Chapter 18.22
Commercial Zoning Districts
Sections:
18.22.010 Purpose
18.22.020 Purposes of Commercial Zoning Districts
18.22.030 Commercial District Land Uses and Permit Requirements
18.22.040 Commercial District Subdivision Standards
18.22.050 Commercial District Site Planning and Building Standards
18.22.060 CBD Frontage and Facade Standards
18.22.010 - Purpose
This Chapter lists the land uses that may be allowed within the commercial zoning districts established by § 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size. (Ord. 930, § 2, passed 06-12-2017)
18.22.020 - Purposes of Commercial Zoning Districts
The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows.
A. CN (Neighborhood Commercial) zoning district. The CN zoning district is applied to areas of the City that are appropriate for small-scale facilities providing convenience shopping and services for adjacent residential neighborhoods. The maximum allowable residential density within the CN district for the residential component of a mixed use project is 12 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CN zoning district implements and is consistent with the CN land use designation of the General Plan.
B. CO (Office Commercial) zoning district. The CO zoning district is applied to areas of the City that are intended to serve the office and institutional needs of the community that cannot be accommodated within the CBD zoning district. Other related and office-supporting uses may also be allowed. The maximum allowable residential density within the CO district for either the residential component of a mixed use project or multifamily dwellings as a primary use is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CO zoning district implements and is consistent with the CO land use designation of the General Plan.
C. CBD (Central Business District) zoning district. The CBD zoning district is applied to the core of the downtown which is the civic, cultural, and commercial center of the City. The CBD zone is intended to accommodate retail stores, government and professional offices, theaters, and other similar and related uses in the context of pedestrian-oriented development. The maximum allowable residential density within the CBD zone for the residential component of a mixed use project is 40 dwelling units per acre; the maximum floor area ratio (FAR) is 2.0. The CBD zoning district implements and is consistent with the CBD land use designation of the General Plan.
D. CG (General Commercial) zoning district. The CG zoning district is applied to areas of the City that are appropriate for less compact and intensive commercial uses than those accommodated within the CBD zone. Allowable land uses are typically more auto-oriented than pedestrian-oriented, and may include automotive and service-related uses, a wide range of retail stores, including those selling large products (appliances, home furnishings, building materials, etc.). The maximum allowable residential density within the CG district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CG zoning district implements and is consistent with the CG land use designation of the General Plan.
E. CH (Highway Commercial) zoning district. The CH zoning district is applied to sites along Highway 1 and arterials at the entry points to the community. Allowable land uses include lodging, restaurants, and retail stores. The maximum allowable residential density within the CH district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CH zoning district implements and is consistent with the CH land use designation of the General Plan. (Ord. 930, § 2, passed 06-12-2017)
18.22.030 - Commercial District Land Uses and Permit Requirements A. General permit requirements. Table 2-6 identifies the uses of land allowed by this Development Code in each commercial zoning district, and the planning permit required to establish each use, in compliance with § 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
B. Requirements for certain specific land uses. Where the last column in Table 2-6 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.
C. Findings for Use Permit or Minor Use Permit approval. The approval of a Use Permit or Minor Use Permit for a project within a commercial district shall require that the review authority first make the following findings for the zoning district applicable to the site, in addition to the findings required by § 18.71.060 (Use Permit and Minor Use Permit):
1. CN (Neighborhood Commercial) district. The use is designed and intended to serve the local neighborhood and not a broader service area, and is not of a size as to require a clientele larger than the neighborhood market area.
2. CO (Office Commercial) district. The use acts to support primary uses in the zone, or clients or visitors of allowable permitted uses.
3. CBD (Central Business District) district. The use complements the local, regional and tourist-serving retail, office and services functions of the CBD, and will not detract from this basic purpose of the CBD. Uses proposed for the intense pedestrian-oriented retail shopping areas of the CDB, which include the 100 blocks of East and West Laurel Street, the 300 block of North Franklin Street*, and the 100 and 200 blocks of Redwood Avenue, shall be limited to pedestrian-oriented uses on the street-fronting portion of the building. * Code reviser’s note: The language in this section has been revised to refer to the intended area of the downtown core.
