Attachment B: Redline version of proposed amendments to Land Use Code Section 17.20.020, Zoning map and zoning districts, Table 2-1, Zoning Districts, is amended as follows:
Table 2-1
Zoning Districts
Zoning
Map
Symbol
Name of Zoning District
General Plan Designation
Implemented by Zoning District
Location
within
Transect
Low Density and Neighborhood Zones
OSC Open Space, Conservation Open Space MORE
RURAL
OSR Open Space, Recreation Parks –
RR Rural Residential Rural –
RVL Residential Very Low Density Low Density Residential – NL Neighborhood, Low Density Low-Medium Density Residential – NM Neighborhood, Medium
Density
Medium Density Residential TO
NU Neighborhood, Urban High Density Residential –
Mixed Use Corridor and Downtown Zones
CE Commercial, East Cotati Ave.
Corridor
Office, General Commercial –
CG Commercial, Gravenstein
Corridor
Highway Commercial, General
Commercial
–
CA Commerce Avenue Downtown Specific Plan –
NG Northern Gateway Downtown Specific Plan –
CD Downtown Commercial General Commercial, La Plaza
Specific Plan
–
HC Historic Core Downtown Specific Plan –
LP La Plaza Downtown Specific Plan MORE
URBAN
Commercial/Industrial Districts
CI Commercial/ Industrial
District
Commercial/ Industrial
IG General Industrial District General Industrial
Zoning
Map
Symbol
Name of Zoning District
General Plan Designation
Implemented by Zoning District
Location
within
Transect
Special Purpose and Overlay Zones
CP Coordinated Planning Overlay All
MHP Mobilehome Park Overlay All Residential
MHP-S Senior Mobilehome Park
Overlay
All Residential
PF Public Facility Public Facilities
SPSW Specific Plan, Santero Way All
SPD Specific Plan, Downtown General Commercial, Low
Density Residential, Parks
Section 17.20.030(C), Purposes of the zoning districts, is amended as follows:
C. Commercial/Industrial Districts.
1. CI (Commercial/Industrial District) Zoning District. The CI zoning district is applied to areas appropriate for a mixture of retail, service, large-scale office, light industrialy uses, warehousing, manufacturing, assembly, and live/work units. The allowable intensity of development is determined by Section 17.24.030 (Zoning district site planning and building standards). The CI zoning district is consistent with and implements the commercial/industrial land use designation of the general plan.
2. IG (General Industrial District) Zoning District. The IG zoning district is applied to areas appropriate for a wider variety of land uses that are more land-intensive manufacturing uses than allowed in the CI district. These include manufacturing, warehousing, assembly, and live/work units. The allowable intensity of development is determined by Section 17.24.030 (Zoning district site planning and building standards) of this title. The IG zoning district is consistent with and implements the general industrial land use designation of the general plan.
Section 17.22.020, Allowable land uses and planning permit requirements, Table 2-2:
Allowed Land Uses and Permit Requirements – Cannabis Uses is amended as follows:
Table 2-2: Allowed Land Uses and Permit Requirements – Cannabis Uses
COMMERCIAL
LAND USE
MAXIMUM
CULTIVATION
AREA PER
PARCEL
(square feet of
canopy or # of
plants)
MINIMUM
PARCEL
SIZE
STATE
LICENSE
TYPE
East
Cotati
Avenue
Corridor
Gravenstein
Highway
Corridor
Downtown
Commercial
Commercial/
Industrial
General
Industrial
Public
Facility
Specific
Use
Regulations
Med/AU CE CG CD CI IG PF
COMMERCIAL
LAND USE
MAXIMUM
CULTIVATION
AREA PER
PARCEL
(square feet of
canopy or # of
plants)
MINIMUM
PARCEL
SIZE
STATE
LICENSE
TYPE
East
Cotati
Avenue
Corridor
Gravenstein
Highway
Corridor
Downtown
Commercial
Commercial/
Industrial
General
Industrial
Public
Facility
Specific
Use
Regulations
Med/AU CE CG CD CI IG PF
PERSONAL CANNABIS CULTIVATION; No Permit
Required
Personal or
Caregiver
Cultivation
(inside dwelling
unit or accessory
structure only)
6 plants/parcel None Exempt P
(1, 2) P(2) P(2)
– – –
COMMERCIAL CANNABIS USES, Commercial Cannabis
Permit Required(3)
Outdoor Cultivation
Specialty 5,000 sf or 50
plants None 1/1 – – – – – –
Small 5,001 – 10,000 sf None 2/2 – – – – – –
Medium 10,001 – 43,560
sf None 3/3 – – – – – –
Large 43,561 sf or
larger None 5/5 – – – – – –
Nursery 20,000 sf None 4/4 – – – – – –
Indoor Cultivation(4)
Specialty 501 – 5,000 sf 1A/1A – – – – – –
