Downloaded from https://ecode360.com/CO4398 on 2026-05-21 Exhibit B
17.20.020 Table 2-1 Zoning Districts
Special Purpose and Overlay Zones
CP Coordinated
Planning Overlay
All
FOD Freeway Oriented
Development
overlay
DSP/Industrial
MHP Mobilehome Park
Overlay
All Residential
MHPSSenior Mobilehome
Park Overlay
All Residential
PF Public Facility Public Facilities
TOC Transit Oriented
Community
Overlay
Specific Plan; Open Space/Parks; Low-Medium
Density Residential Medium Densit Residential;
High Density Residential; General Commercial;
Citywide
17.28.080 Freeway Oriented Development (FOD) overlay zone.
A. Purpose. The FOD overlay zone may be applied to commercial properties on the east side of the Highway 101 freeway having a property line within five hundred feet of the freeway right-of-way; or a parcel on the west side of Highway 101 having a property line within one thousand feet of the freeway right-of-way. The FOD zoning overlay is consistent with and implements the CI and DSP land use designation of the general plan.
B. Allowable Land Uses and Planning Permit Requirements. The land uses allowed within the PF zoning district and the planning permit requirement for establishing an allowed use are determined by Section 17.22.020 (Allowable land uses and planning permit requirements) of this title.
C. Development Standards. Subdivision, site planning, development, and new land uses on a site within the PF zoning district shall comply with the standards of the most restrictive zoning district other than PF that abuts the site; or as determined by the council for a city facility during the facilities planning process, with site coverage and structure heights consistent with existing adjacent development, where feasible.
The freeway Oriented Development standards may be applied to parcels:
a. Within a CI, CG or SPD zoning district; and/or
b. On a parcel on the east side of the Highway 101 freeway having a property line within five hundred feet of the freeway right-of-way; or a parcel on the west side of Highway 101 having a property line within one thousand feet of the freeway right-of-way.
In these cases, the director may approve sign placement on a building facade visible from the freeway, with sign height not exceeding the top of the wall to which the sign is attached.
Downloaded from https://ecode360.com/CO4398 on 2026-05-21 Section 17.22.020 Table 2-3
Allowed Land Uses and Permit Requirements for Commercial, Mixed Use, and Industrial 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 Specific Use
Land Use(1) Regulations
CE CG CD CI PF
Agricultural and Open Space Uses
Animal keeping S S S S – 17.42.040
Market Garden P P P – – 17.42.230,
17.42.240
Industry, Manufacturing and
Processing, Wholesaling
Agricultural product processing – – – P –
Artisan/craft product
manufacturing(5)
MUP MUP MUP P –
Brewery – Brew pub MUP MUP MUP MUP –
Brewery – Production – – – MUP –
Construction contractor – – – UP –
Food and beverage product
manufacturing
– – – MUP MUP
Furniture and fixtures manufacturing,
cabinet shop
– – – P –
Industrial research and development – MUP – P –
Laboratory – Medical, analytical,
research and development
P P – P –
Laundry, dry cleaning plant – – – UP –
Manufacturing/processing – Light – – – P –
Manufacturing/processing – Medium
intensity
– – – MUP –
Manufacturing/processing – Heavy – – – UP –
Media production P P – P –
Printing and publishing UP UP – P –
Recycling – Reverse vending
machine
MUP MUP – – –
Recycling – Small collection facility UP UP – MUP – 17.42.150 Recycling – Medium collection – – – UP – 17.42.150
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Storage – Outdoor – – – UP – 17.42.140
Storage – Personal storage facility
(mini-storage)
– – – – –
Storage – Warehouse, indoor storage – – – UP –
Wholesaling and distribution – – – UP –
Winery – Boutique – UP – MUP –
Winery – Production – – – MUP –
Recreation, Education and Public Assembly Uses
Adult-oriented business – – – 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 – MUP –
Commercial recreation facility –
Outdoor
– – – UP –
Community garden(8) P P P – UP 17.42.220,
17.42.240
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 –
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) MUP UP
Sports and entertainment assembly – – – UP UP
Studio – Art, dance, martial arts,
music, etc.