4. CG (General Commercial) district.
a. The uses generally require larger display and/or storage areas; and b. The use is not dependent on heavy customer traffic per square foot.
5. CH (Highway Commercial) district.
a. Secondary uses oriented to local clientele may be permitted where the primary use of a site is oriented to or serves visitor, regional, or transient traffic; and b. Uses oriented to local clientele may be allowed where visitor-oriented uses are precluded because of environmental concerns or other site specific constraints.
TABLE 2-6
Allowed Land Uses and Permit Requirements
for Commercial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use Regulations
CN
CO
CBD
CG
CH
AGRICULTURAL, RESOURCE AND OPEN SPACE USES
Crop production, horticulture, orchard, vineyard
P
P
P
P
P
INDUSTRY, MANUFACTURING AND PROCESSING, WHOLESALING
Laboratory - Analytical and testing
—
P
—
P
—
Artisan/craft product manufacturing with retail sales
—
P(2)
P(2)
P(2)
P(2)
Brewery/restaurant
—
—
UP
—
—
Printing and publishing
—
UP
P
P
—
Research and development (R&D)
—
UP
—
UP
—
Recycling - Small facility
P
P
P
P
P
18.42.150
Recycling - Large facility
—
—
—
UP
—
18.42.150
Key to Zoning District Symbols
CN
Neighborhood Commercial
CG
General Commercial
CO
Office Commercial
CH
Highway and Visitor Commercial
CBD
Central Business District
Notes:
(1) See Article 10 for land use definitions.
(2) Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.
TABLE 2-6
Allowed Land Uses and Permit Requirements
for Commercial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use Regulations
CN
CO
CBD
CG
CH
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Recreational vehicle park
—
—
—
—
UP
Commercial recreation facility - Indoor
—
UP
UP
P
P
Commercial recreation facility - Outdoor
UP
UP
—
UP
UP
Conference facility
—
UP
UP
UP
UP
Special Events, less than 100 people
—
—
P
-
-
Add?
Health/fitness facility
—
P
P
P
UP
Library, museum, art gallery
UP
UP
P
P
P
Meeting facility, public or private
UP
UP
P
P
P
Park, playground
P
P
P
P
P
School - Private
UP
P
UP
P
UP
Sports and active recreation facility
—
—
UP
P
P
Studio - Art, dance, martial arts, music, etc.
UP
P
P
P
P
Theater
—
UP
P
P
P
RESIDENTIAL USES
ADU
P(5)
P(5)
P(5)
P(5)
P(5)
18.42.170
Emergency shelter
—
—
—
P
—
Home occupation
P
P
P
P
P
18.42.080
Live/work
P
UP
UP
UP
—
18.42.090
Multifamily dwellings
P
UP
UP
UP
UP
18.42.120
Residential care facility for the elderly (RCFE)
—
UP
UP
UP
—
Residential care facility
—
UP
UP
UP
—
Residential component mixed use project
P
P
P(2)
P
P
18.42.100
Single-family residential unit
P(3)
—
P(4)
P(4)
—
Single residential unit
MUP (3)
—
UP(4)
UP(4)
—
Tiny home
P(6)
—
—
P(6)
UP(6)
18.42.175
Tiny home/manufactured home community
UP
UP
—
UP
UP
18.42.110
Key to Zoning District Symbols
CN
Neighborhood Commercial
CG
General Commercial
CO
Office Commercial
CH
Highway and Visitor Commercial
CBD
Central Business District
Notes:
(1) See Article 10 for land use definitions.
(2) Use allowed only on second or upper floors or on the back half of the first floor, in compliance with § 18.22.060(B) (Limitation on the Location of Allowable Land Uses). (3) Use permitted only for lots in the CN zone that do not front a major collector, as defined in the General Plan. (4) Use permitted only for existing nonconforming single-family homes that have the appearance of a single-family home, per the Citywide Design Guidelines. (5) Use permitted only on parcels with an existing nonconforming single-family primary unit or existing/proposed multifamily development, and only in compliance with § 18.42.170. (6) Use permitted only on parcels with existing single residential unit or existing/proposed multifamily development, and only in compliance with § 18.42.175.