Small 5,001 – 10,000 sf 2A/2A – – – S S S 17.42.200
Medium 10,001 – 22,000
sf 3A/3A – – – S S S 17.42.200
Large 22,001 or larger 5A/5A – – – – – –
Mixed Light Cultivation
Specialty
Cottage 2,500 sf 1C/1C – – – – – –
Specialty 2,501 – 5,000 sf 1B/1B – – – – – –
Small 5,001 – 10,000 sf 2B/2B – – – – – –
Medium 10,001 – 22,000
sf 3B/3B – – – – – –
Large 22,001 or larger 5B/5B – – – – – –
MANUFACTURING(5)
Manufacturer 1:
Non-Volatile/No
Solvents
N/A 6/6 – – – S S S 17.42.200
Manufacturer 2:
Volatile N/A 7/7 – – – S S S 17.42.200
COMMERCIAL
LAND USE
MAXIMUM
CULTIVATION
AREA PER
PARCEL
(square feet of
canopy or # of
plants)
MINIMUM
PARCEL
SIZE
STATE
LICENSE
TYPE
East
Cotati
Avenue
Corridor
Gravenstein
Highway
Corridor
Downtown
Commercial
Commercial/
Industrial
General
Industrial
Public
Facility
Specific
Use
Regulations
Med/AU CE CG CD CI IG PF
Solvents
TESTING
Testing
Laboratories 8/8 – P – P P P
RETAIL (w/delivery)
Nonstorefront
Retailer
(delivery only)
9/9 – – – S S S 17.42.200
Storefront
Retailer 10/10 – S – – – – 17.42.200
DISTRIBUTOR
Distributor(6) 11/11 – S – S S S 17.42.200
MICROBUSINESS (with delivery and/or cannabis
consumption cafe/lounge)
Microbusiness 12/12 – S – – – – 17.42.200
NOTES:
“–” Use Not Allowed “P” Permitted Use
“S” Check specific use regulations, as noted. “UP” Use permit required. “sf” means square feet. “AU” means adult or recreational use. (1) Commercial cannabis uses are not allowed in any residential zones. (2) Allowed only in residential use portions of mixed-use development. (3) Commercial cannabis uses are not allowed within the Downtown Specific Plan or Santero Way Specific Plan areas. (4) Nursery use is allowed as part of any city-issued indoor cultivation cannabis permit. “Specialty cottage” cultivation is not permitted. (5) Each manufacturing use type can perform related subtypes for infusion of products and/or packaging and labeling. Shared use facilities are not permitted. “Processor” activities are considered part of cultivation, manufacturing, or distribution permit approvals, and subject to the applicable cannabis business tax, as determined by the city. (6) Includes transport-only distributor.
Section 17.22.020, Allowable land uses and planning permit requirements, Table 2-3:
Allowed Land Uses and Permit Requirements for Mixed Use Corridors and Commercial/Industrial Districts is amended as follows:
Table 2-3
Allowed Land Uses and Permit Requirements for Mixed Use Corridors and Districts P Permitted use, zoning clearance required
MUP Minor use permit
UP Use permit required
S Permit requirement set by specific use regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF
Specific Use
Regulations
Industry, Manufacturing and Processing, Wholesaling
Agricultural product processing – – – P– P –
Artisan/craft product manufacturing(5) MUP MUP MUP P P – See Note 5 Below
Brewery – Brew pub MUP MUP MUP MUP– – –
Brewery – Production – – – MUPUP UP –
Construction contractor – – – UP– UP –
Food and beverage product manufacturing – – – MUP– MUP MUP Furniture and fixtures manufacturing, cabinet shop – – – P P – Industrial research and development – MUP – P MUP –
Laboratory – Medical, analytical, research and
development
P P – P MUP –
Laundry, dry cleaning plant – – – UP– UP –
Manufacturing/processing – Light – – – P MUP P –
Manufacturing/processing – Medium intensity – – – MUP MUP – Manufacturing/processing – Heavy – – – UP– UP –
Media production P P – P P –
Printing and publishing UP UP – P P –
Recycling – Reverse vending machine MUP MUP – – – –
Recycling – Small collection facility UP UP – PUP P – 17.42.150 Recycling – Medium collection facility – – – UP UP – 17.42.150 Storage – Outdoor – – – UP UP – 17.42.140
Storage – Personal storage facility (mini-storage) – – – – – – Storage – Warehouse, indoor storage – – – UP – –
Wholesaling and distribution – – – UP UP –
Winery – Boutique – UP – MUP MUP –
P Permitted use, zoning clearance required
MUP Minor use permit
UP Use permit required
S Permit requirement set by specific use regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF
Specific Use
Regulations
Winery – Production – – – MUP MUP –
Recreation, Education and Public Assembly Uses
Adult-oriented business – – – S– S – 17.40
Commercial recreation facility – Indoor – 5,000
sq. ft. or less
UP P – P – –
Commercial recreation facility – Indoor – More
than 5,000 sq. ft.
