utility substations, public buildings, general hospitals, and churches requiring 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 prescribed by the Community Development Director.

3. Off-street loading shall comply with the standards established by chapter 18.25 of this title.

N. Access.

1. Single-family. For all single-family uses, see subsection 18.08.060.M of this title.

1. 2. Two-family. For all two-family uses, see subsection 18.09.060.N of this title.

2. 3. Vehicular access.
a. All medium-high density multiple-family residential uses shall be located on streets with a classification of collector thoroughfares or greater as designated by the general plan. b. The following conditional uses shall be located on streets with a classification major thoroughfare or greater as designated by the general plan: general hospitals, churches, high schools.
c. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking. d. All ingress to and egress from public property shall be in a forward motion. e. Where nonconforming double frontage lots exist, a two-family dwelling may be developed with access from each public right-of-way and where such unit is developed with a two car enclosed garage, said two-family unit may back out onto the public right-of-way with a classification of secondary collector or lower.

3. 4. Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes. Driveways and sidewalks shall be considered pedestrian access.

O. Signing. All signage shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities.

1. Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.

2. For all medium-high density multiple-family residential dwellings, each lot shall provide clothes drying areas; either mechanical, solar, or both, which shall be sufficiently concealed from public view.

Q. Solid waste storage, disposal facilities.

1. For all uses, no open storage of solid waste allowed.

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2. For all medium density multiple-family residential dwellings: each dwelling unit shall have a minimum of 20 cubic feet of enclosed and concealed trash containers.

3. 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.

3. For medium-high density multiple-family residential dwellings, there shall be not less than 100 square feet of recreation area per dwelling unit, up to 25 percent of which may be provided indoors.

S. 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)

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Title 18 - ZONING
CHAPTER 11 R-4, MEDIUM-HIGH DENSITY MULTIPLE-FAMILY RESIDENTIAL ZONE Ceres, California, Municipal Code Created: 2025-07-14 16:06:58 [EST] (Supp. No. 3)

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CHAPTER 11 R-4, MEDIUM-HIGH DENSITY MULTIPLE-FAMILY RESIDENTIAL ZONE

18.11.010 Purpose and intent.

The R-4, high density residential zone is intended to provide for the development of high density housing consistent with the "medium high density residential" (12 to 20 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)

18.11.020 Principal uses.

Buildings, structures, and land shall be used, and buildings and structures shall be erected, structurally altered or enlarged in the R-4 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 18.11.060:

A. Single-family dwellings.

A. B. Two-family dwellings, subject to site plan approval under subsection 18.11.060.I.

B. C. Condominium, group and cluster dwellings, subject to site plan approval under subsection 18.11.060.I.

C. D. Medium density multiple-family dwellings, subject to site plan approval under subsection 18.11.060.I.

D. E. Medium-high density multiple-family dwellings, subject to site plan approval under subsection

18.11.060.I.

E. F. 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 conventional single-family detached homes in the vicinity.

F. G. Churches on a minimum lot size of one acre and located on a major thoroughfare or primary collector as designated by the general plan.

G. H. Residential care facility ies, small. Subject to the provisions of section 18.28.130 of this title. licensed with the State of California.

H. Residential care facility, large. Subject to the provisions of section 18.28.130 of this title.

H. Employee housing for no more than six workers.

I. Transitional housing.

J. Supportive housing.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.11.030 Accessory uses.

The following uses shall be permitted as accessory to the principal uses in the R-4 zone:

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A. Rooming and boarding:

1. Not more than two persons per single-family dwelling unit.

1. 2. Not more than one person per unit for two-family uses.

2. 3. Not more than one person per dwelling unit for medium 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 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 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 a property line.

D. Signs, subject to the provisions of chapter 18.26.

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.

I. Subdivision tract sales offices, signs, flags, and temporary construction or job site trailers, subject to provisions of chapter 18.38.

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 units and junior accessory dwelling units subject to section 18.28.060 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.11.040 Conditional uses.

The following uses may be permitted in the R-4 zone subject to a conditional use permit:

A. Private clubs.

B. Horticulture.

C. Educational institutions.

D. Public buildings, except for storage, corporation, repair yards.

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E. Public utility substations.

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. Mobile home parks, subject to the provisions in section 18.28.070 of this title.

L. Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.

M. Aviaries, subject to the provisions contained in section 18.28.050 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.11.050 Prohibited uses.

The following uses are expressly prohibited in the R-4 zone:

A. Single-family dwellings.

B. Commercial uses.

C. B. Industrial uses.

D. C. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.

E. D. Overnight storage or parking of trucks with a gross vehicle weight of greater than five tons.

F. E. The keeping of any livestock.

G. F. Agricultural uses, except accessory buildings used exclusively for storage.

H. G. Metal buildings, except accessory buildings used exclusively for storage.

I. H. 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.

J. I. Fortunetelling and related activities as defined in chapter 5.12 of this Code.

K. J. Adult businesses as defined in chapter 5.15 of this Code.

L. K. Possession of animals not classified as household pets under title 8 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.11.060 Property development standards.

The following property development standards shall apply to all land and buildings in the R-4 zone, with the exception of accessory dwelling units which are subject only to the provisions of Chapter 18.28.060, and unless otherwise specified in section 18.11.040 of this chapter:

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 5,300 square feet.

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2. For uses requiring a use permit, the minimum lot area shall be as specified by the use permit.

B. Lot coverage. The minimum maximum allowable lot coverage by structures shall be 70 percent. as follows:

1. For single-family and two-family lots, the maximum allowable lot coverage by structures for all uses shall be 40 percent. Additional allowable ten percent 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, 60 percent.

3. For all other corner lots, 54 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-4 zone:

1. Front yard. 15 feet maximum 20 feet minimum, except detached accessory structures shall have a 35-foot 354 foot minimum front yard setback. No accessory structure/building shall be located within the front 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 a third 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 fire appropriate fire-resistive walls pursuant to 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.

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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 singlestory buildings, 20 feet for two-story buildings, and 30 feet for three-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, and 35 feet for three-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, 30 feet for two-story buildings, and 40 feet for three-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, 40 feet for two-story buildings, and 50 feet for three-story buildings. However, if no driveway is provided, the minimum distance shall be 25 feet for single-story buildings, 35 feet for two-story buildings, and 45 feet for three-story buildings.

5. Distance between main buildings and accessory buildings shall comply with the California Building Code.

F. Floor area ratio requirements.

1. For all single-family lots:
a. For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 40:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 0.64:1.0. c. For all three-story buildings, the maximum allowable FAR shall be 0.96:1.0.

1. 2. For all 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 0.50:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.0:1.0 0.80:1.0. c. For all three-story buildings, the maximum allowable FAR shall be 1.35:1.0 1.20:1.0.

2. 3. For all 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 0.45:1.0.
b. For two-story buildings, the maximum allowable FAR shall be 1.10:1.0 0.72:1.0. c. For all three-story buildings, the maximum allowable FAR shall be 1.45:1.0 1.08:1.0.

3. 4. For 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 0.60:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.10:1.0 0.95:1.0. c. For all three-story buildings, the maximum allowable FAR shall be 1.30:1.0 1.94:1.0.

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4. 5. For 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 0.54:1.0.
b. For all two-story buildings, the maximum allowable FAR shall be 1.10:1.0 0.86:1.0. c. For all three-story buildings, the maximum allowable FAR shall be 1.50:1.0 1.30:1.0.

G. Building height requirements. No main building or accessory building erected shall have a height greater than three stories or forty feet thirty-five feet, whichever is less. The Planning Commission may permit projections above this height include: ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flagpoles, chimneys, television antennas or wireless masts, or similar structures; 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 that zone, if they are more restrictive.

H. Population density. For all residential uses, the permitted density shall be no less than 12 dwelling units/acre and shall not exceed 20 dwelling units/acre, for properties designated medium high density residential in the general plan.

I. Site plan approval. Before any two-family dwellings on a corner lot, group dwelling, condominium, medium density multiple-family dwelling, medium-high density multiple-family dwelling, high density multiple-family dwelling 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., subject to the findings in Section

18.04.170(E) of this title.

J. Yards, landscaping, open space requirements.

1. 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, educational institutions, 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 educational institutions 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: 40 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.

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d. The minimum rear yard requirements for all residential uses may be reduced by up to 50 percent if the minimum overall yard area 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.
a. 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. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

K. Fences, hedges and walls.

1. When an educational institution, child care facility, sanitarium, residential care facility, maternity home, general hospital, place of public assembly, public building, public utility substation, or commercial use abuts a residential zone a six-foot high solid masonry wall shall be required.

When multiple-family development abuts a single-family development, a six-foot high solid masonry wall shall be required. Under certain circumstances, the Planning Commission may permit a landscaped and maintained fence.

2. When any medium or medium high density multiple-family residential dwelling greater than five units abuts a single-family or two-family residential dwelling, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

2. 3. 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 Community Development Director 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. Affordable residential units: 0.5 spaces per unit, regardless of the number of bedrooms.

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3. For all educational institutions, general hospitals, sanitariums, residential care facilities, public utility substations, and places of public assembly, the following off-street parking requirements shall apply:
a. Educational institutions: One space for each employee and one space for every four students in grades nine through 12 and one space for every two students above grade 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.

4. All uses must comply with the off-street parking standards provided in chapter 18.25.

M. Off-street loading requirements.

1. For all residential uses, no requirements.

2. For all allowed private clubs, educational institutions, public utility substations, public buildings, general hospitals and churches requiring 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 prescribed 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. Single-family. For all single-family uses, see subsection 18.08.060.M of this title.

1. 2. Two-family. For all two-family uses, see subsection 18.09.060.N of this title.

2. 3. Vehicular access.
a. All medium-high density multiple-family residential uses shall be located on streets with a classification of collector thoroughfares or greater as designated by the general plan. b. The following conditional uses shall be located on major thoroughfares as designated by the general plan: general hospitals and educational institutions, except for elementary schools.
c. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on property requiring off-street parking.
d. All ingress to and egress from public property shall be in a forward motion. e. Where nonconforming double frontage lots exist, a two-family dwelling may be developed with access from each public right-of-way and where such unit is developed with a two car

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enclosed garage, said two-family unit may back out onto the public right-of-way with a classification of secondary collector or lower.

3. 4. Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes, driveways and sidewalks shall be considered pedestrian access.

O. Signing. All signage shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities.

1. Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.

2. For all high density multiple-family residential dwellings, each lot shall provide clothes drying areas; either mechanical, solar, or both, which shall be sufficiently concealed from public view.

Q. Solid waste storage, disposal facilities.

1. No open storage of solid waste shall be allowed.

2. For all high density multiple-family residential dwellings; each dwelling unit shall have a minimum of 20 cubic feet of enclosed and concealed trash containers or the ability to access an appropriately sized trash enclosure.

3. 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, 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.

3. For medium and medium-high density multiple-family residential dwellings, there shall be not less than 100 square feet of recreation area per dwelling unit, up to 25 percent of which may be provided indoors.

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Title 18 - ZONING
CHAPTER 12 R-5, HIGH DENSITY MULTIPLE-FAMILY RESIDENTIAL ZONE Ceres, California, Municipal Code Created: 2025-07-14 16:06:59 [EST] (Supp. No. 3)

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CHAPTER 12 R-5, HIGH DENSITY MULTIPLE-FAMILY RESIDENTIAL ZONE

18.12.010 Purpose and intent.

The R-5, high density residential zone is intended to provide for the development of high density housing consistent with the "high density residential" (20 to 30 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)

18.12.020 Principal uses.

Buildings, structures, and land shall be used, and buildings and structures shall be erected, structurally altered or enlarged in the R-5 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 18.12.060:

A. Single-family dwellings.

A. B. Two-family dwellings, subject to site plan approval under subsection 18.12.060.I.

B. C. Condominium, group and cluster dwellings, subject to site plan approval under subsection 18.12.060.I.

C. D. Medium density multiple-family dwellings, subject to site plan approval under subsection 18.12.060.I.

D. E. Medium-high density multiple-family dwellings, subject to site plan approval under subsection

18.12.060.I.

F. 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 conventional single-family detached homes in the vicinity.

E. G. 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. H. Residential care facility ies, 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.

I. Employee housing for no more than six workers.

H. J. Transitional housing. See definition under section 18.02.010 of this title.

I. K. Supportive housing. See definition under section 18.02.010 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.12.030 Accessory uses.

The following uses shall be permitted as accessory to the principal uses in the R-5 zone:

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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:

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 adjacent dwelling, at which time said accessory mechanical equipment shall have no minimum setback requirement from a property line.

C. Signs, subject to the provisions of chapter 18.26.

D. Overnight storage or parking of trucks with a gross vehicle weight of five tons or less.

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.

H. Subdivision tract sales offices, signs, flags, and temporary construction or job site trailers, subject to provisions of chapter 18.38.

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 of this title.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.12.040 Conditional uses.

The following uses may be permitted in the R-5 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.

F. Churches on a lot size of less than one acre.

G. State licensed general hospitals.

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H. State licensed sanitariums.

I. State licensed child care facilities.

J. Public parks and playgrounds.

K. Mobile home parks, subject to the provisions in section 18.48.090 of this title.

L. Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.

M. Aviaries, subject to the provisions contained in section 18.28.050 of this title. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.12.050 Prohibited uses.

The following uses are expressly prohibited in the R-4 zone:

A. Single-family dwellings.

B. Commercial uses.

C. B. Industrial uses.

D. C. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.

E. D. Overnight storage or parking of trucks with a gross vehicle weight of greater than five tons.

F. E. The keeping of any livestock.

G. F. Agricultural uses, except accessory buildings used exclusively for storage.

H. G. Metal buildings, except accessory buildings used exclusively for storage. Portable outdoor storage units and shipping containers shall comply with section 18.28.110.

I. H. All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substance.

J. I. Fortunetelling and related activities as defined in chapter 5.12 of this Code.

K. J. Adult businesses as defined in chapter 5.15 of this Code.

L. K. Possession of animals not classified as household pets under title 8 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.12.060 Property development standards.

The following property development standards shall apply to all land and buildings in the R-5 zone, with the exception of accessory dwelling units which are subject only to the provisions of Chapter 18.28.060, and unless otherwise specified in section 18.18.080 of this chapter:

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 5,300 square feet.

2. For uses requiring a use permit, the minimum lot area shall be as specified by the use permit.

B. Lot coverage. The minimum maximum allowable lot coverage by structures shall be 70 percent. as follows:

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1. For single-family and two-family lots, the maximum allowable lot coverage by structures for all uses shall be 40 percent. Additional allowable lot coverage is provided for accessory structures proposed on single-family lots when the dwelling footprint has reached the 40 percent maximum.

2. For all other interior lots, 60 percent.

3. For all other corner lots, 54 percent.

C. Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply, unless otherwise approved by the Planning Commission:

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-5 zone:

1. Front yard. 15 feet maximum 20 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 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 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 fivefoot side yard setback requirement. 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.

1. For buildings end to end, the minimum distance between buildings shall be ten feet for singlestory buildings, 20 feet for two-story buildings, and 30 feet for three-story buildings.

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5. Distance between main buildings and accessory buildings shall comply with the California Building Code.

F. Floor area ratio requirements.

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G. Building height requirements. No main building or accessory building erected shall have a height greater than three stories or 40 feet, whichever is less. The Planning Commission may Permit projections above this height include ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flagpoles, chimneys, television antennas or wireless masts, or similar structures; 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 that zone, if they are more restrictive.

H. Population density. For all residential uses, the permitted density shall be no less than 20 dwelling units/acre and shall not exceed 30 dwelling units/acre, for properties designated high density residential in the general plan.

18.04.170(E) of this title.

J. Yards, landscaping, open space requirements.

1. The minimum individual yard requirements for all uses shall be the same as those listed in the setback requirements in subsection D, with the exception of the following conditional uses:
general hospitals, sanitariums, residential care facilities, maternity homes, educational institutions, 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 educational institutions 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: 40 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 is met.

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shall be appropriately 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.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

K. Fences, hedges and walls.

2. 3. Residential units shall be subject to the provisions of chapter 18.27, Fences, Hedges, Walls Standards.

L. Off-street parking requirements.

2. Affordable residential units: 0.5 spaces per unit, regardless of the number of bedrooms.

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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.

4. All uses must comply with the off-street parking standards provided in chapter 18.25.

M. Off-street loading requirements.

1. For all residential uses, no requirements.

3. Off-street loading shall comply with the standards established by chapter 18.25 of this title.

N. Access.

1. Single-family. For all single-family uses, see subsection 18.08.060.M of this title.

1. 2. Two-family. For all two-family uses, see subsection 18.09.060.N of this title.

2. 3. Vehicular access.
a. All high density multiple-family residential uses shall be located on streets with a classification of collector thoroughfares or greater as designated by the general plan. b. The following conditional uses shall be located on major thoroughfares as designated by the general plan: general hospitals and educational institutions, not including elementary schools.
c. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on property requiring off-street parking.
d. All ingress to and egress from public property shall be in a forward motion. e. Where nonconforming double frontage lots exist, a two-family dwelling may be developed with access from each public right-of-way and where such unit is developed with a two car enclosed garage, said two-family unit may back out onto the public right-of-way with a classification of secondary collector or lower.

3. 4. Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes, driveways and sidewalks shall be considered pedestrian access.

O. Signing. All signage shall comply with chapter 18.26 of this title.

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P. Laundry, clothes drying areas, facilities.

1. Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.

2. For all high density multiple-family residential dwellings, each lot shall provide clothes drying areas; either mechanical, solar, or both, which shall be sufficiently concealed from public view.

Q. Solid waste storage, disposal facilities.

1. No open storage of solid waste shall be allowed.

3. 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, 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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Title 18 - ZONING
CHAPTER 13 P-C, PLANNED COMMUNITY ZONE
Ceres, California, Municipal Code Created: 2026-03-19 09:33:03 [EST] (Supp. No. 4)

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CHAPTER 13 P-C, PLANNED COMMUNITY ZONE

18.13.010 Purpose and intent.

The purpose of this district is to establish a needed level of preplanning for the development or redevelopment of land and to encourage innovative design solutions while retaining positive land use relationships and compatibility of uses. Specifically, this chapter seeks to facilitate the variation of standards of the Zoning Code under proper planning, to achieve, where appropriate, unique and innovative community design whenever it can be demonstrated that such variation will result in an environment superior to that possible under the normal application of standards.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.13.020 General provisions.

The following general provisions shall apply to all P-C zones:

A. A P-C zone may be established only on a parcel or parcels of at least one acre.

B. P-C zones shall comply with the general plan.

C. Development of a P-C zone may proceed by phases. Such phases shall be reasonable and logical in size, shape, and function, and in relationship to other development units within the Zone.

D. All land in a proposed P-C zone shall be held in one ownership, under unified control, or have the written consent or agreement of all owners of property proposed for inclusion in the development.

E. Fortunetelling and related activities as defined in chapter 5.12 of this Code shall not be permitted in any P-C zone.

F. The City may initiate a P-C zone where, in the opinion of the City, the establishment of such Zone is in the best interest of the City.

G. The Director of Community Development may authorize the review of the master plan and development plan simultaneously.

H. Adult businesses as defined in chapter 5.15 of this Code shall be permitted in any P-C zone, where M-1 or M-2 uses are approved or contemplated by the general plan.

I. Aviaries shall be permitted in any P-C zone, subject to the provisions of section 18.28.050.

J. Accessory dwelling units and junior accessory dwelling units shall be permitted in any P-C zone, subject to the provisions of section 18.28.060.

K. Mobile home/manufactured home parks shall be permitted in any P-C zone, subject to the development standards of section 18.28.070.

L. Residential care facility, small. Subject to the provisions of section 18.28.130.

M. Residential care facility, large. Subject to the provisions of section 18.28.130.

N. Supportive housing shall be permitted by right in any P-C zone, subject to the provisions in section

18.28.121.

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O. Emergency shelters in any P-C zone with a Service Commercial land use designation shall be permitted by right, subject only to the provisions in section 18.28.100.

P. Low Barrier Navigation Center. Subject to the provisions of section 18.28.160.

Q. Single Room Occupancy unit. Subject to the provisions of section 18.28.150. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.13.030 Master plan.

An application for a planned community zone shall be accompanied by a master plan (maps and explanatory text) for the entire area and such other material as specified by this chapter. A master plan need not be prepared when the City initiates the rezoning.

A. Requirements. The project master plan shall, when required, set forth the following:

1. Location and boundaries for the area proposed for the planned unit development.

2. Present an approximate proposed topography of the area including natural features that are to be retained (i.e., stands of trees, rock outcroppings, streams, etc.).

3. Proposed uses of all land including, but not limited to, residential, commercial and professional centers, public buildings, school sites, recreational facilities, and all common open spaces.