TABLE 2-6
Allowed Land Uses and Permit Requirements
for Commercial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use Regulations
CN
CO
CBD
CG
CH
RETAIL TRADE
Artisan shop
UP
P
P
P
P
Auto and vehicle sales and rental
—
—
—
P
P
Auto parts sales with no installation services
—
—
—
P
P
Bar/tavern
—
—
UP
UP
UP
Big box retail
—
—
—
UP
UP
Building and landscape materials sales - Indoor
—
—
—
P
UP
Building and landscape materials sales - Outdoor
—
—
—
UP
UP
18.42.130
Cannabis retail and accessory cannabis uses
—
—
UP(3, 4)
S(4)
S(4)
18.42.057
Chapter 9.30
Cannabis retail - Delivery only
—
—
—
S(4)
S(4)
18.42.057
Chapter 9.30
Construction and heavy equipment sales and rental
—
—
—
UP
UP
18.42.130
Convenience store
P
—
P
P
P
Drive-through retail or service
—
—
UP
UP
UP
18.42.070
Farm supply and feed store
—
—
—
P
UP
Formula business
—
UP(2)
UP(2)
UP(2)
UP(2)
Chapter 18.46
Formula business - 2,000 sf or less
—
P
P
P
P
Chapter 18.46
Fuel dealer (propane for home and farm use, etc.)
—
—
—
UP
—
Furniture, furnishings and appliance store
—
—
P
P
UP
Retail, general - 10,000 sf or larger
—
—
UP
UP
UP
Retail, general - 5,000 sf – 9,999 sf
—
—
P
P
P
Retail, general - Less than 5,000 sf
P
P
P
P
P
Groceries, specialty foods
P
UP
P
P
P
Mobile home, boat, or RV sales
—
—
—
UP
UP
Night club
—
—
UP
UP
UP
Outdoor retail sales and activities
—
—
P
P
P
18.42.130
Restaurant, cafe, coffee shop
P
P
P
P
P
18.42.165
Second hand store
—
—
—
P
P
Service station
—
—
—
UP
UP
18.42.180
Shopping center
—
—
—
UP
UP
Outdoor dining
P
P
P
P
P
18.42.165
Key to Zoning District Symbols
CN
Neighborhood Commercial
CG
General Commercial
CO
Office Commercial
CH
Highway and Visitor Commercial
CBD
Central Business District
Notes:
(1) See Article 10 for land use definitions.
(2) Use permit required except for the exceptions set forth in § 18.46.050. (3) The number of permissible cannabis retail businesses in the Central Business District shall be set by resolution of the City Council in an amount not to exceed 3 businesses.
TABLE 2-6
Allowed Land Uses and Permit Requirements
for Commercial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use Regulations
CN
CO
CBD
CG
CH
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
Bank, financial services
UP
P
P
P
P
Business support service
—
P
P
P
P
Formula business
—
UP(2)
UP(2)
UP(2)
UP(2)
Chapter 18.46
Formula business - 2,000 sf or less
—
P
P
P
P
Chapter 18.46
Medical services - Doctor office
P
P
P
P
P
Medical services - Clinic, lab, urgent care
—
P
P
P
P
Medical services - Hospital
—
UP
—
UP
UP
Office - Accessory
P
P
P
P
P
Office - Business/service
P
P
P
P
P
Office - Professional/administrative
—
P
P
P
P
SERVICES - GENERAL
Adult day care
P
P
P
P
P
Catering service
—
P
P(3)
P
P
Child day care center
P
P
UP
UP
P
Drive-through service
—
—
UP
UP
UP
18.42.070
Equipment rental
—
—
UP
P
UP
Formula business
—
UP(2)
UP(2)
UP(2)
UP(2)
Chapter 18.46
Formula business - 2,000 sf or less
—
P
P
P
P
Chapter 18.46
Kennel, animal boarding
—
—
—
UP
—
18.42.040
Lodging - Bed and breakfast inn (B&B)
—
—
UP
UP
P
18.42.050
Lodging - Hotel or motel
—
—
UP
UP
UP
Lodging - Vacation rental unit
—
—
UP
—
—
18.42.190
Maintenance service - Client site services
—
—
—
P
—
Mortuary, funeral home
—
P
—
P
—
Personal services
P
P
P
P
P
Personal services - Restricted
—
—
UP
UP
UP
Public safety facility
—
P
P
P
P
Repair service - Equipment, large appliances, etc.