UP MUP – UP – –
Commercial recreation facility – Outdoor – – – UP – –
Conference/convention facility – 5,000 sq. ft. or
less
UP MUP UP(2) MUP – UP
Conference/convention facility – More than 5,000
sq. ft.
UP UP UP(2) UP – UP
Health/fitness facility UP P UP(2) P UP –
Library, museum P P MUP P – P
Meeting facility, public or private – 5,000 sq. ft. or
less
UP MUP MUP(2) MUP – MUP
Meeting facility, public or private – More than
5,000 sq. ft.
UP UP UP(2) UP – UP
Park P P P – – P
School – Elementary, middle, secondary UP(2) UP(2) – – – UP School – Specialized education/training UP(2) UP(2) UP(2) UP – UP Sports and entertainment assembly – – – UP – UP
Studio – Art, dance, martial arts, music, etc. P P MUP(2) P UP – Theater UP MUP MUP MUP – UP
Residential Uses
Accessory dwelling unit P P P – – – 17.42.170
Emergency/transitional shelter – – S – – S 17.42.072
Home occupation P P P – – – 17.42.080
Live/work unit UP UP P UP UP – 17.42.090
Low barrier navigation center P P – – – –
Residential care facility for the elderly (RCFE) UP MUP – – – UP P Permitted use, zoning clearance required
MUP Minor use permit
UP Use permit required
S Permit requirement set by specific use regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF
Specific Use
Regulations
Residential care facility, 7 or more clients UP – – – – UP Residential component of a mixed use project P P P – – – 17.39.030,
17.39.040,
17.42.100
Supportive housing P P – – – –
Retail Trade(3)
Accessory retail or services P P P P P P
Alcoholic beverage sales – Associated with a
restaurant(4)
P P P P UP – 17.42.030
Alcoholic beverage sales UP UP UP – – – 17.42.030
Antique or collectible store MUP P MUP – – –
Artisan shop P P P P – –
Auto and vehicle sales and rental – UP – MUP UP –
Auto parts sales with no installation services – P – P – – Bar, tavern UP UP UP – – –
Building and landscape materials sales – Indoor – P – P P – Building and landscape materials sales – Outdoor – UP – MUP – – 17.42.130 Construction and heavy equipment sales and
rental
– – – MUP MUP – 17.42.130
Convenience store UP UP – UP – –
Drive-through retail – UP – UP – – 17.42.070
Extended hour retail UP MUP MUP MUP – –
Farm supply and feed store – P – P – –
Farmers market(8) MUP MUP MUP MUP UP UP
Formula-based fast food restaurant S S S – – – 17.42.071 Fuel dealer (propane for home and farm use, etc.) – – – UP UP – Furniture, furnishings and appliance store P P UP P UP – General retail – Less than 5,000 sq. ft. P P P P – –
General retail – 5,000 sq. ft. to 20,000 sq. ft. P P P P – – General retail – More than 20,000 sq. ft. UP P UP P – – P Permitted use, zoning clearance required
MUP Minor use permit
UP Use permit required
S Permit requirement set by specific use regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF
Specific Use
Regulations
Groceries, specialty foods – 10,000 sq. ft. or less P P P P – – Groceries, specialty foods – More than 10,000 sq.
ft.