4. Proposed densities of all areas indicated for residential development.

5. Proposed property development standards as applicable in section 18.13.050 of this chapter. All mobile/manufactured home parks shall also comply with the property development standards of section 18.28.070 of this title.

6. The location and width of all public and private streets.

7. General site data, including acreage in total development, total acreage in each density classification, school sites, and total acreage devoted to common open space.

B. Application procedure.

1. The property owner of record, or his authorized agent, may submit an application and master plan for planned community zoning to the Planning Commission. The Planning Commission shall hold a public hearing on such project master plan and may approve or conditionally approve the project master plan if it finds the criteria set forth in this chapter have been satisfied. a. The City may initiate a rezoning to P-C in accordance with the procedures as set forth in this Code.

2. The Planning Commission shall hold a public hearing on a project master plan and may approve or conditionally approve the project master plan if it finds the criteria set forth in this chapter have been satisfied. In approving, conditionally approving, or denying the project master plan, the Planning Commission shall make the findings required by Section 18.04.170(E) of this Code.

The Planning Commission may deny the application if it finds that any of the required criteria have not been satisfied or that the project master plan would be detrimental to the public peace, health, safety, or welfare.

3. The decision and findings of the Planning Commission shall be forwarded along with the project master plan to the City Council. The City Council shall hold a public hearing and either approve, conditionally approve, or deny the project master plan. The decision of the City Council shall be final.

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4. Public hearing procedures shall be governed by the procedures outlined in chapter 18.32 of this title.

5. An application for a planned community zone shall be accompanied by a filing fee as established by resolution from time to time by the City Council.

6. An adopted master plan may be modified upon approval by the Community Development Director. Such modification shall be approved only when the Community Development Director deems the modification to be minor in nature.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.13.040 Development plan.

After the establishment of a P-C zone by the acceptance of a master plan a development plan which is in conformance with the approved project master plan shall be filed with the Planning Commission. A master plan need not be on file when the City initiates the rezoning to Planned Community, and instead, a development plan shall be judged upon its merits in accordance with the intent of the Planned Community Zoning.

A development plan may cover all or a portion of the area included in the P-C zone. No building permit shall be issued for any new building or structure unless a development plan has been approved pursuant to this title.

Residential remodels, additions, and accessory structures and similar modifications are not subject to a development approval or conditional use permit. An approved development plan may be modified upon approval by the Director of Community Development. Such modification shall be approved only when, in the opinion of the Director of Community Development, such modification is deemed minor in nature. The development plan shall be subject to a conditional use permit in the P-C zone. In approving, conditionally approving, or denying a development plan, the Planning Commission shall make the findings required by Section 18.04.170(E) of this Code.

A. The development plan shall set forth the following and shall be presented in the form as may be required by the Director of Community Development.

1. The exact boundaries and legal description of the property to be developed.

2. All proposed improvements that are to be constructed on the land and their precise locations including (but not limited to) all residential and nonresidential structures, recreational facilities and typical plans showing walls, fences, trash areas, streets, and walk areas.

3. Common open space showing size, grades and function upon completion where appropriate.

4. The location and dimension of all off-street parking facilities, public and private.

5. Location and size of all public and quasi-public sites if applicable.

6. A tabulation of the percentage of total building coverage of the development.

7. A tabulation of densities within each project area or sector.

8. Building elevations of typical architectural styles to be constructed.

9. A schematic landscaping plan indicating the type and size of plant material to be used, and method of providing permanent maintenance to all planted areas and open space.

10. Floor plans of typical dwelling units, the unit size in square feet and the amount and private open space in square feet.

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11. If applicable, a subdivision map showing land divisions. The tentative and final subdivision map shall comply with the State Subdivision Map Act and title 17 of this Code with the following exceptions:
a. All lots less than 20 acres may not be required to front on a publicly maintained right-ofway. b. Design requirements.
c. Unless an earlier expiration date is specified in the permit, any permit issued in conjunction with a tentative subdivision map shall expire no sooner than the approved tentative map, or any extension thereof.

12. A proposed construction schedule from ground breaking to occupancy.

B. The following design guidelines are established for all P-C zones:

1. The overall plan shall achieve and integrate land and building relationship.

2. Private and public open spaces, pedestrian and vehicular circulation facilities, parking facilities and other pertinent amenities when proposed by the applicant or required by the City shall be an integral part of the landscape and particular attention shall be given to the retention of natural landscape features of the site. When the design consists of single-family dwellings with private open space, such private open spaces fronting public or private roads shall be landscaped.

3. The layout of structures and other facilities shall affect a conservation in street and utility improvements.

4. Recreational areas proposed by the applicant or required by the City shall be generally dispersed throughout the development and shall be easily accessible from all structural units.

5. Architectural unity, as well as the establishment of varying architectural styles and environmental harmony within the development and within the surrounding properties, shall be attained.

6. Fencing and screening shall be incorporated in the design, when proposed by the applicant or required by the City.

C. Accessory structures in residentially designated parcels shall be subject to provisions defined in

18.02.010 and listed in section 18.28.060.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.13.050 Property development standards.

The following property development standards shall apply to all land and buildings in the P-C zone, with the exception of mobile/manufactured home parks which are subject to the provisions of Section 18.28.070, emergency shelters which are subject to the provisions of Section 18.28.100, and accessory dwelling units which are subject to the provisions of Section 18.28.060.

A. Lot areas. No requirements for individual dwelling units, however, the total lot area of the P-C district shall not be less than one acre.

B. Lot coverage. In the area covered by the development plan, exclusive of all rights-of-way, the maximum lot coverage shall be as approved by the Planning Commission or City Council as established by the general plan, except for residentially designated parcels which shall comply with the following lot coverage standards:

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1. Single-family units. The maximum allowable lot coverage by structures for all uses shall be 40 percent.

2. Two-family units.
a. For interior lots, 50 percent;
b. For corner lots, 45 percent.

3. Medium density multiple-family units.
a. For interior lots, 50 percent;
b. For corner lots, 45 percent.

4. Medium high density multiple-family units.
a. For interior lots, 60 percent;
b. For corner lots, 54 percent.

C. Lot dimensions. All lot dimensions shall be as approved by the Planning Commission.

D. Setback requirements. All setback requirements in the P-C zone shall be as approved by the Planning Commission, excluding requirements for accessory structures, minor alterations and additions, which shall comply with the following requirements:

1. Single-family units. The setback requirements are listed in subsection 18.08.060.D.

2. Two-family units. The setback requirements are as listed in subsection 18.09.060.D.

3. Medium density multiple-family: The setback requirements are as listed in subsection

18.10.060.D.

4. Medium high density multiple-family units: The setback requirements are as listed in subsection

18.11.060.D.

E. Distance between buildings. No requirements, except that all buildings shall be shaped, designed, and organized to allow adequate access of persons, light, and air as approved by the Planning Commission or City Council.

F. Floor area ratio requirements. As approved by the Planning Commission.

G. Building height requirements. As approved by the Planning Commission, except any area that falls within the area designated as an airport overlay zone shall comply with the height limitations prescribed by that zone, if they are more restrictive than those prescribed by the master plan.

H. Population density. The population density for all residential uses shall not exceed the density as established by the general plan.

I. Site plan approval. No application is required; however, approval shall be accomplished through approval of the conditional use permit required for the development plan. The Planning Commission shall have the approval authority of the architectural style and design of development within the P-C zoning district. Unless otherwise approved, single-family development shall provide a minimum of 6:12 pitch for roof systems.

J. Yards, landscaping, open space requirements.

1. Yards. All front, side, and rear yards shall be shown on the development plan and approved by the Planning Commission depending on the placement and type of structures.

2. Landscaping.

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a. All open spaces shall be landscaped.
b. A landscaping plan, including a permanent underground irrigation system which also shows finished grades for the entire project, shall be as approved Director of Community Development prior to the issuance of a building permit. All landscaped areas shall be maintained. 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. 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. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment. c. All private yards and open space facing or adjacent to a public or private roadway shall be landscaped and an underground irrigation system shall be installed prior to occupancy of the units. Such landscape plan and irrigation system are subject to approval by Director of Community Development and shall comply with the Ceres Water Efficient Landscaping Guidelines and Standards.

3. Open space requirements.
a. Private open space.
(1) For all ground-level dwelling units, a minimum of 400 square feet of private open space per unit shall be provided.
b. Common open space, where proposed by the applicant or required by the City, the minimum common open space requirements shall be as follows:
(1) Single-family units: 35 percent of the gross designated single-family area. (2) Two-family units: 30 percent of the gross designated two-family area. (3) Medium density multiple-family units: 25 percent of the gross designated medium density multiple-family area.
(4) Medium-high density multiple-family units: 25 percent of the gross designated medium-high density multiple-family area.

K. Fences, hedges and walls. The type, size, and location of all fences, hedges, and walls shall be as shown on the approved development plan.

L. Off-street parking requirements. Off-street parking for all uses shall be the same as the requirements specified for the same or similar uses in other sections of this title, as determined by the Director of Community Development, and comply with the standards established in chapter 18.25. The parking or storage of any vehicles within the front yard exterior side yard landscape areas of a single-family residence is prohibited.

M. Off-street loading requirements. Off-street loading for all uses shall be the same as the requirements specified for the same or similar uses, as determined by the Director of Community Development.

N. Access.

1. Vehicular access.
a. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on property requiring off-street parking.

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b. All ingress to and egress from public property shall be in a forward motion, except for single- and two-family residences abutting on local streets.

2. Pedestrian access. There shall be pedestrian access from a private or dedicated street to property used for residential purposes. A driveway shall be considered pedestrian access.

O. Signing. All signage shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities. For all residential uses, each lot shall have adequate clothes drying facilities, as determined by the Planning Commission, which shall not be visible from adjacent, adjoining or public property.

Q. Solid waste storage, disposal facilities.

1. For all uses, no open storage of solid waste allowed.

2. For all residential uses, each dwelling unit shall have a minimum of 12 cubic feet of enclosed and concealed trash containers.

3. For all other uses, solid waste and disposal facilities shall be provided as determined by the Planning Commission, and sufficiently concealed from public view.

R. Recreational Facilities. Recreational facilities shall be as approved by the Planning Commission.

S. Park-in-lieu fees. Park land dedication or in-lieu fees shall be required of all new residential uses in the P-C zone, subject to credit for open space provided.

T. Recreational vehicles and trailers. Parking or storage of recreational vehicles, motor homes, or other similar recreational equipment and trailers with the front yard area of interior lots and the front and exterior side yards of corner lots including driveways of said lots shall be prohibited. The placement of recreational equipment when stored within the side yard and rear yard area shall be screened from public view.

U. Recreational storage area. The Planned Community development shall provide for an area, as approved by the Planning Commission sufficient in size to provide for the storage of recreational vehicles, mobile homes, or other similar recreational vehicles and trailers. Storage of such equipment and vehicles shall be used exclusively for said residents. (Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 15 C-1, NEIGHBORHOOD COMMERCIAL ZONE
Ceres, California, Municipal Code Created: 2026-03-19 09:33:03 [EST] (Supp. No. 4)

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CHAPTER 15 C-1, NEIGHBORHOOD COMMERCIAL ZONE

18.15.010 Purpose and intent.

The C-1, neighborhood commercial zone is intended to be a very limited commercial area to serve the needs of the immediate neighborhood for convenience goods only. The stores in this zone are intended to fit into the residential pattern of surrounding neighborhoods without creating either architectural or traffic conflicts. This zone is not intended to expand into larger-scale shopping centers. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.15.020 Principal uses.

Buildings, structures, and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged in the C-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 the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.15.060 of this chapter. All uses and storage shall be conducted within a totally enclosed building with the exception of public utility substations, nursery stock, and incidental goods or other outdoor displays of goods typically used outdoors (i.e., lawnmowers, play structures, or vehicles, etc.) specifically permitted by the Director of Community Development, as long as the outdoor display is not within the public right-of-way, does not block pedestrian, handicap, or vehicular access, or occupy required parking spaces. Principal uses in the C-1 zone shall include:

A. General. Those convenience-oriented uses in the A-P zone that clearly follow the intent and purpose of the C-1 zone including, but not limited to:

1. Banks, savings and loan institutions.

2. Libraries.

3. Pharmacies.

B. Retail stores.

1. Art galleries.

2. Art supplies.

3. Bakery sales.

4. Delicatessens, provided no on-sale consumption of alcoholic beverages shall be permitted.

5. Drive-in dairies.

6. Florists.

7. Food stores, including dressed poultry or rabbits, eggs, bakeries, and ice cream confectioneries.

All produce must be sold on the premises, and there shall be no slaughtering or dressing of poultry on-premises.

8. Gift shops.

9. Grocery, fruit, and vegetable stores.

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10. Hardware stores.

11. Hobby shops.

12. Jewelry stores.

13. Meat or fish markets.

14. Paint supply stores.

15. Photographic supply stores.

16. Plant nurseries.

17. Restaurants, tea rooms, cafes, provided no dancing or on-sale consumption of alcoholic beverages shall be permitted.

18. Variety stores.

19. Bicycle shops.

20. Confectionery shops.

21. Cosmetic shops.

22. Craft shops.

23. Garden supply and related masonry and patio furniture stores.

24. Health food stores.

25. Ice cream parlors.

26. Flooring stores.

27. Maternity shops.

28. Novelty shops.

29. Piano sales and service stores.

30. Redemption centers.

31. Stationery stores.

32. Toy stores.

33. Wallpaper materials and supply stores.

34. Yarn shops.

C. Service.

1. Appliance, radio-television store and repair shops.

2. Barbershop or beauty shops.

3. Bill paying offices.

4. Child care facilities.

5. Dry cleaning or laundry agencies.

6. Laundromats.

7. Libraries.

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8. Post offices.

9. Public utility customer service offices.

10. Tailors.

11. Taxicab offices.

12. Food catering services.

13. Gunsmiths.

14. Landscape services.

15. Printing and copying services.

16. Picture framing services.

D. Miscellaneous.

1. Botanical gardens.

2. Commercial horticulture establishments.

3. Public buildings.

4. Public utility substations.

5. 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. Supportive housing, subject to the provisions of section 18.28.140 of this title.

F. Low Barrier Navigation Center. Subject to the provisions of section 18.28.160 of this title.

G. Others. Other uses which the Director of Community Development or the Planning Commission may deem to be similar in character and purpose to those enumerated above. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.15.030 Accessory uses.

The following uses may be permitted as accessory to the principal uses in the C-1 zone:

A. Residential uses clearly secondary and incidental to the principal use, excluding supportive housing, which is regulated as a principal use in accordance with section 18.28.140 of this title, and low barrier navigation centers, which are regulated as a principal use in accordance with section

18.28.160 of this title.

B. Signs in accordance with chapter 18.26 of this title.

C. Minor enclosed storage structures for goods sold at retail.

D. Public and private off-street parking facilities as specified in subsection 18.15.060.L of this chapter.

E. Off-street loading facilities as specified in subsection 18.15.060.M of this chapter.

F. The operation of six or less coin-operated amusement devices.

G. Recycling center consisting of an area less than 500 square feet, subject to site plan approval. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.15.040 Conditional uses.

The following uses may be permitted in the C-1 zone subject to a conditional use permit as provided in chapter 18.30 of this title:

A. Drive-in restaurants.

B. State licensed general hospitals.

C. Liquor stores, with sales for off-premises consumption only. On-premises alcohol consumption may be permitted within the C-1 zone subject to the following provisions:

1. On-premises alcohol consumption shall be operated only in conjunction with a bona fide "public eating place" as defined in the State Business and Professions Code.

2. On-premises alcohol consumption shall be permitted only within neighborhood commercial shopping centers located along major thoroughfares as identified in the City General Plan.

3. On-premises alcohol consumption shall be restricted to one establishment per neighborhood commercial shopping center.

D. Churches on a lot size of less than one acre.

E. Music, musical instruments, and record stores.

F. Music studios.

G. Dance studios.

H. Mortuaries.

I. Automobile service stations subject to the requirements of section 18.28.090 of this title.

J. Fortunetelling and related activities as defined in chapter 5.12 of this Code, provided that no fortunetelling establishment shall be located closer than 1,000 feet to any other licensed fortunetelling establishment.

K. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular telephone antennas.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.15.050 Prohibited uses.

The following uses are expressly prohibited in the C-1 zone:

A. Residential uses, except as provided for in subsection 18.15.030.A 18.15.060.A of this chapter.

B. Trailers, mobile homes recreational vehicles for residential uses.

C. Industrial uses.

D. On-premises consumption of alcoholic beverages, except as provided by subsection 18.15.080.D.

E. Wholesaling and warehousing.

F. Metal buildings, except accessory buildings used exclusively for storage. All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substance.

G. Off-site advertising, unless otherwise specifically permitted by chapter 18.26 of this title.

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H. Recycling center consisting of an area greater than 500 square feet.

I. Adult businesses as defined in chapter 5.15 of this Code.

J. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.

K. Methadone clinics or similar.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.15.060 Property development standards.

The following property development standards shall apply to all land and buildings in the C-1 zone:

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 10,000 square feet.

2. For uses requiring a use permit, the minimum lot area shall be as specified by the Planning Commission.

B. Lot coverage. The maximum allowable lot coverage by structures shall be 50 percent.

C. Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply; unless otherwise approved by the Planning Commission:

2. Depth. All lots shall have a minimum depth of 100 feet.

D. Setback requirements.

1. Front yard: Ten feet minimum, except detached accessory structures shall have a 20-foot minimum front yard.

2. Side yard:
a. Interior side yard: five feet minimum.
b. Exterior side yard: ten feet minimum.

3. Rear yard: Ten feet minimum.

4. When property in a C-1 zone is continuous with any yard in an R-zone on the same block frontage, the property in the C-1 zone shall be required to have the same size yard as the R-zone property or greater.

E. Distance between buildings. The following provisions shall apply for distance between main buildings, accessory buildings, and between main 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 singlestory buildings, and 20 feet for two-story buildings.

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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.

F. Floor area ratio requirements.

1. For all single story buildings and the first story of all multiple story buildings, the maximum allowable floor area ratio shall be 0.50:1.0.

2. For all two-story buildings, the maximum allowable floor area ratio shall be 0.80:1.0.

G. Building height requirements. No main building erected shall have a height greater than two stories or 25 feet, whichever is less. No accessory building erected in a C-1 zone shall have a height greater than one story or 15 feet, whichever is less. Permitted projections above this height include: penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating tanks or similar equipment required to operate and maintain the buildings, and fire or parapet walls, skylights, towers, church steeples, flagpoles, chimneys, water tanks or wireless masts 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. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional floor space. Any area of a C-1 zone that falls within the area designated as an airport overlay zone shall comply with the height limit alone prescribed by that zone, if they are more restrictive.

H. Population density. No requirements.

I. Site plan approval. Before any 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 yard requirements for all uses shall be the same as those listed in the setback requirements in subsection D, except for general hospitals. a. 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.

2. Landscaping. All 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. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

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K. Fences, hedges and walls.

1. All uses that abut a residential zone, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

2. All general hospitals shall be required to have a six-foot high solid masonry wall or landscaped and maintained fence on all sides adjacent to another use.

L. Off-street parking requirements.

1. For all A-P uses, see subsection 18.22.120.L.

2. For all other uses, the following off-street parking requirements shall apply:
a. Retail stores, food, drug, variety stores, and similar enterprises: one space for every 200 square feet of net floor area except for floor used exclusively for administrative office, storage, or truck loading.
b. Repair shops, retail stores which handle only bulk merchandise, and similar enterprises:
one space for every 300 square feet of net floor area not including floor area used exclusively for truck loading.
c. Restaurants, bars, cafes, and other establishments for the sale and on-premise consumption of food and beverages: one space for every three seats. d. Automobile service stations and service garages: one space for every 300 square feet of floor area.
e. Self-service car washes: one space for each wash bay plus reservoir of spaces equal to three times the capacity of the car wash facility.
f. General hospitals: 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. g. 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.
h. 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.
i. 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. j. All off-street parking shall comply with the standards established by chapter 18.25.

M. Off-street loading requirements. All uses that require the receipt, delivery or distribution of goods by truck with the potential frequency of once a day or greater; one loading berth, plus such additional berths as may be prescribed by the Director of Community Development.

N. Access.

1. All main vehicular access to and from the C-1 zone shall be through streets with a classification of collector thoroughfares or greater as designated by the general plan.

2. All general hospitals and churches shall be located on streets with a classification of major thoroughfare or greater as designated by the general plan.

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3. Each property requiring off-street parking shall provide vehicular access from a dedicated street or alley to off-street parking facilities.