—
—
—
P
P
Vehicle services - Major repair/body work
—
—
—
UP
UP
Vehicle services - Minor maintenance/repair
—
—
—
P
P
Veterinary clinic, animal hospital
—
P
—
P
P
Key to Zoning District Symbols
CN
Neighborhood Commercial
CG
General Commercial
CO
Office Commercial
CH
Highway and Visitor Commercial
CBD
Central Business District
Notes:
(1) See Article 10 for land use definitions.
(2) Use permit required except for the exceptions set forth in § 18.46.050. (3) Permitted above the first floor or as part of a restaurant.
TABLE 2-6
Allowed Land Uses and Permit Requirements
for Commercial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use Regulations
CN
CO
CBD
CG
CH
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Ambulance, taxi, and specialized transportation dispatch facility —
UP
—
UP
UP
Broadcasting studio
—
P
P
P
P
Parking facility, public or commercial
P
P
P
P
P
Pipelines, transmission lines
S
S
S
S
S
18.42.145
Telecommunications facility
S
S
S
S
S
Chapter 18.44
Transit station
P
P
UP
P
P
Solar, wind, geothermal facilities for on-site use
P
P
P
P
P
Utility facility
P
P
UP
P
P
Vehicle storage
—
UP
—
UP
—
Key to Zoning District Symbols
CN
Neighborhood Commercial
CG
General Commercial
CO
Office Commercial
CH
Highway and Visitor Commercial
CBD
Central Business District
Notes:
(1) See Article 10 for land use definitions.
(Ord. 930, § 2, passed 06-12-2017; Am. Ord. 952, § 2, passed 11-12-2019; Am. Ord. 959, § 2, passed 02-10-2020; Am. Ord. 970, § 4, passed 09-13-2021; Am. Ord. 979, § 2, passed 06-13-2022; Am. Ord. 985, § 2, passed 03-25-2024; Am. Ord. 988, § 2, passed 05-13-2024; Ord. 992, § 3, passed 07-08-2024; Ord. 993, § 3, passed 07-08-2024; Am. Ord. 1004, § 2, passed 03-24-2025)
18.22.040 - Commercial District Subdivision Standards
A. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-7 for the applicable zoning district.
B. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require 1 or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.
C. A condominium 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 allowed dwellings complies with the maximum density for the applicable zone.
TABLE 2-7 - MINIMUM PARCEL SIZE STANDARDS
Zoning District
Minimum Parcel Size
Minimum Area (1)
Minimum Width
Minimum Depth
Maximum Depth
CN
2,000 sf
25 ft
N.A.
3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.
CO
6,000 sf
50 ft
N.A.
3 times width
CBD
2,000 sf
20 ft
N.A.
3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.
CG
5,000 sf
50 ft
N.A.
3 times width
CH
6,000 sf
50 ft
N.A.
3 times width
Notes:
(1) Minimum area shall be considered net acreage as defined in § 18.100.020(N). (Ord. 930, § 2, passed 06-12-2017)
18.22.050 - Commercial District Site Planning and Building Standards A. General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-8 and 2-9 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.
TABLE 2-8 - CN, CO, AND CBD DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
CN
Neighborhood Commercial
CO
Office Commercial
CBD
Central Business District
Residential density
Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
See § 18.42.170 for second unit exemption.
Maximum density
24 units per acre
24 units per acre
40 units per acre
Setbacks
Minimum and, where noted, maximum setbacks required for primary structures. See § 18.30.100 for exceptions to these requirements. See Chapter 18.42 for setback requirements applicable to a specific land use.