P P MUP(2) P –
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
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Low barrier navigation center P P – – –
Microenterprise Home Kitchen
Operation (MEHKO)(9)
P P P P – 17.42.270
Residential care facility for the
elderly (RCFE)
UP MUP – – UP
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
Alcoholic beverage sales –
Associated with a restaurant(4)
P P P P – 17.42.030
Alcoholic beverage sales UP UP UP UP – 17.42.030
Antique or collectible store MUP P MUP MUP –
Artisan shop P P P P –
Auto and vehicle sales and rental – UP – MUP –
Auto parts sales with no installation
services
– P – P –
Bar, tavern UP UP UP – –
Building and landscape materials
sales – Indoor
– P – P –
Building and landscape materials
sales – Outdoor
– UP – MUP – 17.42.130
Construction and heavy equipment
sales and rental
– – – 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
Food cart(10) P/MUP P/MUP P/MUP P/MUP P/MUP 17.42.250
Food truck(10) P/MUP P/MUP P/MUP P/MUP P/MUP 17.42.250
Formula-based fast food restaurant S S S S – 17.42.071
Fuel dealer (propane for home and
farm use, etc.)
– – – UP –
Furniture, furnishings and appliance
store
P P UP P –
Garden stand P P P – – 17.42.130,
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17.42.230
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 –
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 –
Restaurant – Outdoor dining on
private property(6)
P/
MUP
P/
MUP
P/
MUP
P/
MUP
– 17.42.130
Restaurant – Outdoor dining in
public right of way
P P P P 17.42.130
Restaurant, cafe, coffee shop P P P P –
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 Sidewalk vending P P P P P 17.42.260
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) P –
Medical services – Clinic, urgent
care
UP – – MUP –
Office – Accessory P P P P P
Office – Business/service UP UP(2) P
(2) P –
Office – Government MUP MUP MUP MUP MUP
Office – Processing UP(2) MUP UP(2) MUP –
Office – Professional/administrative P P P
(2) P –
Services – General
Downloaded from https://ecode360.com/CO4398 on 2026-05-21 Accessory retail or services P P P P P 17.42.015
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Catering service – – – P –
Child day care center MUP P MUP MUP UP
Drive-through service – UP – UP – 17.42.070
Equipment rental – – – MUP – 17.42.140
Kennel, animal boarding – MUP – MUP –
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 –
Mortuary, funeral home UP – – – –
Personal services P P P P –
Personal services – Restricted UP(2) – – – –
Public safety facility UP UP UP UP P
Repair service – Equipment, large
appliances, etc.
– – – P –
Social service organization MUP(2) MUP(2) – MUP UP
Vehicle services – Major repair/body
work
– – – MUP –
Vehicle services – Minor
maintenance/repair
– – – MUP –
Veterinary clinic, animal hospital MUP P – P –
Transportation, Communications and Infrastructure
Ambulance, taxi, or limousine
storage
– – – UP –
Broadcasting studio – UP(2) UP(2) MUP –
Electric vehicle charging station(7) P P P P P 14.38
Parking facility, public or
commercial
UP UP UP – P
Telecommunications facility S S S S S 17.44
Transit station or terminal UP UP UP UP UP
Utility facility – – – UP UP
Vehicle storage – – – UP –
Key to Zoning District Symbols
CE East Cotati Avenue
Corridor
CI Commercial/Industrial
District
Downloaded from https://ecode360.com/CO4398 on 2026-05-21 CG Gravenstein Highway PF Public Facility District
Downloaded from https://ecode360.com/CO4398 on 2026-05-21 Corridor
CD Downtown Commercial
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 outdoor dining location is within one hundred feet of a dwelling on a different property that is zoned RR, RVL, NL, NM, or NU. (7) Permitted as an accessory use.
(8) Fees for community garden and 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.
(9) Allowed in residential occupancies only.
(10) MUP required for a food truck or food cart on private property in the CD district when the food truck or cart location is within one hundred feet of a dwelling on a different property that is zoned RR, RVL, NL, NM, or NU, or for multiple food trucks and/or carts operating simultaneously on a single property. (11) Use must comply with Section 14.38 to be considered a permitted use.