4. All ingress to and egress from public property shall be in a forward motion.

O. Signing. All signage shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities. No provisions.

Q. Solid waste storage, disposal facilities.

1. For all uses, 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 use or 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 use, uses or 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. No requirements.

S. Park-in-lieu fees. No requirements.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 16 C-2, COMMUNITY COMMERCIAL ZONE
Ceres, California, Municipal Code Created: 2026-03-19 09:33:04 [EST] (Supp. No. 4)

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CHAPTER 16 C-2, COMMUNITY COMMERCIAL ZONE

18.16.010 Purpose and intent.

The C-2, community commercial zone is intended to provide for and promote concentrations of communityoriented commercial uses as well as appropriate public, quasi-public, and administrative professional uses within the City.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.16.020 Principal uses.

Buildings, structures, and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged in the C-2 zone only for the following uses, plus such other uses as the Planning Commission may deem to be similar and are not more obnoxious or detrimental to the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.16.060 of this chapter. All uses and storage shall be conducted within a totally enclosed building with the exception of public utility substations, nursery stock, and incidental goods or outdoor displays of goods typically used outdoors, such as lawnmowers, children's play structures, and vehicles, specifically permitted by the Director of Community Development. In no event shall an outdoor display be placed within the public right-of-way, block pedestrian or vehicular access, or occupy required parking spaces:

A. General:

1. All principal uses of the A-P zone.

2. Those uses allowed in the C-1 zone.

3. Public buildings.

B. Retail stores:

1. Automobile parts sales.

2. Auto rental offices, but no storage or servicing of rental cars on the premises shall be permitted.

3. Bakeries for on-premises retail sale only.

4. Clothing and wearing apparel stores.

5. Department stores.

6. Electrical fixture supply stores.

7. New furniture stores.

8. Household appliance stores.

9. Leather goods and luggage stores.

10. Liquor stores.

11. Retail floor covering facilities.

12. Furriers.

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13. Pawnshops.

14. Plumbing fixture supply stores.

15. Printing and office supply stores.

16. Restaurants, cocktail lounges, nightclubs where liquor, beer or other alcoholic beverages may be sold for consumption on the premises.

17. Saddle sales and repair.

18. Shoe stores.

19. Sporting goods stores.

20. Toy stores.

C. Services:

1. Automatic car washes.

2. Blueprinting and photocopy services.

3. Locksmiths.

4. Mail order offices.

D. Others:

1. Shopping centers.

2. Supportive housing, subject to the provisions of section 18.28.140 of this title.

3. Low Barrier Navigation Center. Subject to the provisions of section 18.28.160.

4. 2. Other uses which the Director of Community Development of the Planning Commission may deem to be similar in character and purpose to those enumerated above. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.16.030 Accessory uses.

The following uses may be permitted as accessory to the principal uses in the C-2 zone:

18.28.160.

B. Minor storage structures for goods sold at retail.

C. Public and private off-street parking facilities as specified in subsection 18.26.120.L of this chapter.

D. Off-street loading facilities as specified in subsection 18.26.120.M of this chapter.

E. The operation of six or less coin-operated amusement devices.

F. Recycling center consisting of an area less than 500 square feet, subject to site plan approval. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.16.040 Conditional uses.

The following uses may be permitted in the C-2 zone subject to a conditional use permit as provided for in chapter 18.50 of this title.

A. Automobile service stations, subject to the provisions of section 18.28.090 of this title.

B. Dry cleaning and laundry plants.

C. Churches on a lot size of less than one acre.

D. Printing shops, (not including photocopying).

E. Commercial recreation facilities.

F. General hospitals, (excluding sanitariums, residential care facilities, and maternity homes).

G. Auto repair garages.

H. Marquee signs.

I. Auto sales facilities; provided that such facilities shall be permitted only on major thoroughfares as designated by the general plan.

J. Fortunetelling and related activities as defined in chapter 5.12 of this Code; provided that no fortunetelling establishment shall be located closer than 1,000 feet to any other licensed fortunetelling establishment.

K. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular telephone antennas.

L. Methadone clinics or similar.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.16.050 Prohibited uses.

The following uses are expressly prohibited in the C-2 zone:

A. Residential uses, unless clearly secondary and incidental to the principal use.

B. Trailers, mobile homes recreational vehicles for residential uses.

C. Industrial uses.

D. Wholesaling and warehousing.

E. Off-site advertising.

F. Recycling center consisting of an area greater than 500 square feet.

G. Adult businesses as defined in chapter 5.15 of this Code.

H. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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18.16.060 Property development standards.

The following property development standards shall apply to all land and buildings in the C-2 zone:

A. Lot area. For all new lots and proposed rezoning, the following provisions shall apply:

1. For all shopping centers, the minimum lot area shall be two acres.

2. For all other uses, no requirements.

B. Lot coverage. No requirements.

C. Lot dimensions. No requirements.

D. Setback requirements. For all uses in the C-2 zone, the following setback provisions shall apply:

1. Front yard: Five feet minimum.

2. Side yard: No minimum.

3. Rear yard: Ten feet minimum.

4. When property in a C-2 zone is contiguous with any yard in a residential "R" zone on the same block frontage, the property in the C-2 zone shall be required to have the same size yard as the residential "R" zone property or greater.

E. Distance between buildings. No requirements.

F. Floor area ratio requirements. 0.50:1.0.

G. Building height requirements. The height of all main and accessory buildings erected in the C-2 zone shall be as approved by the Planning Commission upon site plan approval, except those areas of a C-2 zone that fall within the area designated as an airport overlay zone, which shall comply with the airport overlay zone height requirements.

H. Population density. No requirements.

J. Yards, landscaping, open space requirements.

1. Yards. The minimum individual yard requirements for all uses shall be the same as the setback requirements in subsection D of this section except for general hospitals. a. 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.

2. Landscaping. All 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. All landscaped areas that abut public property shall include a four-inch raised planter box along the line of abutment.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

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K. Fences, hedges and walls.

1. All general hospitals shall be surrounded by a six-foot high solid masonry wall or landscaped and maintained fence.

2. For all uses that abut a residential zone, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

L. Off-street parking requirements.

1. For A-P uses, see subsection 18.22.120.L of this title.

2. For all other uses, the following off-street parking requirements shall apply:
a. Retail stores, food, drug, variety stores, and similar enterprises: One space for every 200 square feet of net floor area except for floor used exclusively for administrative office, storage, or truck loading.
b. Repair shops, retail stores which handle only bulk merchandise, and similar enterprises:

One space for every 300 square feet of net floor area not including floor area used exclusively for truck loading.
c. Restaurants, bars, cafes, and other establishments for the sale and on premise consumption of food and beverages: One space for every three seats. d. Automobile service stations and service garages: One space for every 300 square feet of floor area.
e. Self-service car washes: One space for each wash bay plus reservoir of spaces equal to three times the capacity of the car wash facility.
f. General hospitals: 1½ spaces for each licensed bed. Facilities of 100 beds and larger shall provide off-street parking as prescribed by the Community Development Director. g. 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 Community Development Director.
h. Public utility structures and installations: One space for every two employees on the maximum shift plus the number of additional spaces prescribed by the Community Development Director.
i. 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 Community Development Director. j. All Off-street parking shall comply with the standards established by chapter 18.25. k. Automatic car washes: spaces equal to six times the capacity of the facility. l. For all mixed uses, the parking requirements of the most intense use shall apply.

M. Off-street loading requirements. All uses that require the receipt, delivery, or distribution of goods by truck with the potential frequency of once a day or greater, one loading berth, plus any additional berths as may be prescribed by the Director of Community Development.

N. Access.

1. All main vehicular access to and from the C-2 zone shall be through streets with a classification of major thoroughfare or greater, as designated by the general plan.

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2. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking.

3. All ingress and egress to and from public property shall be in a forward motion.

O. Signing. Signing shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities. No requirements.

Q. Solid waste storage, disposal facilities.

1. No open storage allowed 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 use or 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 use, uses or 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. No requirements.

S. Park-in-lieu fees. No requirements.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 18 H-1, HIGHWAY COMMERCIAL ZONE
Ceres, California, Municipal Code Created: 2026-03-19 09:33:04 [EST] (Supp. No. 4)

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CHAPTER 18 H-1, HIGHWAY COMMERCIAL ZONE

18.18.010 Purpose and intent.

The H-1, highway commercial zone is intended to provide for and promote concentrations of those administrative professional, retail commercial, and service commercial uses which serve the needs of the traveling public.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.18.020 Principal uses.

Buildings, structures, and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged in the H-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 the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.18.060 of this chapter, except for emergency shelters. Emergency shelters shall only be subject to development standards provided in Section 18.28.100 of the Ceres Municipal Code. All uses and storage shall be conducted within a totally enclosed building with the exception of public utility substations, or other outdoor displays of goods typically used outdoors specifically permitted by the Director of Community Development, as long as the outdoor display is not within the public right-of-way, does not block pedestrian (including handicapped) or vehicular access, or occupy required parking spaces:

A. Those principal uses listed in the administrative professional zone which clearly follow the intent and purpose of this zone; including, but not limited to:

1. Automobile club offices.

2. Automobile rental offices.

3. Ambulance services, etc.

B. Those retail commercial uses listed at principal uses in the neighborhood and community commercial zones which clearly follow the intent and purpose of this zone; including, but not limited to:

1. New and used automobile, motorcycle, boat, trailer, and recreational vehicle sales.

2. Retail stores and shops for sales of automobile parts and accessories, souvenirs, curios, film, books, and magazines, etc.

C. Those service commercial uses listed as principal uses in the wholesale commercial zone which clearly follow the intent and purpose of this zone; including, but not limited to:

1. Automobile, motorcycle, boat, trailer and recreational vehicle repair garage.

2. Restaurants, coffee shops, refreshment stands.

3. Hotels, motor hotels, inns.

4. Automobile service stations, subject to the provisions of section 18.28.090 of this title.

D. Public buildings.

E. General hospitals.

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F. Emergency shelters, subject only to the provisions in section 18.28.100 of this title.

G. F. Other uses which the Director of Community Development may deem to be similar in character and purpose to those enumerated above.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.18.030 Accessory uses.

The following uses may be permitted as accessory to the principal uses in the H-1 zone:

A. Minor enclosed storage structures for goods sold at retail.

B. Public and private off-street parking facilities as specified in subsection 18.18.060.L of this chapter.

C. Off-street loading facilities as specified in subsection 18.18.060.M of this chapter.

D. The operation of six or less coin-operated amusement devices. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.18.040 Conditional uses.

The following uses may be permitted in the H-1 zone subject to a conditional use permit as provided for in chapter 18.30 of this title.

A. Automobile, trailer and motor home recreational vehicle parks for transient occupancy.

B. Marquee signs.

C. Adult businesses as allowed by chapter 5.15 of this Code.

D. Methadone clinics or similar.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.18.050 Prohibited uses.

The following uses are expressly prohibited in the H-1 zone:

A. Residential uses.

B. Any combination of residential uses in any building or structure on any lot.

C. Trailer, mobile homes for residential uses.

D. Industrial uses.

E. Wholesaling and warehousing.

F. 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.

G. Off-site advertising.

H. Fortunetelling and related activities as defined in chapter 5.12 of this Code.

I. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.

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(Ord. No. 2020-1059, § 1, 3-23-2020)

18.18.060 Property development standards.

The following property development standards shall apply to all land and buildings in the H-1 zone:

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 10,000 square feet.

2. For uses requiring a use permit, as specified by the use permit.

B. Lot coverage. The maximum allowable lot coverage by structures shall be 60 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 lots except cul-de-sac lots, 100 feet minimum.
b. All cul-de-sac or curvilinear lots, 70 feet minimum.

2. Depth. All lots shall have a minimum depth of 100 feet.

D. Setback requirements.

1. Front yard: ten feet minimum.

2. Side yard: ten feet interior minimum, ten feet exterior minimum.

3. Rear yard: ten feet minimum.

4. When property in an H-1 zone is contiguous with any yard in an R-zone on the same block frontage, the property in the H-1 zone shall be required to have the same size yard as the R-zone property or greater.

E. Distance between buildings. No requirements.

F. Floor area ratio requirements.

1. For all buildings and the first story of all multiple story buildings, the maximum allowable floor area ratio shall be 0.50:1.0.

2. For all two-story buildings, the maximum allowable floor area ratio shall be 0.80:1.0.

3. For all three-story buildings, the maximum allowable floor area ratio shall be 1.54:1.0.

G. Building height requirements. No main buildings erected shall have a height greater than three stories or 35 feet, whichever is less. No accessory building erected shall have a height greater than one story or 15 feet, whichever is less. Permitted projections above the height include: penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar fire or parapet walls, skylights, towers, church steeples, flagpoles, chimneys, approved by the commission, provided that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances. No penthouse, roof structures, or any space above the height limit shall be allowed for the purpose of providing additional floor space.

H. Population density. No requirements.

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J. Yards, landscaping, open space requirements.

1. Yards. The minimum yard requirements for all uses shall be the same as those listed in the setback requirements in subsection 18.18.060.D.
a. 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.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

K. Fences, hedges and walls.

1. All uses that abut a residential zone, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

2. All general hospitals shall be required to have a six-foot high solid masonry wall or landscaped and maintained fence on all sides adjacent to other uses.

L. Off-street parking requirements. For all uses, the following off-street parking requirements shall apply:

1. Ambulance service: one space for each employee on the maximum shift, plus any additional spaces as prescribed by the Community Development Director.

2. Retail stores, food, drug, variety stores, and similar enterprises: one space for every 200 square feet of net floor area except for floor area used exclusively for administrative offices, storage or truck loading.

3. Public business and professional offices except medical and dental offices: one space for every 275 square feet of net floor area except areas used exclusively for storage.

4. Restaurants, bars, cafes and other establishments for sale and consumption on the premises of food and beverages: one space for every three seats, plus any additional spaces as prescribed by the Director of Community Development.

5. Open uses and commercial and industrial uses conducted primarily outside of buildings: one space for each employee on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.

6. 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.

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7. 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.

8. Automobile service stations: one space for every 300 square feet of floor area.

9. 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.

10. Bus depots, railroad stations and yards, and airports and heliports and other transportation and terminal facilities: one space for every two employees plus the number of additional spaces prescribed by the Director of Community Development.

11. Trailer parks: one space for each unit plus one additional space for every three units, none of which shall occupy area designated for access drives.

Off-street parking standards are explained in chapter 18.25.

M. Off-street loading requirements. All uses shall provide loading spaces unless plans are submitted showing that the receipt, delivery or distribution of goods will not disrupt the circulation and off-street parking spaces on the site. Off-street loading shall comply with the standards established by chapter

18.25 of this title.

N. Access.

1. All main vehicular access to and from an H-1 zone shall be through streets, with a classification of major thoroughfare or greater, as designated by the general plan.

2. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking.

3. All ingress to and egress from public property shall be in a forward motion.

O. Signing. All signage shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities. For all automobile trailer and motor home recreational vehicle parks, hotels, and motor inns, there shall be provided on the subject lot adequate laundry facilities and clothes drying areas, either mechanical or solar which shall be sufficiently hidden from public view.

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 use or 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 use, uses or 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. Recreation facilities. For all automobile trailer and motor home recreational vehicle parks, hotels and motor inns, as approved by the Planning Commission upon site plan approval.

S. Park-in-lieu fees. No provisions.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 19 M-1, LIGHT INDUSTRIAL ZONE
Ceres, California, Municipal Code Created: 2025-07-14 16:06:59 [EST] (Supp. No. 3)

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CHAPTER 19 M-1, LIGHT INDUSTRIAL ZONE

18.19.010 Purpose and intent.

The M-1, light industrial zone is intended to provide for and promote concentrations of light and specialized industrial uses and administrative and research establishments. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.19.020 Principal uses.

Buildings, structures, and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged in the M-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 the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.19.060, except emergency shelters. Emergency shelters shall only be subject to development standards provided in Section 18.28.100 of the Ceres Municipal Code. All uses shall be of a non-nuisance type as required by the performance standards in chapter 18.38.

A. Those C-3 uses that are of such a nature as to be appropriate in the M-1 zone, including but not limited to:

1. Upholstery shops.

2. Boat building repairs.

3. Bottling plants.

4. Machine shops.

5. Sheet metal shops.

6. Ceramic product processing, using only previously pulverized clay and fired in kilns using only electricity or natural gas, or other approved fuels as approved by Air Pollution Control District.

B. Manufacturing, assembly, or packaging of products from the following previously prepared materials:

1. Bone.

2. Canvas.

3. Cellophane.

4. Cloth.

5. Feathers.

6. Felt.

7. Fibre.

8. Fur.

9. Glass.

10. Hair.

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11. Horns.

12. Leather.

13. Metals.

14. Paints not employing a boiling process.

15. Paper.

16. Plaster.

17. Plastics or synthetics.

18. Precious or semi-precious stones or metals.

19. Shells.

20. Textiles.

21. Tobacco.

22. Wood.

23. Yarns.

24. Petroleum and petroleum products.

25. Rubber and metal stamps.

26. Shoes.

27. Stone monument works.

C. Manufacture of electric and electronic instruments and devices, such as:

1. Televisions.

2. Computers.

3. Cell phones.

4. Radios.

D. Laboratories.

1. Research.

2. Experimental.

3. Film.

4. Testing.

E. Other:

1. Storage, repair, and corporation yards.

2. Warehousing.

F. Other uses which the Director of Community Development and/or Planning Commission may deem to be similar in character and purpose to those enumerated above.

G. Emergency shelters, subject to section 18.28.100 of this Code. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.19.030 Accessory uses.

The following uses shall be permitted as accessory to all the principal uses in the M-1 zone:

A. Cafeterias, canteens when operated within a totally enclosed building used for one or more of the Principal uses.

B. Residential uses required for plant security personnel only.

C. Public and private off-street parking facilities as specified in subsection 18.32.120.L.

D. Off-street loading facilities as specified in subsection 18.32.120.M.

E. Retail sales where such activity is secondary to the main activity.

F. Recycling center consisting of an area less than 500 square feet, subject to site plan approval. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.19.040 Conditional uses.

The following uses may be permitted in the M-1 zone subject to a conditional use permit as provided for in chapter 18.30 of this title:

A. Automobile service stations, subject to the provisions set forth in section 18.28.090 of this title.

B. Convenience-oriented retail and service commercial uses to primarily serve the principal use, including, but not limited to:

1. Restaurants, coffee shops.

2. Food stores.

3. Confectionery stores.

4. Barber and beauty shops.

C. Public buildings.

D. General hospitals.

E. Off-site advertising.

F. Those uses permitted in the M-2 general industrial zone, where such activity is compatible with existing uses and future uses which may be permitted in the M-1 zone district.

G. Recycling center and auxiliary facilities consisting of an area greater than 500 square feet.

H. Self-supporting, monopole or guyed towers constructed for the purpose or supporting cellular telephone antennas.

I. Adult businesses as allowed by chapter 5.15 of this Code.

J. Industrial recreational facility, as defined under section 18.02.010 of this title.

K. Methadone clinics or similar.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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18.19.050 Prohibited uses.

The following uses are expressly prohibited in the M-1 zone:

A. Residential uses, unless otherwise permitted as an accessory use.

B. Retail commercial and service commercial uses, unless otherwise permitted as an accessory use.

C. Those uses permitted in the M-2 zone, unless otherwise permitted in this section.

D. Fortunetelling and related activities as defined in chapter 5.12 of this Code.

E. Pallet storage/pallet fabrication related uses.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.19.060 Property development standards.

The following property development standards shall apply to all land and buildings in the M-1 zone:

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 10,000 square feet.

2. For uses requiring a use permit, the minimum lot area shall be as specified by the Planning Commission.

B. Lot coverage. The maximum allowable lot coverage by structures shall be 60 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. One hundred feet minimum.

2. Depth. One hundred feet minimum.

D. Setback requirements. For all principal uses, the following provisions shall apply:

1. Front yard. Fifteen feet minimum.

2. Side yard.
a. Interior: no requirements.
b. Exterior: 15 feet minimum.

3. Rear yard: No requirements.

4. Cellular equipment supports. Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment shall not be located within a distance equal to twice the height of the tower from a residentially zoned parcel.

5. Conditional uses. The setback for all conditional uses shall be as required by the Planning Commission.

6. Fences. No front or exterior side yard setback is required for fences in the industrial-zoned area located west of Railroad Avenue between Whitmore Avenue and Industrial Way subject to the following:
a. A minimum ten-foot wide landscaped area shall be provided on the street side of the fence along all street frontages. The minimum ten-foot wide landscaped area may include area in

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the street right-of-way. The landscaping shall comply with the Water Efficient Landscape Guidelines and Standards and shall be used to screen any outdoor storage areas if the fence is not solid (a chainlink fence with slats is considered solid for screening purposes).