Front
Same as the front setback for an R zone on the same block; 10 ft elsewhere.
20 ft for buildings 20 ft or more in height; 15 ft for other buildings.
None allowed - Building facades shall abut the back of the public sidewalk, except as provided in § 18.22.060.
Side - Interior (each)
Same as the front setback required for an R zone abutting the side property line; none required elsewhere. 10 ft; 15 ft adjacent to an abutting R zone.
None required
Side - Street side
None required
Same as front setback
None required
Rear
15 ft; 5 ft adjacent to an alley.
10 ft; 15 ft adjacent to an abutting R zone; 5 ft adjacent to an alley. 15 ft for a building 12 ft or more in height on a site abutting an R zone; 5 ft adjacent to an alley; none required elsewhere.
Floor area ratio (FAR)
Maximum allowable floor area ratio for nonresidential projects. FAR may be increased with Use Permit approval to accommodate housing units and/or live-work units in a mixed use project to a maximum FAR of 2.0 for a mixed use project.
0.40 0.40
2.00 Site coverage
Maximum percentage of the total lot area that may be covered by impervious surfaces.
See § 18.42.170 for accessory dwelling units/junior accessory dwelling units exemption.
Maximum coverage
No limitation
Height limit
Maximum allowable height of structures. See § 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions. See Chapter 18.42 for height requirements applicable to a specific land use.
Maximum height
25 ft
25 ft; 35 ft with Use Permit approval.
35 ft and 3 stories; 45 ft and 3 stories with Use Permit approval.
Fencing
See § 18.30.050 (Fences, Walls, and Screening)
Landscaping
See Chapter 18.34 (Landscaping Standards)
Parking
See Chapter 18.36 (Parking and Loading)
Signs
See Chapter 18.38 (Signs)
TABLE 2-9 - CG AND CH DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
CG
General Commercial
CH
Highway Commercial
Residential density
Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable. See § 18.42.170 for accessory dwelling units/junior accessory dwelling units exemption.
Maximum density
24 units per acre
Setbacks
Minimum and, where noted, maximum setbacks required for primary structures. See § 18.30.100 for exceptions to these requirements. See Chapter 18.42 for setback requirements applicable to a specific land use.
Front
10 ft on Main Street and Highway 20; same as the front setback for an R zone on the same block; none required elsewhere. 15 ft on Main Street and Highway 20; same as the front setback for an R zone on the same block; 5 ft required elsewhere.
Side - Interior (each)
Same as the front setback required for an R zone abutting the side property line; none required elsewhere.
Side - Street side
Same as front setback.
Rear
5 ft adjacent to an alley; 15 ft adjacent to an abutting residential zone; none required elsewhere. 10 ft adjacent to an alley; 15 ft adjacent to residential zone; none required elsewhere.
Floor area ratio (FAR)
Maximum allowable floor area ratio for nonresidential projects. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to an FAR of 2.0 for a mixed use project.
0.40 Maximum floor area
Maximum floor area allowed for commercial buildings in the locations noted. See § 18.42.170 for accessory dwelling units/junior accessory dwelling units exemption. a. Between the Noyo River and Pudding Creek bridges - 50,000 sf. b. North of Pudding Creek bridge - 30,000 sf.
Height limit
Maximum allowable height of structures. See § 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions. See Chapter 18.42 for height requirements applicable to a specific land use.
Maximum height
35 ft; 45 ft with Use Permit approval.
35 ft
Fencing
See § 18.30.050 (Fences, Walls, and Screening)
Landscaping
See Chapter 18.34 (Landscaping Standards)
Parking
See Chapter 18.36 (Parking and Loading)
Signs
See Chapter 18.38 (Signs)
(Ord. 930, § 2, passed 06-12-2017; Am. Ord. 959, § 2, passed 02-10-2020)
18.22.060 - CBD Frontage and Facade Standards
A. Applicability. The requirements of this Section apply to proposed development within the CBD zoning district. Each new nonresidential structure, and all alterations to existing structures involving any change in the facade at the street frontage, shall comply with the following standards. The review authority may approve minor variations to these standards as deemed appropriate; provided, that the review authority also first finds that the minor variation will still produce a new or altered building that complies with the intent of this Section.