UP MUP UP MUP – –
Mobilehome, boat, or RV sales – – – MUP – –
Night club UP UP UP – – –
Outdoor display and sales MUP MUP MUP MUP – – 17.42.130 Plant nursery – MUP – MUP MUP –
Restaurant – Outdoor dining(6) P/
MUP
P/
MUP
P/
MUP
P/
MUP
– – 17.42.130(E)
Restaurant, cafe, coffee shop P P P P UP –
Retail complex UP P UP P – –
Retail display gallery – P P – – – 17.90.020
Second hand store UP UP UP – – –
Service station (nonfossil fuels sales) UP UP UP – – – 17.42.180 Tasting room UP P P P – –
Warehouse retail – MUP – UP – –
Services – Business, Financial, Professional
ATM P P P P – –
Bank, financial services P P UP P – –
Business support service P P P
(2) UP – –
Medical services – Doctor office UP P
(2) P(2) – – –
Medical services – Clinic, urgent care UP – – – – –
Office – Accessory P P P P P P
Office – Business/service UP UP(2) P
(2) P – –
Office – Government MUP MUP MUP MUP MUP MUP
Office – Processing UP(2) MUP UP(2) MUP – –
Office – Professional/administrative P P P
(2) P – –
Services – General
Accessory retail or services P P P P P P 17.42.015
P Permitted use, zoning clearance required
MUP Minor use permit
UP Use permit required
S Permit requirement set by specific use regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF
Specific Use
Regulations
Adult day care UP – – – – UP
Catering service – – – P P –
Child day care center MUP P MUP MUP – UP
Drive-through service – UP – – – – 17.42.070
Equipment rental – – – MUP UP – 17.42.140
Kennel, animal boarding – MUP – MUP UP –
Lodging – Bed and breakfast inn (B&B) P P MUP – – –
Lodging – Boutique hotel or motel UP UP UP – – –
Lodging – Hotel or motel UP UP UP – – –
Maintenance service – Client site services – – – P P –
Mortuary, funeral home UP – – – – –
Personal services P P P P – –
Personal services – Restricted UP(2) – – – – –
Public safety facility UP UP UP UP UP P
Repair service – Equipment, large appliances, etc. – – – P P – Social service organization MUP(2) MUP(2) – MUP – UP
Vehicle services – Major repair/body work – – – MUPUP MUP – Vehicle services – Minor maintenance/repair – – – MUPUP UP – Veterinary clinic, animal hospital MUP P – P MUP –
Transportation, Communications and Infrastructure
Ambulance, taxi, or limousine storage – – – UP– UP –
Broadcasting studio – UP(2) UP(2) MUP – –
Electric vehicle charging station(7) P P P P P P 14.38
Parking facility, public or commercial UP UP UP – – P
Telecommunications facility S S S S S S 17.44
Transit station or terminal UP UP UP UP – UP
Utility facility – – – UP UP UP
P Permitted use, zoning clearance required
MUP Minor use permit
UP Use permit required
S Permit requirement set by specific use regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF
Specific Use
Regulations
Vehicle storage – – – UP– UP –
Key to Zoning District Symbols
CE East Cotati Avenue Corridor CI Commercial/Industrial District CG Gravenstein Highway Corridor IG General Industrial District CD Downtown Commercial PF Public Facility District
Notes:
(1) See Article 9 for land use definitions.
(2) Use allowed only on second or upper floors, in compliance with Section 17.24.050(C), Limitation on the Location of Allowable Land Uses, or behind an allowed ground floor street frontage use. (3) See Section 17.42.165, Retail use maximum floor area. (4) When the Department of Alcoholic Beverage Control allows customers under twenty-one years of age on the premises. (5) Artisan/craft product manufacturing uses proposed in the CE, CG, CD, HC, LP, NG, and CA districts must be located within buildings and suites designed and oriented to engage and encourage pedestrian activity and interaction with the surrounding uses. Uses in these districts must also include retail storefront presence and design characteristics, with production and manufacturing design elements (such as loading doors, material storage, etc.) oriented away from the primary entrances and street frontages of developments where they are located. (6) MUP required for outdoor dining on private property in the CD district when the dining use abuts a residential land use. (7) Permitted as an accessory use.
(8) Fees for farmers market planning permit applications shall be calculated at fifty percent of the fees set forth in the fee schedule as described in Section 17.60.060, Application fees. Use permit approval shall require that the review authority first find that the proposed use will be compatible with any nearby residential uses. Notices of public hearings shall be mailed to property owners within a radius from the subject site of six hundred feet, or greater at the director’s discretion.
Section 17.24.020, Zoning district subdivision and density standards is amended as follows:
Each subdivision and residential development project shall comply with the minimum parcel size and density requirements shown in Table 2-4 for the applicable zoning district.
Table 2-4
Parcel Size and Density Standards
Minimum Parcel Size(1) Residential Density
Zoning District
Area(2) Width(1) Minimum Density Maximum Density
OSC Determined through subdivision review 1 caretaker unit; no other residential allowed OSR Determined through subdivision review No residential units allowed RR-1.5 1.5 acre 100 ft. N.A. 1 unit per 1.5 acres
RR-1.0 1 acre 100 ft. N.A. 1 unit per acre
Minimum Parcel Size(1) Residential Density
Zoning District
Area(2) Width(1) Minimum Density Maximum Density
RVL-0.66 0.66 acre 100 ft. N.A. 1 unit per 0.66 acres
RVL-0.5 0.5 acre 100 ft. N.A. 1 unit per 0.5 acres
NL 6,000 sq. ft.(4) 60 ft. 4 units per acre(3) 6 units per acre NM 4,000 sq. ft.(4) 50 ft. 8 units per acre(3) 10 units per acre NU 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CE 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CG 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CD 2,000 sq. ft.(4) 20 ft. 12 units per acre(3) 15 units per acre CI 10,000 sq. ft.(4) 100 ft. N.A. 15 units per acre
IG 10,000 sq. ft.(4) 100 ft. N.A. N.A.