The landscape area may be reduced to not less than five feet width when installed in conjunction with masonry, wrought iron, or other decorative fence material. b. The maximum fence height in the front and exterior side yard setback area is eight feet including any security attachments such as barbed wire. c. The type and location of the fence and the required landscaping shall receive approval by the Director of Community Development.
d. Fences along Whitmore Avenue shall meet the full setback requirements. e. Existing residential and commercial uses shall meet full setback requirements unless all directly adjacent properties have fences in the front setback area.

E. Distance between buildings. No requirements.

F. Floor area ratio requirements.

1. For all buildings and the first story of all multiple-story buildings, the maximum allowable FAR shall be 0.50:1.0.

2. For all multiple-story buildings, the maximum allowable FAR shall be as approved by the Planning Commission.

G. Building height requirements. The maximum allowable height of all main buildings shall be 50 feet. and a Accessory buildings erected in the M-1 zone shall be as approved by the Planning Commission. except those Areas within of an M-1 zone that fall within the area designated as an Airport Overlay Zone, which shall comply with to the height limitations prescribed by that Zone (refer to Title 18, Chapter 21).

H. Population density. No requirements.

J. Yards, landscaping, open space requirements.

1. Yards. The minimum yard requirements for all uses shall be the same as those listed in the setback requirements in subsection D of this section, except for general hospitals. a. 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.

2. Landscaping. All 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. All landscaped areas that abut public property shall include a four-inch raised planter box along the line of abutment.

3. Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

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K. Fences, hedges and walls.

1. All general hospitals shall be surrounded by an eight-foot high solid masonry wall or landscaped and maintained fence.

2. Convenience-oriented commercial uses and public buildings, not including storage, corporation, repair yards shall be required to have a six-foot high solid masonry wall on all sides abutting an M-1 use.

3. The fences, hedges and wall requirements for all other uses in the M-1 zone shall be as approved by the Planning Commission upon site plan approval.

L. Off-street parking requirements.

1. For all C-3 uses, see subsection 18.17.060.L of this title.

2. For all other uses, the following off-street parking requirements shall apply:
a. Warehouses and storage facilities: one space for every 1,000 square feet of building area or one space for each employee during a maximum shift, whichever is greater. b. Manufacturing and industrial uses: uses involving any type of manufacturing shall provide one space for every 800 square feet of building floor area or one space for each employee during a maximum shift, whichever is greater.
c. Office uses within a warehouse or manufacturing use shall provide one space for every 275 square feet of building floor area dedicated to office or one space for each employee during a maximum shift, whichever is greater.
d. Open uses and commercial and industrial uses conducted primarily outside of buildings:
one space for each employee on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.
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.
f. Retail stores, food, drug, variety stores, and similar enterprises: one space for every 200 square feet of net floor area except for floor area used exclusively for administrative office, storage or truck loading.
g. Restaurants, bars, cafes and other establishments for sale and consumption on the premises of food and beverages: one space for every three seats, plus any additional spaces as prescribed by the Director of Community Development.

M. Off-street loading requirements. All uses shall provide loading spaces unless plans are submitted showing that the receipt, delivery, or distribution of goods will not disrupt the circulation and off-street parking spaces on the site. Off-street loading shall comply with the standards established by chapter

18.25 of this title.

N. Access.

1. All main vehicular access to and from an M-1 zone shall be through streets with a classification of major thoroughfare or greater, as designated by the general plan.

2. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking.

3. All ingress to and egress from public property shall be in a forward motion.

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O. Signing. All signage shall comply with chapter 18.26 of this title.

P. Laundry, clothes drying areas, facilities. No provisions.

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 use or 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 use, uses or 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. No requirements.

S. Park-in-lieu fees. No provisions.

T. Additional provisions. All metal buildings in the M-1 zone shall be covered with some rust or corrosioninhibiting substance. Such substance shall be a color other than clear or silver. (Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 28 SPECIAL PROVISIONS
Ceres, California, Municipal Code Created: 2025-07-14 16:07:01 [EST] (Supp. No. 3)

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CHAPTER 28 SPECIAL PROVISIONS

18.28.010 Home occupations.

Home occupations permitted by this title shall be subject to the following restrictions:

A. A home occupation permit shall only be issued to the one property owner/tenant (conducting the business) at the single-family residence where such home occupation has been approved. Any other employees associated with the home occupation business shall not report to the residence.

B. The home occupation shall not alter the residential character of the dwelling or neighborhood and shall be clearly incidental and secondary to the dwelling purposes of the residence.

C. A home occupation shall not utilize more than one room in the dwelling or the equivalent of 20 percent of the floor space of the main floor, whichever is greater. If applicable, a home occupation shall not utilize the attached or detached garage of the dwelling.

D. Home occupations shall not use any accessory building or yard space or activity outside of the main building not normally associated with residential use.

E. Home occupations shall not display or stock in trade or commodities sold except those which are produced on the premises.

F. Any advertising shall not identify the location of the home occupation. Signs shall be limited to a single unlighted nameplate of not more than two square feet in area announcing the name and home occupation. The nameplate may be located in the front window of the dwelling.

G. Home occupations shall not generate any vehicular or pedestrian traffic not normally associated with a residential use.

H. Power-driven equipment using motors of more than two horsepower capacity shall be prohibited.

I. A home occupation shall not generate noise, odor, dust, vibration, fumes, smoke, electrical interference, and/or other nuisances.

J. A home occupation permit request shall require the written consent of the property owner, if different than the applicant.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.28.020 Cottage food operations.

Cottage food operations permitted by this title shall comply with the following regulations:

A. A cottage food operation shall not alter the residential character of the dwelling or neighborhood and must be clearly incidental and secondary to the dwelling purposes of the residence.

B. A cottage food operation shall be limited to the private home's kitchen facility used for the preparation, packaging, storage, or handling of cottage food products and related ingredients or equipment, or both, and attached rooms within the home that are used exclusively for storage, and no more than one employee (not including a family member) shall be permitted for approved cottage food operations.

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C. Outdoor displays or activity outside the dwelling not normally associated with a residential use shall not be permitted at the location of a cottage food operator's residence. The location of the cottage food operation shall not be included in advertisements. Any advertisement sign shall be limited to one unlighted nameplate not more than two square feet in area announcing the name and occupation that is located in the front window of the home. Signs shall be subject to review and approval by the Director of Community Development.

D. Sales shall be limited to those food products produced in connection with the cottage food operation.

E. On-site consumption of cottage food products is prohibited.

F. The operation shall not generate any vehicular or pedestrian traffic not normally associated with a residential use.

G. Power-driven equipment using motors of more than two horsepower capacity shall be prohibited.

H. No more than one employee (not including a family member) shall be permitted for approved cottage food operations.

I. A cottage food operations permit shall require the written consent of the property owner, if different than the applicant.

J. Cottage food operations shall not generate noise, odor, dust, vibration, fumes, smoke, electrical interference, and/or other nuisances.

K. All cottage food operations shall be subject to approval of the applicable "class A" or "class B" permit from the Stanislaus County Department of Environmental Resources (DER), a City business license, and a cottage food operations permit issued by the Director of Community Development, if he or she finds that the proposed cottage food operation meets the requirements of this section.

L. Cottage food operations must comply with the requirements of State of California Assembly Bill No. 1616-chapter 415, related to the State of California Health and Safety Code. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.28.030 Automobile service station.

All outside operations occurring at an automobile service station shall be limited to the dispensing of gasoline, oil, or water; changing tires; replacement and adjustment of automotive accessories such as windshield wipers, lights, and batteries; and similar minor customer needs. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.28.040 Antennas and cellular structures.

Antennas and cellular structures may be placed in the City's commercial and industrial zone districts subject to first obtaining approval of a conditional use permit (CUP). Antennas may be attached to existing facilities and structures where the development standards of that zone district are otherwise met. Such locations must be approved by the Community Development Division prior to installation and must be screened from public view. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.28.050 Aviaries.

A. Aviaries are authorized with the approval of a conditional use permit (CUP) as described in this Code, shall comply with this section.

B. Hookbill birds: It is unlawful for a person having the right to possession of real property within a zoning district to own, possess, maintain, or allow others to own, possess or maintain upon said property hookbill birds as defined in subsection B.2 of this section, without first obtaining a conditional use permit (CUP) from the Planning Commission. It is further unlawful for any person who has been issued a conditional use permit (CUP) to violate any of the terms and conditions applicable to such use permits, either as defined in this chapter or imposed by the Planning Commission. In addition to any other conditions that may be imposed by the Planning Commission, the following conditions shall apply to any conditional use permit issued:

1. Consent. The applicant shall obtain written consent of his or her immediate neighbors and not less than 75 percent approval of property owners and/or tenants within a radius of 300 feet from the proposed aviary. For the purposes of this section, the phrase "immediate neighbors" shall be defined as any property sharing a common property line at any point with the subject property.

2. Small hookbill. Aviaries shall be limited to those birds of the small hookbill category, which includes budgerigars, finches, and canaries.

3. Maximum number of birds. The number of birds within each aviary shall be as approved by the Planning Commission depending on the type of bird involved, but in no event shall an aviary contain more than 75 birds.

4. Stanislaus County Health Department. Aviaries shall be inspected by the Stanislaus County Health Department (aka: Stanislaus County Department of Environmental Resources) for recommendation concerning aviary location, size, orientation, and cleanliness.

C. Fancy, racing, and sporting pigeons (non-hookbill birds). It shall be unlawful for a person having the right to possession of real property within the zoning district to own, possess, or maintain, or allow others to own, possess or maintain, upon said property "racing pigeons," "fancy pigeons," or "sporting pigeons," as defined in this title without first obtaining a conditional use permit (CUP) from the Planning Commission. In addition to any other conditions that may be imposed by the Planning Commission, the following conditions shall apply to any conditional use permit (CUP) issued:

1. Consent. The applicant shall obtain written consent of his or her immediate neighbors of not less than 75 percent of property owners and/or tenants within a radius of 300 feet from the proposed loft. For the purposes of this section, the phrase "immediate neighbors" shall be defined as any property sharing a common property line at any point with the subject property.

2. Maximum number of birds. The number of birds that may be kept or maintained on any single lot shall be only as approved by the Planning Commission. In no case shall a person keep or maintain more than 50 birds on such lot.

3. Loft design. The loft shall be of sufficient size and design, and constructed of such material, that it can be maintained in a clean and sanitary condition. The construction and location of the loft shall not constitute a nuisance or be detrimental to the public safety, health, and welfare of the neighborhood and the community.

4. Loft compatibility. The loft shall be compatible in scale and design with adjacent structures, including those on adjoining properties. The size requirement for a loft shall be a minimum of one square foot of floor area per mature pigeon held in the loft. The loft shall comply with the provisions regulating accessory structures as set forth in title 18 of the Ceres Municipal Code, provided that no loft shall be

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located closer than 15 feet from any building (on-site or adjoining properties) used for human habitation.

5. Loft maintenance. The loft shall be maintained in a sanitary condition and in compliance with all applicable health regulations. The owner shall take any and all steps necessary to prevent fly breeding, fleas and rodents.

6. Stanislaus County Health Department. Aviaries shall be inspected by the Stanislaus County Health Department (aka: Stanislaus County Department of Environmental Resources) for recommendation concerning aviary location, size, orientation, and cleanliness.

7. Waste. Waste material shall not be a source of odor and shall be disposed of in a secure bag and placed in a waste tote for disposal, per the County of Stanislaus regulations.

8. Dead birds. Dead birds shall not be buried on the premises, and shall be bagged and placed in a waste tote for disposal, per County regulations.

9. Feed. All feed for the pigeons shall be stored in such containers as to protect against intrusion by rodents and other vermin. All pigeons shall be fed within the confines of the loft.

10. Confinement. All pigeons shall be confined to the loft, except for limited periods necessary for exercise, training, and competition; and at no time shall pigeons be allowed to perch or linger on buildings or fences, or other common or private property, including that of others.

11. Release. No one shall release pigeons to fly for exercise, training or competition except in compliance with the following provisions:
a. The owner of the pigeons must be a member in good standing of an organized pigeon club, such as the American Racing Pigeon Union, Inc., the International Federation of Racing Pigeon Fanciers, the National Pigeon Association, the American Tippler Society, the International Roller Association, the Rare Breeds Pigeon Club, California State Racing Pigeon Organization, or a local club which has rules that will help preserve the peace and tranquility of the neighborhood. b. All pigeons shall be registered with one of the national pigeon associations or registries. Pigeons shall also be fitted with a leg band approved by the National Pigeon Association, the American Pigeon Club, the Rare Breeds Pigeon Club, or similar nationally recognized pigeon organization. c. Pigeons shall not be released for flying which have been fed within the previous four hours. The permit holder shall maintain a log of the feeding and release times on the premises for the life of the use on a form approved by the Community Development Division Department, Planning Division.

D. Permits. Aviary permits shall be issued and administered in compliance with this section.

1. Permit required. The keeping of hookbill and non-hookbill birds may be authorized at the discretion of the Planning Commission with the approval of a conditional use permit. Any such permit shall be issued to the owner and shall remain in full force and effect unless suspended or revoked, or unless the use of the aviary/loft is discontinued for a period of six months.

2. Application. Application for a permit to keep pigeons shall be made by submitting a complete application form to the Planning Division for processing. A fee shall be paid by the applicant to cover the costs of processing and administering the permit application by the City. Such fee shall be set by City Council Resolution, and may be amended from time to time.

3. Modifications. An approved conditional use permit may be modified upon approval by the Director of Community Development. Only those modifications deemed minor in nature shall be granted.

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4. Inspection. All aviaries/lofts shall be inspected by the Community Development Department, Planning Division for compliance with the provisions of this section and for compliance with the terms of the permit prior to issuance of the permit.

5. Right of entry. The City shall have the authority, as permitted by State and Federal Law, to conduct an inspection of the premises at any reasonable time between the hours of 7:00 a.m. and 7:00 p.m. upon at least 24 hours written notice to the property occupant. Refusal to grant the City right of entry to the premises may be cause for revocation proceedings of the conditional use permit.

6. Permit revocation. The City of Ceres Planning Commission shall have the authority, at its discretion, to review and revoke the conditional use permit for a property that was approved for the keeping of pigeons, if it determines that such use is not being conducted in accordance with the conditions of the conditional use permit, or the use otherwise has become a public nuisance. The Community Development Director may initiate revocation proceedings to the Planning Commission. Revocation proceedings shall be conducted at a public hearing noticed as required by section 18.32.160 of this Code.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.28.060 Accessory dwelling and junior accessory dwelling units.

A. Purpose. The City finds that special regulations relating to the establishment and operation of accessory dwelling units are necessary to implement California Government Code 65852.2 66310-66324 and for consistency with the City's Housing Element to improve affordable housing opportunities in the City and to protect the health, safety, and general welfare of the residents of Ceres.

B. Applicability. An accessory dwelling unit may be permitted in the following zones subject to compliance with the provisions of this subsection and approval by the Director of Community Development or his or her designee.

1. Single-family residential (R-1).

2. Residential agriculture (R-A).

3. Two-family residential (R-2).

4. Medium density multiple-family residential (R-3).

5. Medium-high density multiple-family residential (R-4).

6. High Density multi-family residential (R-5).

7. 6. Applicable residential "PC, planned community" zoning designations.

C. Review process.

1. Requests for an accessory dwelling unit shall be reviewed by the City in conjunction with a building permit.

2. The applicant shall submit a site plan map, building elevations, and other information as may be necessary to determine compliance with the standards listed in subsection E of this section.

3. Approval shall be a ministerial act if the request complies with the standards listed in subsection D E of this section.

4. Timing. A determination of completeness shall be issued within 15 days from the date the City receives an application for an accessory dwelling unit or junior accessory dwelling unit. A compliance statement shall be issued within 60 days from the date the City receives a completed application for

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an accessory dwelling unit or junior accessory dwelling unit if there is an existing single-family or multifamily dwelling on the lot, and provided all of the applicable requirements of this chapter are satisfied. All requirements for addressing an incomplete application shall be met in accordance with Government Code Section 66317.

5. If an application for an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family or multi-family dwelling on the same lot as the application for an accessory dwelling unit, approval of the accessory dwelling unit and/or junior accessory dwelling unit may be delayed until the application for the new primary dwelling is acted upon; but the accessory dwelling unit and junior accessory dwelling unit will be considered ministerially without discretionary review or hearing.

6. If the applicant for an accessory dwelling unit or junior accessory dwelling unit makes a request for a delay, the 60-day time period for a zoning compliance statement shall be tolled for the period of the requested delay.
a. Denial. An application for an accessory dwelling unit or junior accessory dwelling unit may be denied only if the City Planner makes written findings that the application is inconsistent with the requirements of this chapter and Government Code Section 66310 et seq. b. Appeals. If an applicant does not agree with the decision rendered by the City Planner, the applicant may appeal the decision per the applicable requirements under Chapter 18.47.070.

Pursuant to Government Code Section 66317(d)(1), the City shall provide a final written determination no later than 60 business days after receipt of the written appeal.

D. State law requires the City to permit accessory dwelling units according to the standards of Government Code Section 66323. Per Government Code Section 66314, the City of Ceres permits one additional accessory dwelling unit, which may consist of any of the following:

1. Single-family lots:
a. One converted accessory dwelling unit.
b. One detached, new construction accessory dwelling unit. c. One attached accessory dwelling unit.

2. Multifamily lots:
a. At least one converted accessory dwelling unit and up to 25 percent of the number of approved units in the multifamily dwelling.

E. Development Standards. The following development standards apply to units permitted by Government Code Section 66314. An accessory dwelling unit on a single or multi-family residential zoned lot may shall be ministerially permitted subject to first securing a ministerial approval from the Director of Community Development or his or her designee in each case and when the following conditions are met:

1. Unit Size:
a. Converted accessory dwelling units shall have no size limitations. Up to 150 square feet may be added to an existing structure for ingress and egress.
b. Attached accessory dwelling units shall have a total floor area up to:
i. 850 square feet of interior living space if one bedroom or less; or ii. 1,000 square feet of interior livable space if more than one bedroom. c. Detached accessory dwelling units shall have a maximum area of 1,200 square feet of interior livable space.

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2. Height Maximum:
a. Converted accessory dwelling units shall have no height limitations and must be contained within the existing dwelling or accessory structure envelope.
b. Attached accessory dwelling units shall be no taller than 25 feet or the maximum height limitation for primary dwellings in the underlying district.
c. Detached accessory dwelling units:
i. 16 feet; or
ii. 18 feet, plus 2 feet for roof pitch when the lot is within one-half mile of major transit; or iii. 18 feet for lots with existing or proposed multifamily, multistory dwelling.

3. Setbacks:
a. Converted accessory dwelling units shall not require a setback. b. Attached and detached accessory dwelling units:
i. Side and rear yard: 4 feet.
ii. Front yard: requirements of underlying zone, provided it allows for the construction of an ADU with at least 800 square feet of interior livable space.

4. An accessory dwelling unit shall not contribute to lot coverage, floor area ratio or open space restrictions.

F. Parking Requirements.

1. No parking shall be required for a converted accessory dwelling unit or junior accessory dwelling unit, even when converted from an attached garage.

2. Detached accessory dwelling units:
a. One parking space is required per accessory dwelling unit. b. No parking spaces shall be required if:
i. Located within one-half of one mile walking distance of public transit; ii. Located within one block of a car share vehicle;
iii. Located within a designated historic district;
iv. On street parking permits are required but not offered to the occupant of the accessory dwelling unit; or
v. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multi-family dwelling on the same lot, provided that the accessory dwelling unit or the parcel satisfies any other criteria listed in this subdivision.

G. General Provisions.

1. The accessory dwelling unit may be occupied by a renter, but the unit shall not be independently sold except when allowed under Government Code section 66314.

2. No Short-Term Rental. Accessory dwelling units and junior accessory dwelling units shall not be rented for terms of 30 days or less.

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3. Impact Fees. For purposes of this section, “impact fees” include the fees specified in California Government Code Sections 66000 and 66477, but do not include utility connection fees or capacity charges.
a. Accessory dwelling units that contain 750 square feet or less of interior living space and junior accessory dwelling units that contain 500 square feet or less of interior living space are exempt from incurring impact fees. If an accessory dwelling unit contains greater than 750 square feet of interior living space, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling unit consistent with Government Code Section 66311.5 b. Junior accessory dwelling units and accessory dwelling units converted from the existing space of a primary dwelling or accessory structure are exempt from any requirement to install a new or separate utility connection and to pay any associated connection or capacity fees or charges, unless the accessory dwelling unit is constructed within a new single-family dwelling consistent with Government Code Section 66311.5.