B. Limitation on the location of allowable land uses. Each land use shall be located as follows:
1. The ground floor of each nonresidential structure shall be limited to the uses allowed on the ground floor by § 18.22.030, Table 2-6, to enhance the pedestrian orientation of downtown streets. Examples of the pedestrian-oriented uses allowed by Table 2-6 include walk-in uses such as restaurants, retail stores, health/fitness facilities, personal services, community service organizations, and similar uses. The review authority may modify the Table 2-6 limitations on ground floor uses when existing structures are re-occupied by different tenants or uses, or when this requirement is determined by the review authority to be infeasible because of excessive storefront vacancies.
2. Ground floor, street-fronting business/service offices may be approved if the review authority first determines that the use will not impair the pedestrian character of the street; provided, that:
a. Parcels on the block occupied by office uses that are not pedestrian oriented constitute less than 50% of the block frontage; b. The remainder of the block is characterized primarily by retail and/or restaurant uses; and c. The facade design of the structure that accommodates the office contributes to the visual interest of the street and conspicuously expresses the nature of the use.
C. Elevation of first floor. At least 75% of the street fronting length of the first habitable floor of a nonresidential structure shall be located no more than 2 vertical feet above or below the sidewalk elevation at any point along the street property line.
D. Pedestrian access. The primary entrance of each ground floor use shall be recessed a minimum of 3 feet when accessed from the public right-of-way. Walk-up facilities and entries shall be recessed and provide adequate queuing space to avoid interruption of pedestrian flow.
E. Formula design prohibited. The architectural style and exterior finish materials of each proposed structure shall be designed based upon the architectural traditions of Fort Bragg and Mendocino County, and the architectural styles prevalent in the site vicinity. Buildings proposed with architectural features substantially similar to those found in other communities on buildings occupied by the same corporate or franchise entity that will occupy the proposed building are strongly discouraged. (Ord. 930, § 2, passed 06-12-2017)
Chapter 18.24
Industrial Zoning Districts
Sections:
18.24.010 Purpose
18.24.020 Purposes of Industrial Zoning Districts
18.24.030 Industrial District Land Uses and Permit Requirements
18.24.040 Industrial District Subdivision Standards
18.24.050 Industrial District Site Planning and Building Standards
18.24.010 - Purpose
This Chapter lists the land uses that may be allowed within the industrial zoning districts established by § 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size. (Ord. 930, § 2, passed 06-12-2017)
18.24.020 - Purposes of Industrial Zoning Districts
The purposes of the individual industrial zoning districts and the manner in which they are applied are as follows:
A. IL (Light Industrial) zoning district. The IL zoning district is applied to areas of the City that are appropriate for a variety of commercial, manufacturing, wholesale and distribution, and industrial uses that do not generate significant customer traffic or high levels of noise, dust, odors, or other potential off-site nuisance characteristics. Allowable manufacturing uses and activities must be entirely within enclosed structures. The maximum floor area ratio (FAR) is 0.40. The IL zoning district implements and is consistent with the IL land use designation of the General Plan.
B. IH (Heavy Industrial) zoning district. The IH zoning district is applied to areas of the City that are appropriate for a range of heavy industrial including manufacturing, assembly and processing, the storage and distribution of raw materials, aggregate plants, and related industrial uses that are generally compatible with and require locations removed from residential and visitor serving uses. The maximum floor area ratio (FAR) is 0.40. The IH zoning district implements and is consistent with the IH land use designation of the General Plan. (Ord. 930, § 2, passed 06-12-2017)
18.24.030 - Industrial District Land Uses and Permit Requirements A. General permit requirements. Table 2-10 identifies the uses of land allowed by this Development Code in each industrial zoning district, and the planning permit required to establish each use, in compliance with § 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
B. Requirements for certain specific land uses. Where the last column in Table 2-10 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.