PF Determined through subdivision review N.A. N.A.
SP Determined by applicable specific plan
Notes:
(1) Parcel depth shall be no less than the parcel width; and no more than three times the parcel width. (2) Net area. In residential subdivisions, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required.
(3) No residential subdivision, or residential development project with multiple units on a single parcel (including the residential component of a mixed use project) will be approved at less than the minimum density; except that in the CE, CG, and CD zoning districts, the review authority may reduce the minimum density for a mixed use project where it determines that the minimum density is not feasible due to constraints on the parcel, including topography, easements, and access. (4) Where allowed by the applicable zone, a commercial condominium, or a residential condominium, townhouse, or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size, and the total number of any dwellings is in compliance with the maximum density for the applicable zone.
Section 17.24.030, Zoning district site planning and building standards, Table 2-16 and Figures 2-23 and 2-24 are repealed, as follows:
Table 2-16
IG Zone Standards
Development Standard IG Zone Requirement
Setbacks – Minimum setbacks required, as shown in Figure 2-23. See Section 17.30.020 for exceptions.
Front 20 ft.
Side – Interior (each) 0 ft.
Side – Street side 20 ft.
Rear 30 ft.
Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.
Development Standard IG Zone Requirement
Allowed frontage types Shopfront, gallery
Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures and pavement.
Maximum coverage 80%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-24.
Maximum height 20 ft. if located within 50 ft. of a residential zone, 40 ft. elsewhere
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above.
All manufacturing, assembly, and processing activities shall occur entirely within a building.
Figure 2-23. Building Placement
Figure 2-24. Building Height and Profile
Section 17.38.060(B), Zoning district sign standards is amended as follows:
B. Mixed Use Corridors and Districts. Each sign in the CG, CE, SPD, CD, and CI, and IG zoning districts shall comply with the requirements in Table 3-12.
Sections 17.40.030(A) and (B), Prohibited areas and minimum proximity requirements, are amended as follows:
A. Commercial Industrial (CI) IG (General Industrial) Zoning District. Subject to the limitations set forth in this chapter, adult-oriented businesses may be established in the CIIG (Commercial/Industrialgeneral industrial) zoning district of the city.
B. Specified Distance Separation Requirements. Notwithstanding the above, no adult-oriented business shall be established or located within certain distances of certain specified land uses or zoning districts as set forth in this subsection. No adult-oriented business shall be established or located:
1. On a parcel within the CIIG zoning district abutting Redwood Ddrive or Helman Lane;
2. Within a three hundred-foot radius from any existing residential zoning district or use. The distance between a proposed adult-oriented business use and a residential zoning district or use shall be measured from the nearest exterior wall of the facility housing the adult-oriented business use or proposed adult-oriented business use to the nearest property line included within a residential zoning district or property in current residential use, along a straight line extended between the two points;
3. Within five hundred feet of any other adult-oriented business as defined in this chapter which is located either inside or outside the jurisdiction of the city. The distance between the two adult-oriented business uses shall be measured between the nearest exterior wall of the facility housing the adult-oriented business use and proposed adult-oriented business use along a straight line extended between the two points; or
4. Within five hundred feet from any existing park, playground, religious facility, or school use or property zoned open space (OSC or OSR) or public facilities (PF). The distance between a proposed adult-oriented business use and park, playground, church or school uses or property zoned open space (OSC or OSR) or public facilities (PF), shall be measured from the nearest exterior wall of the facility housing the adult-oriented business use or proposed adult-oriented business use to the nearest property line where the park, playground, church or school use is located, or property zoned open space (OSC or OSR) or public facilities (PF) along a straight line extended between the two points.
Section 17.42.071(A)(1), Formula-based fast food restaurant is amended as follows:
A. Limitations on Use.
1. Formula-Based Fast Food Restaurants Prohibited. Formula-based fast food restaurants are prohibited within the public facilities (PF) zoning district, commercial industrial (CI) zoning district, general industrial (IG) zoning district and within the downtown specific plan areas depicted in Figure 1.