4. Density. An accessory dwelling unit shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot.

5. The provisions of this section shall be interpreted and applied consistent with California Government Code §§66310–66342 and any guidelines adopted by the California Department of Housing and Community Development. In the event of any conflict between this section and state law, state law shall control.

1. The lot must contain an existing primary dwelling unit.

2. The accessory dwelling unit may either be attached to the existing main dwelling unit and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling.

3. The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area.

4. The total area of floor space for a detached second dwelling unit shall not exceed 1,200 square feet in size.

5. The accessory dwelling unit shall conform to all height, setbacks (for an accessory structure), lot coverage, allowable density, architectural and site plan review, fees and charges, and other requirements as applicable to the zone district where it is located.

6. A detached second dwelling unit shall be limited to one-story and shall not exceed 15 feet in overall height.

7. The second dwelling unit/accessory dwelling unit shall comply with all applicable building, fire and other applicable health and safety code requirements.

8. The second dwelling unit/accessory dwelling unit shall be subject to architectural review to ensure compatibility with the main living unit and surrounding dwelling units in terms of scale, height, and exterior design. The second living unit shall incorporate compatible architectural characteristics including roof pitch and style, window and door detailing, exterior materials, textures, colors, and finishes.

9. The second dwelling unit/accessory dwelling unit may be occupied by a renter, but the unit shall not be independently sold.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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18.28.070 Property development standards for Mobile Home Parks.

A. Purpose. The City finds that special regulations relating to mobile home parks are necessary to implement for consistency with the City's Housing Element to improve housing opportunities in the City and to protect the health, safety, and general welfare of the residents of Ceres.

B. Applicability. The following development standards and use permit regulations apply to mobile home parks in all zoning districts that allow mobile home parks as a conditional use.

C. Development Standards. The following property development standards shall apply to all mobile home parks authorized by this title:

1. A. Lot area.
a. 1. For interior lots, the minimum lot area shall be 3,200 square feet. b. 2. For corner lots, the minimum lot area shall be 3,600 square feet.

2. B. Lot coverage. The maximum allowable lot coverage for all structures and mobile homes within mobile home parks shall be 50 percent.

3. C. Lot dimensions. The following minimum lot dimensions shall apply to all mobile home parks:
a. 1. Width.
i. a. All interior lots shall have a minimum width of 35 feet. ii. b. All corner lots shall have a minimum width of 40 feet. b. 2. Depth. All lots shall have a minimum depth of 90 feet.

4. D. Setback requirements. The following minimum setback requirements shall apply to all mobile home parks:
a. 1. Front yard. Ten feet minimum, except detached accessory structures shall have a 25 foot front yard.
b. 2. Side yard.
i. a. Interior lot line: three feet minimum.
ii. b. Exterior lot line: ten feet minimum.
c. 3. Rear yard: Minimum ten percent of lot depth, but in no event shall the rear yard be required to exceed 15 feet. The minimum rear yard requirements for mobile homes may be reduced by up to 50 percent if the total minimum overall yard area requirement is maintained.

5. E. Distance between residential mobile homes, buildings. a. 1. Distance between residential mobile homes.
i. a. There shall be a space not less than ten feet between a mobile home and any cabana or other similar permanent accessory structure related to another mobile home. ii. b. There shall be a structure not less than 20 feet between a mobile home and any permitted building, except transformer or meter structures.
b. 2. 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

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heights are adjacent to one another, the distance provisions pertaining to the highest of the buildings shall apply. Nonresidential mobile homes shall be considered accessory structures. i. a. For buildings end to end, the minimum distance shall be ten feet. ii. b. For buildings rear to end or front to end with space for exit or entry purposes, the minimum distance shall be 15 feet.
iii. c. For buildings front to rear with space for entry or exit purposes, the minimum distance shall be 20 feet.
iv. d. For buildings front to front arranged about an interior court, the driveway being access to parking area or buildings, the minimum distance shall be 30 feet. If there is no driveway, the minimum distance shall be 25 feet.
v. e. Distance between main buildings and accessory buildings shall be as required by the Uniform Building Code adopted and incorporated into this Code.

6. F. Floor area requirements.
a. 1. For all single-story buildings and mobile homes and the first story of all multiple story buildings and mobile homes, the maximum FAR shall be 0.50:1.0
b. 2. For all multiple story buildings and mobile homes, the maximum FAR shall be 0.80:1.0.

7. G. Building, mobile home height requirements. No building or mobile home shall have a height greater than two stories or 35 feet, whichever is less. Permitted projections above the height include:
ventilating fans or similar equipment required to operate and maintain the building, skylights, flagpoles, chimneys, television antennas, wireless masts 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 or zone that falls within the area designated as an airport overlay zone shall comply with the height limitations prescribed by that zone, if they are more restrictive.

8. H. Density. There shall be a minimum of 3,200 square feet of lot area for each dwelling unit; provided, however, that there shall be no more than one dwelling unit on any one lot.

9. I. Site plan approval.
a. 1. For all mobile home parks in R-A and R-4 zones: a site plan, floor plan for 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 section.
b. 2. For all mobile home parks in P-C zones: no application shall be required; however, approval shall be accomplished through approval of the master plan and development plan.

10. J. Landscaping and open space requirements.
a. 1. Landscaping. All mobile home parks within the P-C zone shall be landscaped and 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. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment.
b. 2. Open space requirements. Additional open space requirements shall be specified by the Planning Commission or City Council; or as established by the general plan.

11. K.Fences, hedges and walls.

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a. 1. All public utility substations allowed shall be concealed by a six-foot high solid masonry wall, or landscaped and maintained fence.
b. 2. Where a mobile home park abuts any residential zone, a six-foot high solid masonry wall or landscaped and maintained fence shall be erected on the zone boundary. c. 3. Where a mobile home park abuts a dedicated street or alley, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

12. L. Off-street parking requirements. For all residential mobile homes, one space per dwelling unit. Where public utility substations, mobile home park offices, and recreational buildings are allowed, the following off-street parking requirements shall apply:
a. 1. Public utility structures and installations: one space for each two employees on the maximum shift plus the number of additional spaces prescribed by the Community Development Director. b. 2. Mobile home park office, recreational building: one space per each five seats or one space per each 50 square feet of usable floor area for seating if seats are not fixed in all facilities in which simultaneous use is probable as determined by the Community Development Director. c. 3. Off-street parking shall comply with the standards established by chapter 18.25 of this Code.

13. M. Off-street loading requirements.
a. 1. No provisions for all residential uses.
b. 2. When any mobile home park office, recreational buildings or other permitted use 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. Off-street loading shall comply with the standards established by chapter 18.25 of this Code.

14. N. Access.
a. 1. Vehicular access.
i. a. All mobile home parks shall be located on collector or major thoroughfares as designated by the general plan.
ii. b. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property requiring off-street parking. iii. c. All ingress to and egress from collector or major thoroughfares as designated by the general plan shall be in a forward motion.
iv. d. There shall be an accessway not less than 25 feet in width from a street or alley to each mobile home space, said way to be for both pedestrian and vehicular access. No parking shall be permitted in the required access way.
v. e. All major accessways within mobile home parks shall not be less than 31 feet in width. vi. f. There shall be a paved turning area in the mobile home park to permit motor vehicles to head into a dedicated street or alley.
vii. g. All mobile home parks shall be required to have a map of the park at all park entrances for directional purposes.
viii. h. All internal vehicular access ways shall be properly signed. b. 2. Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes. A driveway shall be considered pedestrian access.

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15. O. Signing. Signing standards shall be those as stated in chapter 18.26.

16. P. Laundry, clothes drying area, facility. All residential mobile home parks within the P-C zone shall contain adequate (as determined by the City Council and/or Planning Commission), laundry and clothes drying facilities, which shall not be visible from adjacent, adjoining, or public property.

17. Q. Solid waste storage, disposal facilities. For all uses, no open storage of solid waste allowed. All uses determined by the City Council and/or Planning Commission to need solid waste storage and/or disposal facilities shall provide such facilities, sufficiently hidden from public view by a six-foot high solid masonry wall or landscaped and maintained fence.

18. R.Recreational facilities. Recreational facilities shall be installed as required by the City Council and/or Planning Commission.

19. S. Park-in-lieu fees. Park land dedication or in-lieu fees shall be required of all mobile home parks, subject to credit for open space provided.
(Ord. No. 2020-1059, § 1, 3-23-2020)

4. Mobile Home Park Conversion, Closure or Cessation of Use. The following applies to any conversions, closures or cessations of use for mobile home parks.

1. Use Permit. The conversion of a mobile home park to another use, the closure of a mobile home park or the cessation of use of land as a mobile home park shall require a use permit. The application for a use permit shall be accompanied by:
a. Noticing Requirements. Proof of compliance with the notification requirements of California Government Code Sections 65863.7(b) and 65863.8 and California Civil Code Section 798.56(g)(1) via certified mail to the residents of each mobile home in the mobile home park. b. Impact Report. A report on the impact of the change of use upon the displaced residents of the mobile home park consistent with the requirements of California Government Code Section 65863.7, addressing the availability of adequate replacement housing in mobile home parks and the potential costs of relocation, and preparation of a Relocation Plan that proposes steps to mitigate the identified impacts.
i. A Relocation Plan providing for relocation assistance to full-time residents of the park shall include, at minimum:
a. Financial assistance equal to the actual cost of moving a mobile home and a household not to exceed the cost of moving to a location up to 125 miles from the mobile home park.
b. No resident's rent shall be increased within two months prior to filing an application for conversion of a mobile home park, nor shall the rent be increased for two years from the date of filing of the conversion application or until relocation takes place.

2. Public Hearings. Hearings shall be held on the use permit application before the City of Ceres Planning Commission and the City Council. The City Council shall only approve the use permit if the following findings are made:
a. Approval of the park closure and the park's conversion into its intended new use will not result in or materially contribute to a shortage of housing opportunities and choices for low- and moderateincome households within the jurisdiction; b. The age, type, size and style of mobile homes to be displaced as a result of the conversion will be able to be relocated into other mobile home parks within the City of Ceres or within 125 miles of the existing park; and

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c. That the Relocation Plan mitigates the impacts of the displacement of individuals or households for a transition period of twenty-four months and implements measures to alleviate adverse impacts or any long-term displacement.

3. Conditions of Approval. Approval of a use permit to convert or close a mobile home park must include the following conditions, at minimum:
a. Implementation of the Relocation Plan and all mitigations contained therein. b. The applicant shall bear all reasonable costs of relocating mobile homes and mobile home residents displaced by the conversion.
c. If the mobile home park is to be converted to another residential use, the mobile home residents to be displaced shall be provided the right of first refusal to purchase, lease, rent or otherwise obtain residence in the replacement units, and the construction schedule for such replacement dwelling units shall not result in a displacement of unreasonable length for those mobile home residents electing to relocate to the replacement units. d. Any condition(s) that the City Council deems necessary to ensure that approval of the use permit will not result in or materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households within the jurisdiction.

18.28.080 Kennels.

A. Permit application. Each application for a kennel permit or other animal establishment license shall be upon a form furnished by the Community Development Department. The application form submitted to the Community Development Department will require the applicant for a kennel permit to receive approval of all the property owners from the immediate adjoining properties of the subject site, and 75 percent approval of all property owners and tenants of property that are located within a 300-foot radius of the subject site.

Failure to receive approval of the property owners from the immediate adjoining properties and at least a 75 percent approval from property owners within a 300-foot radius shall serve as grounds to deny issuance of the kennel permit. If the application for a kennel permit is approved, the Planning Division shall notify the licensing authority of said approval. The licensing authority may issue a kennel license subject to all rules and regulations which may be established by the Stanislaus Animal Service Agency, and/or Stanislaus County.

B. Permit term. A kennel permit authorized by the Community Development Department is valid for a period of one year and is automatically renewed annually for a one year period provided all conditions are met, all circumstances remain as identified on the original application, and complies with all rules and regulations which may be established by the Stanislaus Animal Services Agency (SASA).

C. Permit revocation. Expansion of the activity not previously listed in the original application, failure to comply with City or County conditions, creation of a nuisance to the adjoining residents, or other noncompliance shall be grounds for the City to revoke said kennel permit. The Director of Community Development is directed and authorized to perform this duty.

D. License. Upon notification by the Community Development Department of its action on the kennel permit, SASA shall be authorized to issue and monitor a kennel license subject to any conditions as may be established by the City and subject to all rules and regulations which may be established by the County.

E. Fees. The City may adopt fees for processing and reviewing public applications for kennel requests, renewals, and investigation of any associated complaints or revocation of said kennel permits. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.28.090 Automobile service stations.

A. When considering a conditional use permit (CUP) application under this title to permit an automobile service station, the following criteria may be taken into consideration but shall not be mandatory:

1. A maximum of two automobile service stations shall be allowed at a cross intersection; one at a "T" intersection.

2. All automobile service stations shall be limited to intersections of major thoroughfare or greater as designated by the general plan.

3. Where practicable, automobile service stations should be part of a larger commercial or service department.

B. Each conditional use permit for an automobile service station may include one or more of the following conditions when deemed appropriate by the Director of Community Development:

1. The minimum building setback from street property lines shall be 40 feet.

2. The minimum building setback from other property lines shall be ten feet.

3. The maximum standard width of driveways shall be 30 feet.

4. The center line of driveways shall be perpendicular to the curb line.

5. The minimum distance from any driveway to any interior lot line shall be five feet. The minimum distance from any driveway to any exterior lot line shall be 20 feet.

6. The minimum distance between curb cuts shall be 30 feet.

7. Five percent of the open area shall be landscaped. The remaining open area shall be paved.

Landscaped areas shall be surrounded by concrete curb six inches in height. A landscaping strip five feet wide shall be provided along the full width of internal property lines separating the site from any lot or parcel zoned for residential purposes, and along all alley property lines if the property opposite it is zoned for residential purposes. A landscaping strip three feet wide shall be provided in front of pump islands at the property line. Landscaping shall be provided at street intersections between driveways.

The maximum height of landscaping of the intersection shall be 36 inches.

8. All hydraulic hoists and pits and all lubrication, greasing and repair equipment shall be enclosed entirely within buildings.

9. All pump islands shall be set back a minimum of 25 feet from any property line.

10. A site size of 12,000 square feet or less shall be limited to two service bays and six pumps. Two pumps and one service bay may be added for every additional 2,000 square feet of site area.

11. Exterior lighting must be erected and maintained so as to not glare upon any adjacent property or public right-of-way.

12. No vehicles shall be parked on the premises other than those of persons attending to business on the site, vehicles being serviced for customers, vehicles of employees and two trucks and other service vehicles used in the operation of the station.

13. In the event that any of the provisions of this section conflict with the property development standards applicable to the relevant zoning chapter, the property development standards established for the applicable zone shall apply.
(Ord. No. 2020-1059, § 1, 3-23-2020)

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18.28.100 Emergency shelters.

A. Purpose and authority.

1. The purpose of this section is to establish objective standards for the development and operation of emergency shelters in a manner that to ensure that the development of emergency shelters does not adversely impact adjacent parcels or the surrounding neighborhood and that they are developed in a manner which protects public health and safety and ensures consistency with Government Code Section 65583. the health, safety, and general welfare of the nearby residents and businesses and the character of the City.

2. Emergency shelters shall be operated under the authority of a governing agency or private, non-profit organization that provides, or that contracts with recognized community organizations to provide emergency shelters and which, when required by law, are properly registered and licensed.

3. Emergency shelters shall comply with the California Health and Safety Code.

4. Nothing in this section shall be interpreted or applied to preclude or unduly constrain the development or operation of emergency shelters in compliance with Government Code Section 65583.

B. Standards. Emergency shelters shall comply with all property development standards of the industrial zone in which they are located in addition to the following development standards:

B. Use and Permit Requirements.

1. Emergency shelters with a maximum capacity of 30 occupants or fewer shall be permitted by right in the Highway Commercial Zoning District and the PC Zoning District with Service Commercial General Plan land use designation and shall not be subject to discretionary review.

2. Emergency shelters with a capacity exceeding 30 occupants may be permitted subject to approval of a conditional use permit.

C. Development Standards. Emergency shelters must be located, developed, and operated in compliance with the following standards:

1. A minimum distance of 300 feet shall be maintained from any other emergency shelter, as measured from property line to property line. This standard shall not be applied in a manner that precludes the development of emergency shelters consistent with Government Code Section 65583(a)(4)(B).

2. Pursuant to Government Code Section 65583(a)(4)(B)(ii), emergency shelters shall provide either sufficient parking to accommodate all staff working in the emergency shelter, or an amount of parking equal to other residential or commercial uses within the same zone, whichever is less.

3. Bicycle parking shall be provided at a rate of one space for every five beds.

4. Exterior lighting shall be provided at all building entrances and outdoor activity areas activated between sunset and sunrise of each day for security purposes.

1. A single emergency shelter for up to 30 occupants on a property, or a combination of multiple shelters with a combined capacity not to exceed 30 occupants on a property, shall be allowed as a permitted use, consistent with section 65583(4)(A) of the Government Code. All emergency shelters, regardless of the number of occupants, shall meet all applicable development standards to the zoning districts in which they are permitted by right and the minimum standards provided by this chapter. Any emergency shelter with a capacity greater than 30 occupants shall be subject to the approval of a conditional use permit.

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2. The facility shall operate on a first-come, first-serve basis with clients only permitted on site and admitted to the facility between 5:00 p.m. and 7:00 a.m. during Pacific Standard Time. Clients must vacate the facility by 8:00 a.m. and the facility shall not guarantee a bed for the next night. A curfew of 10:00 p.m. (or earlier) shall be established and strictly enforced and clients shall not be admitted after the curfew.

3. A minimum distance of 300 feet shall be maintained from any other emergency shelter, as measured from the property line.

4. Any outdoor storage, including, but not limited to, items brought on site by clients for overnight stays, shall be screened from public view by a minimum seven-foot tall decorative wall or fence. Service animals may accompany a disabled person, and pets may be permitted if contained within an adequately sized and sturdy pet carrier. Shopping carts shall not be permitted on site. Individual lockers shall be provided to allow shelter clients to temporarily store their private belongings while using the shelter.

5. No person shall be allowed to camp on the premises or sleep on the premises outside of the shelter building.

6. Facility improvements shall comply with this Code and the most current adopted California Building and Safety Codes, specific to the establishment of dormitories and shall additionally provide:
a. Clean sanitary beds and sanitation facilities.
b. A minimum of one toilet for every eight beds per gender. c. A minimum of one shower for every eight beds per gender. d. Private shower and toilet facility for each area designated for use by individual families. e. If the shelter accommodates both men and women in the same building, segregated sleeping, lavatory and bathing areas shall be provided. Reasonable accommodation shall be made to provide segregated sleeping, lavatory and bathing areas for families. f. Adequate indoor client intake areas (100 square feet minimum) must be provided within the premises for clients and prospective clients to prevent queuing into private sidewalks, parking and access areas, or public right-of-way areas.
g. Parking for emergency shelters shall be provided at a rate of one space per staff member plus one space per six occupants allowed at the maximum capacity. h. Bicycle rack parking shall be provided at a minimum of ten bicycles per facility. i. Adequate exterior lighting shall be provided for security purposes. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of an intensity compatible with the neighborhood.
j. The facility may provide the following services in a designated area separate from sleeping areas:
(1) A counseling center for job placement, educational, health care, legal services, or mental health services.
(2) Laundry facilities to serve the number of clients at the shelter. (3) Central cooking, kitchen facilities, and dining areas. (4) Recreation areas. If outdoors, such area shall be visually separated from public view by a minimum six-foot tall decorative screen wall or fence.

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D. C. Operation and Management. An emergency shelter management plan shall be submitted to the City that addresses all of the following:

1. The facility may provide the following services in a designated area separate from sleeping areas:
a. A counseling center for job placement, educational, health care, legal services, or mental health services.
b. Laundry facilities to serve the number of clients at the shelter. c. Central cooking, kitchen facilities, and dining areas. d. Recreation areas. If outdoors, such area shall be visually separated from public view by a minimum six-foot tall decorative screen wall or fence.

A recreation area inside the shelter or in an outdoor area visually separated from public view by a minimum six-foot tall decorative screen wall or fence.

2. At least one facility manager shall be on site at all hours the facility is open and a minimum of one additional staff member per 15 beds shall be awake and on duty when the facility is open. Facility staff shall be trained in operating procedures, safety plans, and assisting clients.

3. Service providers shall provide criteria to screen clients for admittance eligibility, with the objective to provide first service to individuals with connections to the City.

3. Service providers shall ensure that clients do not exceed the maximum stay at the facility of six months in a 12-month period.

Service providers shall continuously monitor waiting areas to inform prospective clients whether they can be served within a reasonable time. If they cannot be served by the provider because of time or resource constraints, the monitor shall inform the client of alternative programs and locations where he or she may seek similar service.

Service providers shall educate on-site staff so that they possess adequate knowledge and skills to assist clients in obtaining permanent shelter and jobs, including referrals to outside assistance agencies.

Service providers shall maintain good communication and have procedures in place to respond to inquiries regarding the facility and operations from the neighborhood, City staff, or the general public.

Service providers shall establish standards for responding to emergencies and incidents resulting from the expulsion of clients from the facility. Re-admittance policies for clients who have previously been expelled from the facility shall also be established.

At least one security guard shall be present during hours of operation.

Alcohol and illegal drug use are prohibited on site. Service providers shall expel clients from the facility if said clients are found to be using alcohol or illegal drugs.

The establishment shall implement other requirements as deemed necessary by the City to ensure that the facility does not create an adverse impact to surrounding properties.

The business operator of the shelter shall be required to remove any graffiti on the premises. The graffiti shall be removed within a time frame as deemed appropriate by the City if such incident occurs.

Anti-loitering signs shall be installed on the property to the satisfaction of the Community Development Director.

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D. If there is a conflict between code requirements, the most restrictive one shall apply.

E. The facility emergency shelter shall comply with all applicable provisions of this chapter consistent with Government Code Section 65583, and with all applicable building, fire, and health and safety codes. The facility shall be subject to inspection by the City for compliance with these requirements. the emergency shelter management plan submitted to the City and all other laws, rules, and regulations that apply including, but not limited to, building and fire codes. The facility shall be subject to City inspections prior to the commencement of operation. In addition, the City may inspect the facility at any time for compliance with the facility's management plan and other applicable laws and standards.

F. The emergency shelter operator shall maintain a valid City business license. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.28.110 Portable outdoor storage units and shipping containers.

Portable outdoor storage units and shipping containers shall comply with the following requirements:

A. Number, size, duration and location.

1. A portable outdoor storage unit or shipping container shall be only placed, kept or stored on a residential property, as an accessory structure.

2. No more than one portable outdoor storage unit or shipping container shall be placed, kept or stored on a residential property.

3. A portable outdoor storage unit shall not exceed eight feet in width, 16 feet in length or eight feet in height. A shipping container shall not exceed eight feet in width, 20 feet in length or eight in height.

4. No portable storage unit shall remain at a residential property in excess of 30 days, whether consecutive or non-consecutive, within a 12-month period, unless authorized by the Director. In the Director's discretion, the Director may authorize a portable outdoor storage unit to remain on residential property for up to 90 days, whether consecutive or non-consecutive, within a 12- month period. When a building permit has been issued for a restoration of a residential property as a result of fire, flood, or other natural disaster, the Director may authorize a portable outdoor storage unit to remain on a residential property for any period of time in the Director's discretion, including a period longer than 90 days. A residential property owner may request that the Director authorize a portable storage unit remaining on residential property in excess of the 30-day period by submitting an application to the Director. A shipping container may be placed on a residential property for any period of time.

5. A portable outdoor storage unit shall be placed in a driveway, on a paved surface, or in a rear yard if alley access exists at the rear of the site. A shipping container may only be placed in a rear yard.

6. A portable outdoor storage unit or shipping container larger than 120 square feet shall comply with applicable zoning regulations for a detached accessory building.

7. A portable outdoor storage unit or shipping container shall not be placed, kept or stored in a public right-of-way.

B. Signage. A portable outdoor storage unit or shipping container shall have no signage other than the name, address and telephone number of the person or firm engaged in the business of renting or otherwise placing the portable outdoor storage unit.

C. Maintenance and prohibition of hazardous materials.

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1. A portable outdoor storage unit or shipping container shall be in a good condition, free from evidence of deterioration, weathering, discoloration, rust, peeling paint, ripping, tearing, other holes or breaks or graffiti.

2. When not in use, a portable outdoor storage unit or shipping container shall be kept locked.

3. No hazardous materials shall be stored or kept in a portable outdoor storage unit or shipping container.

4. The owner of a residential property on which a portable outdoor storage unit or shipping container is placed, shall ensure that the portable outdoor storage unit complies with this section.

D. Exception for prior existing shipping containers in rear yards of residential property. This section shall not apply to any shipping container lawfully placed, kept or stored in the rear yard of a residential property prior to the adoption of this section.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.28.120 Overnight Camping in Residential, Commercial and Industrial Related Zoned Properties.

A. Purpose. The streets and public areas within residential, commercial and industrial zones of the City should be readily accessible and available to the public at large. The use of these areas for camping purposes interferes with the rights of others to use the area, for which they were intended. Such activity can constitute a public health and safety hazard, which negatively impacts the community.

Camping on private property within residential, commercial and industrial zones without the proper sanitary measures for any duration adversely affects private property rights, as well as, the public health, safety, and welfare of the City. The purpose of this section is to maintain streets and other public and private areas within the City in a clean, sanitary, and accessible condition and to adequately protect the health, safety, and public welfare of the community. Nothing in this section is intended to interfere with otherwise lawful and ordinary uses of public or private property.

B. Definitions. Unless it is apparent from the context that another meaning is intended, the following words, when used in this section, shall have the meanings respectively ascribed to them by this subsection.

Camp or camping means to pitch, sleep in, cook in, occupy camp facilities, or use camp paraphernalia for the purpose of temporary or permanent human habitation or domicile.

Camp facilities include, but are not limited to, tents, huts, recreational vehicles, temporary shelters, trailers, and vehicles.

Camp paraphernalia includes, but is not limited to, collapsible shelters, cots, beds, sleeping bags, bed rolls, hammocks, barbeques, open fires, portable stoves, or other cooking equipment not provided or approved by the City.

Public property means any publicly owned property in the City, improved or unimproved, including, but not limited to, any of the following: public alleyways; public parking lots; public passageways; public streets; public rights-of-way; publicly owned, maintained, or operated parks; publicly owned, maintained, or operated landscaped areas or greenbelts; publicly owned, maintained, or operated open spaces, including, but not limited to, those adjacent to City Hall or other public facilities or buildings of any kind; and public sidewalks, curbs, and gutters.

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C. Unlawful camping in commercial and industrial zones. Except as otherwise provided in subsection D, it shall be unlawful for anyone to camp upon any public or private property within any residential, commercial and industrial zone.

D. Exceptions. Nothing in this section shall prohibit:

1. Persons from lawfully camping within campgrounds approved by the City.

2. Persons from lawfully camping on private property which is operated, maintained, and publicized to the public as a campground in conformance with the regulations of the City's Municipal Code and Zoning Ordinance.

3. Persons from camping in connection with a special event conducted in accordance with a permit issued by the City under other provisions of the Ceres Municipal Code.

4. Commercial vehicles legally parked in or on a public parking lot, roadway, truck route or any other public right of way or private property for the purpose of an FMCSA (Federal Motor Carrier Safety Administration) mandated safety or rest period, and or loading or unloading operation conducted in accordance with normal commercial or industrial activities and existing law.

5. Persons in residential zoned areas to lawfully park a recreational vehicle on public streets provided they have adjacent property owner/tenant consent to do so. In no case shall such persons be granted more than ten consecutive days to be lawfully parked on a public street.

E. Enforcement.

1. It is unlawful for any person to violate any provision or fail to comply with any of the requirements of this section.

2. Any person violating any provision of this section shall be issued a written cease and desist notice. The written notice shall set forth the section or sections that the person is violating. The written notice shall state that the individual has eight hours to cease any and all violations of this section from the date the written notice is issued.

3. If a person who receives a written notice pursuant to subsection E.1 fails to comply with this section in eight hours, the person shall be deemed guilty of an infraction and punishable in accordance with section 19.02.030 of the Ceres Municipal Code.

F. After a person's third infraction, in addition to other remedies provided by law, a violation of this section shall be a misdemeanor and punishable pursuant to Section 19.02.030 of the Ceres Municipal Code.

G. Any citation issued for a violation of this section may be dismissed upon review by the City Manager if, in the interest of justice, at the time of citation issuance, all local homeless shelters were full to capacity, the person cited had no reasonable or adequate alternative course of action, and the person cited did not substantially contribute to the circumstances necessitating camping as his or her only reasonable course of action.
(Ord. No. 2021-1064, § 1, 1-25-2021)

18.28.130 Residential Care Facilities.

A. Purpose. The purpose of this section is to implement State law regarding residential care facilities and ensures such uses are permitted in a manner consistent with Health and Safety Code Sections 1566, 1566.3, 1568.0831, and related provisions.

B. Applicability.

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1. Facilities Serving Six or Fewer Persons. Regardless of licensing, this use shall be considered a residential use and shall be subject only to the generally applicable, nondiscriminatory health, safety, and zoning requirements that apply to all single-family residences in the same zone.

2. Facilities Serving Seven or More Persons. Regardless of licensing, this use shall be permitted in all zones that allow residential uses and shall be subject only to the requirements applicable to other residential uses of the same type in the same zone.

C. No additional permit or standard shall be required unless the same is required for other residential uses of the same type.

18.28.140 Supportive Housing.

A. Purpose. The purpose of this section is to implement Government Code Sections 65650–65654 and ensure that supportive housing is permitted as residential use in compliance with State law.

B. Applicability. Supportive housing shall be permitted by right, requiring no discretionary review in zones where multi-family and mixed-uses are permitted, including nonresidential zones permitting multi-family uses (Government Code Section 65650). Supportive housing shall be subject to those restrictions that apply to other residential dwellings of the same type in the same zone (Government Code Section 65583(a)(5)).

18.28.150 Single Room Occupancy Units.

A. Purpose. The purpose of this section is to permit single room occupancy (SRO) units in compliance with State law.

B. Applicability. Single room occupancy units shall be permitted by right in all zones that allow mixeduses. SRO units shall be subject only to the requirements applicable to other residential uses of the same type in the same zone, excluding open space and parking requirements, which shall not apply to single room occupancy units.

18.28.160 Low Barrier Navigation Center.

A. Purpose. The purpose of this section is to permit low barrier navigation centers in compliance with Government Code Section 65660 et seq.

B. Applicability. Low barrier navigation centers shall be permitted by right in zones where mixed uses are permitted, including nonresidential zones that permit multi-family uses. Low barrier navigation centers shall be subject only to the requirements applicable to other residential or mixed uses of the same type in the same zone, and to the requirements of Government Code Section 65660 et seq.

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Title 18 - ZONING
CHAPTER 34 APPEALS
Ceres, California, Municipal Code Created: 2026-03-19 09:33:07 [EST] (Supp. No. 4)

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CHAPTER 34 APPEALS

18.34.010 Right to appeal.

Any person aggrieved by the action of the Director of Community Development or Planning Commission, where an appeal is provided by any provision of this title, may appeal therefrom by filing a written notice of appeal, within ten days of the final determination of the Director of Community Development or Planning Commission, on a form prescribed by the City which shall be filed with the City Clerk. However, appeals of decisions regarding the City's General Plan must be received within five days of the decision, pursuant to Government Code section 65354.5.

Pursuant to the California Fair Employment and Housing Act (Government Code Sections 12955 et seq.), which requires reasonable accommodation in land use and housing practices to provide persons with disabilities equal access to housing, for purposes of appeals involving reasonable accommodation requests, “aggrieved person” shall include the applicant or the intended beneficiary of the request. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.34.020 Appeal fees.

All written notices of appeal shall be accompanied by a filing fee in an amount as determined by the City Council by resolution.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.34.030 Public hearing required for appeals.

A public hearing shall be required for all appeals brought before the City Council. A notice of public hearing shall be given in the following ways and shall contain the time and place of the hearing and other pertinent data:

A. Newspaper. Notice shall be published in a newspaper of general circulation in the City not less than ten days before the date set for the hearing.

B. Letters. If applicable, letter notices shall be mailed not less than ten days before the date set for the hearing to owners of property within a radius of 300 feet from the external boundaries of the property described on the original application, using for this purpose the last known name and address of such owners as shown on the latest adopted tax roll of the County. The notice shall be mailed or delivered at least ten days prior to the hearing to property owners within a 300-foot radius; or expand the radius from the project site if the 300-foot radius is less than 30 parcels. The radius should be expanded until 30 parcels are included but in no case shall the radius be expanded beyond 1,000 feet from the project site.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.34.040 Appeal hearing procedure.

A. Time limit. The City Council shall, not less than ten nor more than 30 days after the publication of legal notice of a public hearing on an appeal, hold a public hearing.

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B. Decision. The City Council shall hear and decide on the subject of the appeal, giving full consideration to the specific findings of the officer or Planning Commission appealed from, and may affirm, reverse, or modify the action appealed as it deems just and equitable. The City Council shall announce its decision within 30 days after the conclusion of the public hearing. The action of the City Council on appeals shall be final, except that all aggrieved parties shall have the right to appeal further in a court of competent jurisdiction. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.34.050 Penalties and procedures.

Any person, firm or corporation, whether as principal, agent, employee or otherwise, violating any provisions of this title shall be guilty of a misdemeanor and upon conviction thereof, shall be punishable by a fine of not more than $500.00 or by imprisonment in the County jail for a term of not exceeding six months, or both. Such person, firm or corporation shall be deemed to be guilty of a separate offense for each and every day during any portion of which any violation of this ordinance is committed, continued or permitted by such person, firm or corporation, and shall be punishable as provided by this section. Any building or structure set up, erected, constructed, altered, enlarged, converted, moved or maintained contrary to the provisions of this title or any use of any land, or contrary to a use permit or variance, or the terms and conditions imposed therewith, shall be and the same is hereby declared to be an unlawful and a public nuisance. Remedies shall be cumulative and not exclusive. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.34.060 Each day a separate offense.

Each day during any portion of which any violation of this title is committed or continued by such person, firm, or corporation, shall constitute a separate offense and shall be punishable as provided by section 18.34.050. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.34.070 Fees.

The City Council shall annually, by resolution, establish the amounts of filing fees for applications and permits required or authorized by this title. Before accepting any application, the Director of Community Development or other designated officers shall collect the appropriate filing fees so established. Any fees required under this title may be waived for any public body, district or agency or Federal, State, County or municipal governments. (Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 39 DENSITY BONUS PROGRAM
Ceres, California, Municipal Code Created: 2025-07-14 16:07:03 [EST] (Supp. No. 3)

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CHAPTER 39 DENSITY BONUS PROGRAM

18.39.010 Purpose and intent.

In accordance with California Government Code Sections 65915, et seq., this Chapter specifies how compliance with State Density Bonus Law will be implemented. The intent of the density bonus program is to contribute significantly to the economic feasibility of affordable housing, including senior housing, student housing, certain daycare facilities and other housing types as provided by state law, in proposed developments by offering incentives to developers consisting of density bonuses or other concessions of equal financial value, in compliance with Government Code sections 65915 through 65918 and 65917. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.020 Definitions.

Terms Defined. Terms used in this chapter are defined as follows:

1. Density Bonus. A density increase over the otherwise maximum allowable density permitted by the City of Richmond pursuant to California Government Code Section 65915.

2. Eligible Housing Development. As defined in Government Code Section 65917.2.

3. Housing Development. As defined in Government Code Section 65915(i).

4. Incentive and Concession. An incentive or a concession as the terms are used in Government Code Section 65915 and in particular as defined in Section 65915(k) thereof. The City may request reasonable documentation from the applicant to support the request.

5. Qualifying Unit. A unit that is provided at a below market-rate rent or sales price as set forth in Government Code Section 65915 to receive a Density Bonus and/or Waivers and Reductions and/or Incentives and Concessions.

6. Waiver and Reduction. A waiver or a reduction as the terms are used in Government Code Section 65915 and in particular in Section 65915(e) thereof, and means any and all changes to or exemptions from physical lot development standards that are required to avoid precluding the construction of a Housing Development with Density Bonus Units, as set forth in Section 65915(e). The City may request reasonable documentation from the applicant to support the request.

Terms Not Defined. Terms not defined in this section shall be interpreted to give this chapter its most reasonable meaning and application, consistent with applicable state and federal law.

18.39.030 General Provisions.

A. State Law Governs. Where a conflict occurs between the provisions of this Chapter and State law, State law will govern.

B. Compatibility. All affordable housing units must be dispersed within market-rate projects whenever feasible. Affordable housing units within market-rate projects must be comparable with the design and appearance of market-rate units in appearance, use of materials, and finish quality.

C. Availability. All affordable housing units must be constructed concurrently with, and made available for qualified occupants at the same time as, the market-rate housing units within the same project, unless

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both the City and the developer agree in the Density Bonus Agreement to an alternative schedule for development.

D. Density Bonus Agreement. A Density Bonus Agreement will be made a condition of the discretionary permits for all projects granted a density bonus, pursuant to this chapter. The Agreement must be recorded as a restriction on the parcel or parcels on which the affordable housing units will be constructed.

The Agreement must be consistent with Section 18.39.100 of this chapter.

18.39.040 020 Applicability.

Density bonuses may be granted and agreements entered into between the City and developer in conjunction with a zone change, planned community development, architectural site plan application approval, subdivisions or other permit approvals granted by the City. The following provisions shall apply to density bonuses:

A. Calculation. Density bonuses must be calculated as set forth in Sections 65915 and 65917.2.

B. Procedures. Density bonus requests must be submitted on a form provided by the City, as outlined in Section 18.39.120 of this chapter, and must accompany housing development permit applications and will be decided upon concurrent with the underlying permit for the project.

A. Housing developments must have a minimum of five units, excluding any bonus units, to qualify for the density bonus program provided by this chapter, and meet one or more of the following criteria:

1. Ten percent of the total units are designated for lower-income households, as defined in section 50079.5 of the Health and Safety Code.

2. Five percent of the total units are designated for very low-income households, as defined in section 50105 of the Health and Safety Code.

3. Ten percent of the total dwelling units in a common interest development, as defined in section 4100 of the Civil Code, for persons and families of moderate income, as defined in section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase.

3. Fifty percent of the total units are designated for senior citizens, as defined in sections 51.3 and

51.12 of the Civil Code.

4. Ten percent of the total units of a housing development for transitional foster youth, as defined in section 66025.9 of the Education Code, disabled veterans, as defined in section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. sec. 11301 et seq.)
B. Projects which meet the requirements of this chapter shall qualify for a density bonus of up to 35 percent increase in the number of dwelling units authorized for a particular parcel of land beyond the otherwise maximum allowable residential density under this title or general plan, whichever is greater, as of the date of application for a project. In addition, a developer shall be entitled to at least one other concession or incentive unless the City adopts a written finding that the additional concession or incentive is not required in order to provide affordable housing costs as defined in section 50052.5 of the California Health and Safety Code, or the concession or incentive would have a specific adverse impact as defined in paragraph (2) of subdivision (d) of section 65589.5 of the California Government Code, or the concession or incentive would be contrary to State or federal law, or the City shall provide other incentives of equivalent financial value based on the land cost per dwelling unit.

C. If the developer agrees to construct both ten percent of the total units for lower-income households and five percent of the total units for very low-income households, the developer is entitled to one

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additional incentive as identified in section 18.39.030 of this chapter, and may, at the discretion of the City, receive more than one density bonus.

D. The City shall, within 90 days of receipt of a written proposal, notify the developer, in writing, of the procedures governing these provisions.

E. The City Council may approve the density bonus and regulatory concessions and/or incentives only if all of the following findings are made:

1. The developer has proven that the density bonus and adjustment of standards is necessary to make the project economically feasible.

2. Additional adjustment of standards is not required in order for rents for the targeted units to be set, pursuant to California Government Code section 65915, subdivision (c).

3. The proposed project is compatible with the purpose and intent of the Ceres General Plan and applicable zoning and development policies.

4. The concession or incentive would not have a specific adverse impact on public health, public safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigated or avoid the specific adverse impact, or adverse impact, without rendering the development unaffordable to low- and moderate-income households. A specific adverse impact is a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.050 030 Concessions and incentives.

For the purposes of this chapter, concession or incentive means any of the following:

A. A developer may request an incentive or concession to modify development standards pursuant to Government Code Sections 65915 and 65917.2 if a development standard would preclude the construction of a housing development or the construction of a housing development with the density, concessions, or incentives permitted under State law. The developer shall provide reasonable documentation to demonstrate that the requested concession(s) or incentive(s) result in identifiable and actual cost reductions consistent with Government Code Section 65915(d).

B. Possible Incentives or Concessions. When a developer seeks and agrees to construct any one of the housing specified in Government Code Section 65915, the City shall grant incentives or concessions as described below, if requested by the developer, in addition to a density bonus, unless the City makes written findings per subsection 18.39.090(C) of this Chapter:

1. A consideration of alternative reduction in site development standards or a modification of Zoning Code requirements or architectural design requirements that exceed minimum building standards approved by the State of California Building Standards Commission as provided in part 2.5 (commencing with section 18901) of division 13 of the California Health and Safety Code, including, but not limited to:
a. Reduced minimum lot sizes and/or dimensions;
b. Reduced minimum lot setbacks;
c. Reduced minimum outdoor and/or private outdoor living area; d. Increased maximum lot coverage;
e. Increased maximum building height and/or stories;

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f. Reduced minimum building separation requirements;
g. Reduced street standards, such as reduced minimum street widths. h. Reduced on-site parking standards.
i. a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable, financially sufficient, and actual cost reductions.

2. Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located.

3. Other regulatory incentives or concessions proposed by the developer or the City which result in identifiable actual cost reductions may include, but are not limited to:
a. Certain applicable City fees in a project may be waived, reduced or deferred. b. A project which provides affordable housing under the terms of this chapter may be entitled to priority processing.
c. Contributions of redevelopment tax increment housing set-aside funds. d. Technical assistance with the preparation of an application for State or federal funds. e. Financing with tax-exempt bonds or mortgage credit certificates, if they are issued by the City.

C. Number of Incentives or Concessions. A housing development shall be entitled to the number of incentives or concessions specified in Government Code Section 65915(d)(2), based on the percentage and level of affordability provided. The City shall grant the applicable number of incentives or concessions in accordance with State law.

D. Procedural Requirements.

1. The City shall grant incentives and concession unless findings are made as set forth in Government Code Section 65915(d)(1).

2. The City is not required to deny a proposed incentive or concession solely because it can make a finding under Government Code Section 65915(d)(1).

3. The City bears the burden of proof for the denial of a requested incentive or concession.

4. Unless denied under Government Code Section 65915, incentives and concessions are exempt from discretionary review of permits under the Zoning Ordinance, other than Design Review, and by law do not modify the CEQA review status of a project.

B. One incentive or concession for projects that include at least ten percent of the total units for lowerincome households, at least five percent for very low-income households, or at least ten percent for persons and families of moderate income in a common interest development.

C. Two incentives or concessions for projects that include at least 20 percent of the total units for lowerincome households, at least ten percent for very low-income households, or at least 20 percent for persons and families of moderate income in a common interest development.

D. Three incentives or concessions for projects that include at least 30 percent of the total units for lowerincome households, at least 15 percent for very low-income households, or at least 30 percent for persons and families of moderate income in a common interest development.

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E. Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located.

F. Other regulatory incentives or concessions proposed by the developer or the City which result in identifiable actual cost reductions may include, but are not limited to:

1. Certain applicable City fees in a project may be waived, reduced or deferred.

2. A project which provides affordable housing under the terms of this chapter may be entitled to priority processing.

3. Contributions of redevelopment tax increment housing set-aside funds.

4. Technical assistance with the preparation of an application for State or federal funds.

5. Financing with tax-exempt bonds or mortgage credit certificates, if they are issued by the City. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.060 Waivers and reductions.

A. A developer may submit a proposal to the City requesting a waiver or reduction of development standards in accordance with Government Code Section 65915(e), as may be amended.

B. The City shall grant a waiver or reduction of development standards if a development standard would physically preclude the construction of a housing development, or a housing development with the density, concessions, or incentives permitted under State law, unless the City makes the written findings required by Government Code Section 65915(e).

C. The City may require reasonable documentation to demonstrate that the development standard would physically preclude the construction of the housing development as provided in Government Code Section 65915(e).

D. Nothing in this section shall be interpreted to impose requirements inconsistent with Government Code Section 65915(e).

18.39.040 General requirements.

A. The developer shall enter into a written agreement with the City to guarantee the continued use and availability of the affordable units to very low- and low-income households for a period as determined by the City. If financing or subsidy programs for the project designate a preservation period, the affordability of restricted units shall be maintained for at least the designated preservation period.

B. Requirements for the affordable units shall be established in conjunction with project approval. Evidence of compliance with the provisions of this chapter shall be in the form of an agreement between the applicant, City, and monitoring agency completed prior to issuance of any project building permits. The terms and conditions of the agreement shall run with the land which is to be developed, shall be binding upon the successor in interest of the developer, and shall be recorded in the office of the Stanislaus County Recorder.

The agreement shall include the following provisions:

1. The developer shall give the City the continuing right-of-first-refusal to purchase or lease any or all of the designated units at the fair market value.

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without the written approval of the City confirming that the sales price of the unit is consistent with the limits established for eligible households.

3. The City shall have the authority to enter into other agreements with the developer or purchasers of the dwelling units, as may be necessary to assure that the required dwelling units are continuously occupied by eligible households.

4. Nondiscrimination language shall be incorporated into each agreement to assure that equal housing opportunities are made available to all without regard to race, color, religion, sex, national origin, ancestry, marital status or physical handicap in accordance with State or federal law.

5. The agreement shall be recorded as a deed restriction prior to issuance of any project building permits and shall run with the land encompassed by the project as provided in subsection A of this section.

C. Affordable units in a project and phases of a project shall be constructed concurrently with or prior to the construction of nonrestricted units.

D. Affordable units shall have an external appearance, bedroom mix and amenities representative of the entire housing development, and such units shall be dispersed throughout the project.

E. The City may contract with the Stanislaus County Housing Authority or other similar entity to administer and monitor the rental and sales provisions of this chapter. The monitoring costs shall be paid by the project owner(s) in one lump sum for the term of the agreement. Said fee shall be paid prior to issuance of the final occupancy clearance. It will be the owner's responsibility to contact the monitoring agency regarding subsequent vacancies once a unit is available for rent or sale.

F. The City Council, by resolution, may establish the amount of fees to be charged to applicants and/or project owners for administration of this chapter.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.070 050 Affordability requirements. Requirements for rental housing projects.

A. Rental Units. Affordable units offered for rent to low-income and very low-income households shall be made available for rent at an affordable rent as defined by in Section 50053 of the Health and Safety Code and shall remain restricted and affordable to the designated income group for the period required by Government Code Section 65915(c), as may be amended. Nothing in this section shall preclude a longer affordability period where required by other funding sources or programs.

B. Ownership Units. Affordable units offered for sale shall be made available at an affordable ownership cost as defined in Section 50052.5 of the Health and Safety Code and shall be subject to resale restrictions and equity sharing requirements consistent with Government Code Section 65915(c) and applicable definitions in Section 65915.

A. Those units targeted for very low-income households shall be affordable at a rent that does not exceed 30 percent of 50 percent of the Stanislaus County area median income, as published annually by the California Department of Housing and Community Development, and adjusted for household size. If the units are rented to Section 8 certificate holders, then the maximum rents for those units shall be as determined by the Stanislaus County Housing Authority.

B. Those units targeted for lower-income households shall be affordable at a rent that does not exceed 30 percent of 60 percent of the Stanislaus County area median income, as published annually by the California Department of Housing and Community Development, and adjusted for household size. If the units are rented to Section 8 certificate holders, then the maximum rents for those units shall be as determined by the Stanislaus County Housing Authority.

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C. Those units targeted for moderate-income households shall be affordable at a rent that does not exceed 30 percent of 100 percent of the Stanislaus County area median income, as published annually by the California Department of Housing and Community Development, and adjusted for household size. If the units are rented to Section 8 certificate holders, then the maximum rents for those units shall be as determined by the Stanislaus County Housing Authority.

D. Total move-in costs for affordable units shall be limited to the last month's rent plus a cleaning deposit not to exceed one month's rent.

E. In calculating rents for senior citizen housing units, any services, such as meals or individual medical care, offered above those normally provided for independent living units, shall not be included in calculating maximum rents.

F. If the affordable unit is rented at any time to persons not in the income category originally agreed upon, the property owner or applicant shall pay to the City the difference between the maximum rental fee allowed and that collected for each unit, for the term of noncompliance. Any forfeited monies shall be used for targeted-income housing programs within the City.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.060 Requirements for owner-occupied housing.

A. All purchasers of affordable units shall be first time homebuyers or senior citizens.

B. The total mortgage payments of those units designated for very low- and low-income households shall not exceed the criteria specified for maximum rents in section 18.39.050 of this chapter. Total mortgage payments include principal, interest, taxes, and insurance.

C. The total down payment, excluding closing costs, for the affordable units, shall not exceed ten percent of the purchase price.

D. Purchasers shall be required to occupy the unit unless evidence is presented to the City that the owner is unable to continuously occupy the unit due to illness or incapacity. In such cases, the City may approve rental of the unit to the same household type as the owner.

E. The owner of an affordable unit, on its sale or resale, shall sell the unit to a household in the same category (very low, low, or senior citizen).

F. The sale and selling price of the affordable unit shall be controlled by the monitoring agency. (Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.080 070 Conflict of interest.

Following are those persons who, by virtue of their position or relationship, are found to be ineligible to purchase or rent an affordable unit as their residence:

A. All employees and officials of the City who have, by the authority of their position, policymaking authority or influence affecting City housing programs.

B. The developer or project owner, or the relatives or employees of the developer, project owner or of any subcontractor or business associated with the developer's or project owner's operations. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.39.090 080 Requirements for housing projects that include child care facilities.

When an applicant proposes to construct a housing development that conforms to the requirements of California Government Code section 65915, subdivision (b), and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the City shall grant either of the following:

A. An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility.

B. An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility.

C. The City shall require, as a condition of approving the housing development that the following occur:

1. The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to California Government Code section 65915, subdivision (c).

2. Of the children who attend the child care facility, the children of very low-income households, lower-income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low-income households, lower-income households, or families of moderate income pursuant to California Government Code section 65915, subdivision (b).

3. Notwithstanding any requirement of California Government Code section 65915, the City shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities.

4. "Child care facility," as used in this section, means a child day care facility other than a family day care home, including, but not limited to, infant centers, preschools, extended day care facilities, and school-age child care centers.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.39.100 080 Requirements for the donation of land.

When an application for a tentative subdivision map, parcel map, or other residential development approval proposes to donate land for very low-income housing, the City shall grant a density bonus in accordance with Government Code Section 65915(g), as may be amended. The density bonus provided, including any increases based on the percentage of land donated, and all eligibility criteria, shall be determined pursuant to Government Code Section 65915(g). The City may require reasonable documentation to demonstrate compliance with the requirements of Government Code Section 65915(g), including the timing of land transfer, site suitability, and longterm affordability requirements.

18.39.110 Condominium conversions.

A. A conversion of existing rental apartments to condominiums may be eligible for a density bonus or other incentives of equivalent financial value in accordance with Government Code Section 65915.5, as may be amended.

B. The density bonus or incentives, including affordability requirements and any limitations on eligibility, shall be determined pursuant to Government Code Section 65915.5.

C. The City may require reasonable documentation to verify compliance with the requirements of Government Code Section 65915.5, including affordability commitments and payment of reasonable administrative costs.

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D. A condominium conversion shall not be eligible for a density bonus or incentives if the development previously received a density bonus or incentives pursuant to Government Code Section 65915.

18.39.120 Application requirements and review.

A. Application Requirements. An application for a density bonus, incentive, concession, waiver, or reduction of development standards, pursuant to this chapter shall be submitted with the first application for approval of a housing development and processed concurrently with all other applications required for the housing development. The application shall be submitted on a form prescribed by the city and shall include at least the following information:

1. Project Information. Site plan showing total number of units, number and location of affordable units, and number and location of proposed density bonus units.

2. Affordability. Level of affordability of housing units and a description of how affordability will be ensured in accordance with Government Code Section 65915.

3. Requested Incentives, Concessions, Waivers, or Parking Reductions. Description of any requested incentives, concessions, waivers or reductions of development standards. · Requests for incentives or concessions shall include sufficient information to demonstrate eligibility consistent with Government Code Section 65915(d).
· Requests for waivers or reductions shall include sufficient information to demonstrate that a development standard would physically preclude the construction of the development consistent with Government Code Section 65915(e).

4. Land Donation or Child-Care Facilities. If a density bonus or concession is requested for a land donation or the provision of child-care facilities, the application shall include sufficient information to demonstrate compliance with Government Code Section 65915(g) or (h), as applicable.

B. Review Authority and Process. An application for a density bonus, incentive, concession, waiver or reduction, pursuant to this chapter shall be considered by and acted upon by the approval body with authority to approve the housing development. In accordance with Government Code Section 65943 and 65915(a)(3), within 30 days of receipt of a development application for density bonus, the City shall notify the applicant, in writing, whether the application is complete. Any decision regarding a density bonus, incentive, concession, waiver or reduction may be appealed to the planning commission and from the planning commission to the city council in accordance with Chapter 34 of the Ceres Municipal Code. In accordance with Government Code Section 65915, neither the granting of a concession, incentive, waiver, or reduction nor the granting of a density bonus shall be interpreted, in and of itself, to require a general plan amendment, zoning change, variance, or other discretionary approval.

C. Findings. The City Council shall apply the standards and make the findings required by Government Code Section 65915, including subdivisions (d), (e), (g), and (h), as applicable. Any denial of a requested incentive, concession, waiver, or reduction in development standards shall be supported by substantial evidence and based solely on the findings and criteria set forth in Government Code Section 65915.

18.39.130. Density bonus agreement.

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applicant, City, and monitoring agency completed prior to issuance of any project building permits. The terms and conditions of the agreement shall run with the land which is to be developed, shall be binding upon the successor in interest of the developer, and shall be recorded in the office of the Stanislaus County Recorder. The agreement shall include the following provisions:

1. The developer shall give the City the continuing right-of-first-refusal to purchase or lease any or all of the designated units at the fair market value.

2. The deeds to the designated units shall contain a covenant stating that the developer or his or her successor in interest shall not sell, rent, lease, sublet, assign or otherwise transfer any interest for same without the written approval of the City confirming that the sales price of the unit is consistent with the limits established for eligible households.

C. Affordable units in a project and phases of a project shall be constructed concurrently with or prior to the construction of nonrestricted units.

D. Affordable units shall have an external appearance, bedroom mix and amenities representative of the entire housing development, and such units shall be dispersed throughout the project.

F. The City Council, by resolution, may establish the amount of fees to be charged to applicants and/or project owners for administration of this chapter.

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Title 18 - ZONING
CHAPTER 41 REASONABLE ACCOMMODATIONS POLICY AND PROCEDURES Ceres, California, Municipal Code Created: 2025-07-14 16:07:03 [EST] (Supp. No. 3)

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CHAPTER 41 REASONABLE ACCOMMODATIONS POLICY AND PROCEDURES

18.41.010 Title, purpose and applicability.

A. Title and intent. The provisions of this chapter shall be known as the reasonable accommodations policy and procedure regulations. The intent of the reasonable accommodations policy and procedure regulations is to provide flexibility in the application of the zoning ordinance for individuals with a disability, when flexibility is necessary to eliminate barriers to housing opportunities. This chapter will facilitate compliance with federal and State fair housing laws, and promote housing opportunities for residents of Ceres.

B. Purpose. The purpose of this chapter is to establish a procedure for persons with disabilities seeking fair access to housing to make requests for reasonable accommodations in the application of Ceres' zoning laws, rules, policies, practices and procedures pursuant to section 3604(f)(3)(b) of title 42 of the United States Code ("the Fair Housing Act") and section 12955 et seq. of the California Government Code (the "California Fair Employment and Housing Act"), which prohibit local governments from refusing to make reasonable accommodations in policies and practices when these accommodations are necessary to afford persons with disabilities equal opportunity to use and enjoy a dwelling.

C. Applicability. A request for a reasonable accommodation may include modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

D. For purposes of this chapter, a "person with a disability" shall include any person who has a physical or mental impairment that limits one or more major life activities; anyone who is regarded as having such impairment; or anyone who has a record of such impairment. Federal and State fair housing laws do not protect an individual's current unlawful use of controlled substances or other drugs, unless that individual has a separate disability.

E. For purposes of this chapter, a "reasonable request for accommodation" shall mean a request to modify land use, zoning or building regulations, policies, practices, or procedures in order to give people with disabilities an equal opportunity to use and enjoy a dwelling.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.41.020 Review and authority.

A. The Director of Community Development or his or her designee is designated to approve, conditionally approve, or deny all applications for reasonable accommodations.

B. If the project for which the request for a reasonable accommodation is made requires another discretionary permit or approval that is subject to Planning Commission action (as per subsection 18.03.040.B), then the Planning Commission shall act as the decision maker for both the request for reasonable accommodation and the discretionary permit or approval at the same time.

C. If an applicant making a request for a reasonable accommodation does not agree with the decision rendered by the Director of Community Development and/or Planning Commission, the applicant may appeal the decision per the applicable requirements listed under chapter 18.34. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.41.030 Application for a reasonable accommodation.

A. Applicant. A request for a reasonable accommodation may be submitted to the Director of Community Development by any person with a disability, their representative, or a developer or provider of housing for individuals with a disability. A reasonable accommodation may be approved only for the benefit of one or more individuals with a disability.

B. Application. An application for a reasonable accommodation from a zoning regulation, policy, or practice shall be made on a form provided by the Community Development Division. No fee shall be required for a request for a reasonable accommodation, unless the project requires approval of another discretionary permit, then the prescribed fee shall be paid for all other discretionary permits.

C. Other discretionary permits. If the project for which the request for a reasonable accommodation is made requires another discretionary permit or approval (i.e., conditional use permit, subdivision, variance, or planned development plan review, etc.), then the applicant shall file the request for a reasonable accommodation together with the application for the other discretionary permit or approval. The processing procedures of the discretionary permit shall govern the joint processing of both the reasonable accommodation and the discretionary permit.

D. Required information. In addition to materials required under applicable provisions of this Code, an application for a reasonable accommodation shall include the following:

1. Documentation that the applicant is:
a. An individual with a disability;
b. Applying on behalf of one or more individuals with a disability; or c. A developer or provider of housing for one or more individuals with a disability.

2. The specific exception or modification to the zoning ordinance provision, policy, or practices requested by the applicant;

3. Documentation that the specific exception or modification requested by the applicant is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy the dwelling; and

4. Any other information that the Director of Community Development reasonably concludes is necessary to determine whether the findings required by section 18.41.040, hereof, can be made, so long as any request for information regarding the disability of the individuals benefited complies with fair housing law protections and the privacy rights of the individuals affected.

5. Any information submitted as part of a reasonable accommodations request shall be kept confidential and shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection.
(Ord. No. 2020-1059, § 1, 3-23-2020)

18.41.040 Finding necessary for a reasonable accommodation.

A. The written decision to approve, conditionally approve, or deny a request for a reasonable accommodation shall be based on the following findings, all of which are required for approval:

1. That the housing, which is the subject of the request for reasonable accommodation, will be used by one or more individuals with a disability protected under the fair housing laws;

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2. The requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling;

3. The requested accommodation will not result in a fundamental alteration in the nature of the City's zoning laws, rules, policies, practices, and procedures;

4. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical damage to the property of others.

5. The requested accommodation will not impose an undue financial or administrative burden on the City as "undue financial or administrative burden" is defined in fair housing laws and interpretive case law.

6. In making these findings, the decision maker may approve alternative reasonable accommodations which provide an equivalent level of benefit to the applicant.

B. The City may consider, but is not limited to, the following factors in determining whether the requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling:

1. Whether the requested accommodation will affirmatively enhance the quality of life of one or more individuals with a disability;

2. Whether the individual or individuals with a disability will be denied an equal opportunity to enjoy the housing type of their choice absent the accommodation;

3. In the case of a residential care facility, whether the requested accommodation is necessary to make facilities of a similar nature or operation economically viable in light of the particularities of the relevant market and market participants; and/or

4. In the case of a residential care facility, whether the existing supply of facilities of a similar nature and operation in the community is sufficient to provide individuals with a disability an equal opportunity to live in a residential setting.

C. The City may consider, but is not limited to, the following factors in determining whether the requested accommodation would require a fundamental alteration in the nature of the City's zoning laws, rules, policies, practices, and procedures:

1. Whether the requested accommodation would fundamentally alter the character of the neighborhood;

2. Whether the accommodation would result in a substantial increase in traffic or insufficient parking;

3. Whether granting the requested accommodation would substantially undermine any purpose of either the City's general plan or applicable specific plan; and/or

4. In the case of a residential care facility, whether the requested accommodation would create an institutionalized environment due to the number of and distance between facilities that are similar in nature or operation.

B. D. Rules while decision is pending. While a request for reasonable accommodation is pending, all laws and regulations otherwise applicable to the property that is the subject of the request shall remain in full force and effect.

C. E. Effective date. No reasonable accommodation shall become effective until the decision to grant such accommodation shall have become final by reason of the expiration of time to make an appeal. In the event an appeal is filed, the reasonable accommodation shall not become effective unless and until a decision is made by the Planning Commission or City Council, as applicable on such appeal. (Ord. No. 2020-1059, § 1, 3-23-2020)

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18.41.050 Amendments, expiration, violation and discontinuance.

A. Amendments. A request for changes in conditions of approval of a reasonable accommodation, or a change to plans that would affect a condition of approval shall be treated as a new application. The Director of Community Development may waive the requirement for a new application if the changes are minor, do not involve substantial alterations or addition to the plan or the conditions of approval, and are consistent with the intent of the original approval.

B. Expiration of approval. Any reasonable accommodation approved in accordance with the terms of this chapter shall expire within 24 months from the effective date of approval or at an alternative time specified as a condition of approval unless:

1. A building permit has been issued and construction has commenced;

2. A certificate of occupancy has been issued;

3. The use is established.

C. Violation of terms. Any reasonable accommodation approved in accordance with the terms of this Code may be revoked if any of the conditions or terms of such reasonable accommodation are violated, or if any law or ordinance is violated in connection therewith.

D. Discontinuance. A reasonable accommodation shall lapse if the exercise of rights granted by it is discontinued for 180 consecutive days. If the persons initially occupying a dwelling vacate, the reasonable accommodation shall remain in effect only if the Director of Community Development determines that:

1. The modification is physically integrated into the residential structure and cannot easily be removed or altered to comply with the Code; and

2. The accommodation is necessary to give another disabled individual an equal opportunity to enjoy the dwelling.

E. Documentation. The Director of Community Development may request the applicant or his or her successor in interest to the property to provide documentation that subsequent occupants are persons with disabilities. Failure to provide such documentation within ten days of the date of a request by the City shall constitute grounds for discontinuance by the City of a previously approved reasonable accommodation. (Ord. No. 2020-1059, § 1, 3-23-2020)

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Title 18 - ZONING
CHAPTER 44 SENATE BILL 9 IMPLEMENTATION
Ceres, California, Municipal Code Created: 2026-03-19 09:33:03 [EST] (Supp. No. 4)

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CHAPTER 44 SENATE BILL 9 IMPLEMENTATION

18.44.010 Purpose and intent.

The purpose of this chapter is to provide objective zoning standards for Two-Unit Developments and Urban Lot Splits within single-family residential zones, to implement the provisions of State law as reflected in Government Code Section 65852.21 et seq. and Section 66411.7 et seq., and to facilitate the development of new residential housing units consistent with the City’s General Plan and ensure sound standards of public health and safety.

Where this chapter or Senate Bill 9 conflict with any provisions of this Code, this chapter and Senate Bill 9 shall control. Any development standard not specifically addressed by this chapter or Senate Bill 9 must conform to all other provisions of this Code and all other objective policies and requirements governing subdivisions and/or construction of one-family or two-family dwellings.
(Ord. No.)

18.44.020 Authority.

The City Council enacts this ordinance under the authority granted to cities by Article XI, Section 7 of the California Constitution and Government Code Sections 65852.21 et seq. and 66411.7 et seq. (Ord. No.)

18.44.030 Definitions.

Terms used in this chapter are as defined in Government Code Sections 66411.7 and 65852.21 or as otherwise defined herein.
(Ord. No.)

18.44.040 General SB 9 Development Standards.

A. Applicability. The provisions of this section shall apply to all Two-Unit Developments and Urban Lot Splits processed pursuant to this chapter.

B. Ministerial Approval. The Planning Official or their designee shall ministerially review applications without discretionary review or hearing.

C. Applicable Standards. Development shall comply with all applicable objective zoning, objective subdivision, and objective design review standards that do not require the exercise of discretion.

D. Waiver of Standards (Physically Preclude). The Planning Official shall waive or modify any development standard if the standard would have the effect of physically precluding the construction of:

1. Up to two units per parcel; or

2. A unit of at least 800 square feet.

Any modification shall be the minimum necessary to avoid physically precluding development.

E. Setbacks. Required side and rear yard setbacks shall be four feet. No setback shall be required for:

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1. An existing legally created structure; or

2. A structure constructed in the same location and to the same dimensions.

F. Parking. Parking shall be provided in compliance with Government Code Sections 65852.21 and 66411.7.

G. Accessory Dwelling Units. Nothing in this chapter shall be interpreted to limit the development of accessory dwelling units or junior accessory dwelling units in compliance with Government Code Section 65852.2.

H. Short-Term Rentals. Dwelling units created pursuant to this chapter shall not be rented for periods of less than 30 days.

I. Replacement Housing. Where applicable, development shall comply with Government Code Section 66300(d).

J. Utilities. Proposed development shall be designed to allow separate conveyance and shall provide separate utility connections where feasible and consistent with the requirements of the applicable utility provider.

K. Denial. A project may be denied only if the Building Official makes a written finding of a specific adverse impact consistent with Government Code Sections 65852.21 or 66411.7.

18.44.050 Urban Lot Split.

A. Ministerial Parcel Map. The Planning Official shall ministerially review and approve a parcel map for an Urban Lot Split without discretionary review if consistent with Government Code Section 66411.7.

B. Lot Requirements. Each parcel created through an Urban Lot Split shall comply with the following requirements:

1. Minimum lot area of 1,200 square feet.

2. Each resulting parcel shall be no less than 40 percent of the total area of the original parcel proposed for subdivision.

C. Subdivision Standards. An Urban Lot Split shall comply with the applicable objective requirements of the Subdivision Map Act (Government Code Section 66410 et seq.) and this Code, except as otherwise provided in Government Code Section 66411.7. Only objective subdivision standards that do not require the exercise of discretion and that do not have the effect of physically precluding development authorized by this chapter shall apply. Notwithstanding any provision of this Code or the Subdivision Map Act, the City shall not require the dedication of rights-of-way or the construction of off-site improvements as a condition of approval of an Urban Lot Split. However, the City may require the recordation of easements necessary to provide access and public services to the parcels created through the Urban Lot Split.

D. Access. Each parcel created through an Urban Lot Split shall have direct access to, or shall be provided legal access to, a public right-of-way. Access may be provided via frontage on a public street or by a recorded access easement that ensures adequate and permanent ingress and egress for vehicles and emergency services, consistent with applicable objective standards.

E. Owner-Occupancy. The applicant shall sign an affidavit agreeing to occupy one unit as a principal residence for at least three years from the date of recordation of the parcel map.

F. Recorded Covenant. Prior to the approval and recordation of the parcel map, the applicant shall record a restrictive covenant and agreement, in a form approved by the City Attorney, which shall run with the land and be binding on all successors in interest. The covenant shall include, at a minimum, the following provisions consistent with Government Code Section 66411.7:

1. The parcel shall not be further subdivided using the Urban Lot Split procedures established by this chapter or Government Code Section 66411.7;

2. The parcel shall be limited to residential uses only; and

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3. Any dwelling units on the parcel shall be rented or leased only for a term longer than thirty (30) days.

G. Enforcement. The City Attorney shall be authorized to abate violations of this chapter and to enforce the provisions of this chapter and all implementing agreements and affidavits by civil action, injunctive relief, and any other proceeding or method permitted by law. Remedies provided for in this chapter shall not preclude the City from any other remedy or relief to which it otherwise would be entitled under law or equity. (Ord. No.)

18.44.060 Two-Unit Development.

A. Ministerial Approval. The Planning Official shall ministerially approve a Two-Unit Development if consistent with Government Code Section 65852.21.

B. Eligibility. Development must meet Government Code Section 65852.21(a).

C. Wastewater (if applicable). For a Two-Unit Development connected to an onsite wastewater treatment system, the applicant must provide a percolation test completed within the last 5 years, or if the percolation test has been recertified, within the last 10 years.

D. Declaration of Prior Tenancies. If a Two-Unit Development proposes the alteration or demolition of any existing dwelling unit, the applicant shall submit a declaration, in a form approved by the City, demonstrating compliance with Government Code Section 65852.21(a)(3) and (a)(4). The declaration shall include a statement, under penalty of perjury, that none of the conditions specified in Government Code Section 65852.21(a)(3) or (a)(4) exist. The applicant shall also provide documentation identifying the occupancy history of each existing dwelling unit on the parcel for the preceding three years, or five years if any dwelling unit is proposed for demolition, sufficient to demonstrate compliance with State law.

E. Recorded Covenant. Prior to the issuance of a building permit for a Two-Unit Development, the applicant shall record a restrictive covenant and agreement, in a form approved by the City Attorney, which shall run with the land and be binding on all successors in interest. The covenant shall include, at a minimum, the following provisions consistent with Government Code Section 65852.21:

1. The property shall be limited to residential uses only; and

2. Any dwelling units on the property shall be rented or leased only for a term longer than thirty (30) days.

F. Enforcement. The City Attorney shall be authorized to abate violations of this chapter and to enforce the provisions of this chapter and all implementing agreements and affidavits by civil action, injunctive relief, and any other proceeding or method permitted by law. Remedies provided for in this chapter shall not preclude the City from any other remedy or relief to which it otherwise would be entitled under law or equity.

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Title 18 - ZONING
CHAPTER 45 REPLACEMENT HOUSING REQUIREMENTS

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CHAPTER 45 REPLACEMENT HOUSING REQUIREMENTS
§ 18.45.010. Purpose.

The purpose of this chapter is to prevent the loss of housing units and the displacement of lower-income households pursuant to California Government Code Sections 66300.5 – 66300.6 and 65915. (Ord. 26-X)
§ 18.45.020. Definitions.
“Affordable housing cost” has the same meaning as defined in Section 50052.5 of the Health and Safety Code. “Affordable rent” has the same meaning as defined in Section 50053 of the Health and Safety Code. “Equivalent size” means that the replacement units contain at least the same total number of bedrooms as the units being replaced.
“Housing development project” has the same meaning as defined in paragraph (3) of subdivision (b) of Section 65905.5.
“Persons and families of low or moderate income” has the same meaning as defined in Section 50093 of the Health and Safety Code.
“Lower income households” has the same meaning as defined in Section 50079.5 of the Health and Safety Code. “Protected units” means any of the following:
(1) Residential dwelling units that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income within the past five years. (2) Residential dwelling units that are or were subject to any form of rent or price control through a public entity’s valid exercise of its police power within the past five years. (3) Residential dwelling units that are or were rented by lower or very low-income households within the past five years.
(4) Residential dwelling units that were withdrawn from rent or lease in accordance with Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 within the past 10 years. “Very low income households” has the same meaning as defined in Section 50105 of the Health and Safety Code. (Ord. 26-X)
§ 18.45.030. Replacement Housing Requirements and Occupant Protections.

This section shall apply only to housing development projects that on or after January 31, 2025 submit a complete application or a complete set of building plans for plan check and permit to the Planning Department, along with any associated submittal fee or (2) on or after the effective date of this section, receive an approval of a complete

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Title 18 - ZONING
CHAPTER 45 REPLACEMENT HOUSING REQUIREMENTS

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application that was submitted to the Planning Department.

Replacement requirements and occupant protections:

A. The City shall not approve or issue a building permit for a housing development project that will require the demolition of one or more residential dwelling units unless the project will create at least as many residential dwelling units as will be demolished.

B. The City shall not approve or issue a building permit for a housing development project that will require the demolition of occupied or vacant protected units, or that is located on a site where protected units were demolished in the previous five years, unless the housing development project meets all of the requirements of California Government Code Section 66300.6. (Ord. 26-X)

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ATTACHMENT D

NOTICE OF REGULAR PUBLIC HEARING
Notice is hereby given that the City of Ceres City Council will conduct a Regular Public Hearing on Monday, July 27, 2026, beginning at 6:00 p.m., or soon thereafter, at the Ceres Community Center, 2701 Fourth Street, Ceres, California for the following projects:

Public Hearing Calendar:

1. 6
th Cycle Housing Element Implementation: Municipal Code Amendments & Policy Adoption Description: A public hearing of the City Council is being held to consider adoption of proposed zoning ordinance amendments to Ceres Municipal Code Chapters: 2: Definitions, 4: General Provisions and Administrative Adjustments, 7: Residential Agriculture, 8: Single Family Residential Zone, 9: Two-Family Residential Zone, 10: Medium Density Multiple Family Residential Zone, 11: Medium High Density Multiple Family Residential Zone, 12: High Density Multiple Family Residential Zone, 13: Planned Community Zone, 15: Neighborhood Commercial Zone, 16: Community Commercial Zone, 18: Highway Commercial Zone, 19:

Light Industrial Zone, 28: Special Provisions, 34: Appeals, 39: Density Bonus Program, 41:

Reasonable Accommodations Policy and Procedures, and newly proposed Chapters 44: SB 9 Implementation and 45: Housing Replacement Requirements. The City Council will also consider adoption of a policy to prioritize water and sewer service for proposed developments that include residential units affordable to lower-income households. These items are proposed to implement the Housing Element and align with State Law (California Government Code Section 65589 et seq.).

CEQA: An Initial Study was prepared to analyze potential impacts of implementing the Housing Element and found that all potentially significant effects (1) have been analyzed adequately in the General Plan EIR pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that EIR, including revisions or mitigations measures that will be imposed upon housing projects in furtherance of the Housing Element. The City Council adopted the Initial Study on March 24, 2025. No further environmental review is required.

Public comment may be submitted by emailing [email protected] by 5:00 p.m. on the date of the meeting or in-person at the hearing. Public comment will not be received via ZOOM.

The meeting agenda, staff report, project documents, and ZOOM webinar information will be publicly available by 6:00 p.m. Wednesday, July 22, 2026 at www.ci.ceres.ca.us and at the 2220 Magnolia Street, Ceres during regular business hours.

Any person who challenges this action in court may be limited to raising only those issues that they or someone else raised at the public hearing, or in written correspondence delivered to the City of Ceres at, or prior to the public hearing.

Date Notice Published: July 8, 2026

Fallon Martin, City Clerk

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City of Ceres
2023-2031
6 th Cycle Housing Element Implementation
Municipal Code Amendments and New Policy
City Council Hearing
Monday, July 27, 2026
City Hall Council Chambers, 6:00 PM

ATTACHMENT E

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CITY OF CERES
Agenda
• Background
• Meeting Purpose
• Housing Element Implementation Overview
• Municipal Code Amendments
• Affordable Housing Water & Sewer Priority Policy
• What these Amendments Achieve
• Implementation Next Steps
• Recommendation
2 ATTACHMENT E

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CITY OF CERES
Background
• February 3, 2025: City received compliance with Housing Element law by the California Department of Housing and Community Development (HCD)
• March 24, 2025: City Council Adopted 2023-2031
6 th Cycle Housing Element
• January 7, 2026: City executed a contract with EMC Planning Group to assist with implementation of specific, time-sensitive Housing Element programs
3 By adopting the Housing Element, the City committed to timely and effective implementation of all Housing Element programs

ATTACHMENT E

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CITY OF CERES
Meeting Purpose
Consider recommendations to the City Council regarding:
• Municipal Code Amendments
• Policy Updates
Key Objectives:
• Remove barriers to housing development
• Align the Municipal Code with the adopted Housing Element and State law • Facilitate affordable housing production
• Streamline permitting processes
4 ATTACHMENT E

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CITY OF CERES
Housing Element Implementation Overview
Municipal Code Amendments
• Approval Procedures
• Development Standards
• Housing Types
• Fair Housing
Policy Updates
• Affordable Housing Water & Sewer Priority Policy
Tonight’s amendments implement multiple Housing Element programs adopted by the City Council as part of the Housing Element.
5 ATTACHMENT E

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CITY OF CERES
Residential Approval Findings
6 Housing Element Program 1.14
• Amend the zoning code to establish approval findings for residential development Proposed amendments:
• Establish objective approval findings for residential development • Clarify decision-making criteria
• Improve consistency during project review
Why this matters:
• Reduces ambiguity
• Improves predictability for applicants
• Creates more defensible decisions
Key Takeaway:

State law requires housing projects be evaluated
using objective and transparent standards

ATTACHMENT E

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CITY OF CERES
Multifamily Development Standards
7 Housing Element Programs 1.3, 1.9, 2.6
• Amendments to residential development standards
Proposed Amendments:
• Reduce minimum lot size requirements to 5,000 sq ft in R-2 zoning district • Prohibit single-family detached dwellings (R-3 – R-5) • Establish minimum residential densities (R-3 – R-5)
• Increase allowable lot coverage (R-3 – R-5)
• Reduce front-yard setbacks (R-3 – R-5)
• Increase allowable FAR (R-3 – R-5)
• Reduce parking requirements (R-3 – R-5)
• Increase allowable height in R-4 (clean up amendment) • Remove the on-site improvement requirement for a wall or vegetative barrier for multi-family projects located adjacent to single-family uses (R-3 – R-5) Key Takeaway:

Improve feasibility of multifamily and
affordable housing development while
aligning with State housing law.

ATTACHMENT E

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CITY OF CERES
Multifamily Density, Lot Coverage &
Setbacks
8 Housing Element Program 1.9
Proposed Zoning Amendments:
• Prohibit single-family dwellings
• Establish minimum density
• Increase allowed lot coverage
• Reduce front yard setbacks
• Increase height in R-4 to align with R-3 and R-5
Zoning District Existing Standards Proposed Standards
R-3
Permitted: Single-family dwellings
Density: 12.0 du/ac maximum
Lot coverage maximum:

Interior lots 50%
Corner lots 45%
Front yard setback minimum: 20 ft
Prohibited: Single-family dwellings
Density: 7.0—12.0 du/ac
Lot coverage minimum: 70%
Front yard setback maximum: 15 ft
R-4
Permitted: Single-family dwellings
Density: 20.0 du/ac maximum
Lot coverage maximum:

SF 40%
Interior lots 60%
Corner lots 54%
Front yard setback minimum: 20 ft
Height maximum: 35 ft
Prohibited: Single-family dwellings
Density: 12.0—20.0
Lot coverage minimum: 70%
Front yard setback maximum: 15 ft
Height maximum: 40 ft
R-5
Permitted: Single-family dwellings
Density: 30.0 du/ac maximum
Lot coverage maximum:

SF 40%
Interior lots 60%
Corner lots 54%
Front yard setback minimum: 20 ft
Prohibited: Single-family dwellings
Density: 20.0—30.0
Lot coverage minimum: 70%
Front yard setback maximum: 15 ft

ATTACHMENT E

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CITY OF CERES
Proposed Parking Standards
9 Housing Element Programs 1.9 and 2.6
Proposed Amendments:
• Reduced parking standards to facilitate housing development consistent with State requirements
These amendments contribute to lower construction costs, improve site design flexibility, and allow more land area to be devoted to residential units and open space.

Zoning District Existing Standards Proposed Standards
R-3
1½ spaces for one-bedroom dwelling units
2 spaces for two-bedroom dwelling units
2½ spaces for any unit with three bedrooms or more, one of which shall be covered 1½ spaces per unit regardless of number of bedrooms.

Affordable residential units: 0.5
spaces per unit, regardless of the
number of bedrooms.

R-4
1½ spaces for one-bedroom dwelling units
2 spaces for two-bedroom dwelling units
2½ spaces for any unit with three bedrooms or more, one of which shall be covered R-5
1½ spaces for one-bedroom dwelling units
2 spaces for two-bedroom dwelling units
2½ spaces for any unit with three bedrooms or more, one of which shall be covered

ATTACHMENT E

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CITY OF CERES
Expanding Housing Types
10 Housing Element Programs 1.5, 1.6, 1.9, 2.1, 3.7, 3.11 • Expand permitted housing types consistent with State law Proposed Amendments:
• Amend ADU ordinance to comply with State law
• Permit supportive housing by-right where multifamily uses are allowed • Update employee housing definition to align with State law and permit accordingly • Permit emergency shelters by-right in the Highway Commercial Zone (H-1) and PC Zone with Service Commercial General Plan Designation, remove subjective development standards, and revise parking standards to comply with State law • Permit low barrier navigation centers by-right in mixed-use and non-residential zones that permit multifamily uses • Permit residential care facilities in all residential zones • Permit mobile and manufactured housing in all zones where single-family residential is allowed, in compliance with Government Code Section 65852.3(a)
• Establish provisions for conversion of use for mobile home parks consistent with State law • Define single-room occupancy units and permit by-right in mixed-use zoning districts These housing types receive specific protections under State law and must be accommodated in the Municipal Code.

ATTACHMENT E

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Ceres City CouncilJuly 27, 2026

Ceres City Council
July 27, 2026