TABLE 2-10
Allowed Land Uses and Permit Requirements
for Industrial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
IL
IH
AGRICULTURAL, RESOURCE AND OPEN SPACE USES
Cannabis – Indoor cultivation (nursery and/or mature plants) UP
UP
Chapter 9.30 and 18.42.055
Crop production, horticulture, orchard, vineyard
P
P
INDUSTRY, MANUFACTURING AND PROCESSING, WHOLESALING
Agricultural product processing
UP
P
Artisan/craft product manufacturing
P(2)
UP
Brewery/restaurant
P
UP
Boat and ship construction, repair, maintenance
UP
P
Construction contractor base
P(2)
P(2)
Fish processing
P(2)
P
Laboratory - Analytical, testing
P(2)
P
Lumber and wood product manufacturing
UP
UP
Manufacturing/processing - Heavy
—
UP
Manufacturing/processing - Light
P
P
Manufacturing/processing - Medium intensity
UP
P(2)
Media production
P
P
Petroleum product storage and distribution
UP
P
Printing and publishing
P
P
Research and development (R&D)
P
P
Recycling - Large facility
UP
UP
18.42.150
Recycling - Small facility
P
P
18.42.150
Storage - Outdoor
UP
UP
18.42.140
Storage - Personal storage facility (mini-storage)
UP
P
Storage - Warehouse, indoor storage
P(2)
P
Wholesaling and distribution
P(2)
P
Key to Zoning District Symbols
IL
Light Industrial
IH
Heavy Industrial
Notes:
(1) See Article 10 for land use definitions.
(2) Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.
TABLE 2-10
Allowed Land Uses and Permit Requirements
for Industrial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
IL
IH
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Adult entertainment business
S
S
Chapter 18.40
Commercial recreation facility - Indoor
UP
—
Commercial recreation facility - Outdoor
P
UP
Emergency shelter
UP
—
Health/fitness facility
P
—
Library, museum
P
—
Meeting facility, public or private
P
—
School - Specialized education/training
P
UP
Sports and active recreation facility
P
UP
RESIDENTIAL USES
Caretaker quarters
P
P
Live/work unit
UP
—
18.42.090
Key to Zoning District Symbols
IL
Light Industrial
IH
Heavy Industrial
Notes:
(1) See Article 10 for land use definitions.
TABLE 2-10
Allowed Land Uses and Permit Requirements
for Industrial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
IL
IH
RETAIL TRADE
Accessory cannabis – Retail, retail delivery
P(2)
P(2)
18.42.057
Chapter 9.30
Accessory retail or services
P
P
18.42.020
Building and landscape materials sales - Indoor
P
P
Building and landscape materials sales - Outdoor
P
P
18.42.130
Cannabis retail - Delivery only
P (2)
P (2)
18.42.057
Chapter 9.30
Construction and heavy equipment sales and rental
UP
P
18.42.130
Farm supply and feed store
P
P
Fuel dealer (propane for home and farm use, etc.)
P
P
Mobile home, boat or RV sales
UP
UP
Service station
P
UP
18.42.180
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
Business support service
P
P
Office - Accessory
P
P
Office - Processing
P
P
Key to Zoning District Symbols
IL
Light Industrial
IH
Heavy Industrial
Notes:
(1) See Article 10 for land use definitions.
(2) Use shall only be allowable as an accessory use to a cannabis business engaged in manufacturing and/or distribution.
TABLE 2-10
Allowed Land Uses and Permit Requirements
for Industrial Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
IL
IH
SERVICES - GENERAL
Accessory retail or services
P
P
18.42.020
Equipment rental
P
P
Kennel, animal boarding
UP
P
18.42.040
Maintenance service - Client site services
P
P
Public safety facility
P
P
Repair service - Equipment, large appliances, etc.
P
P
Vehicle services - Major repair/body work
UP
UP
Vehicle services - Minor maintenance/repair
P
P
Veterinary clinic, animal hospital
P
P
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Ambulance, taxi, or specialized transportation dispatch facility P
P
Broadcasting studio
P
—
Freight terminal
P
P
Parking facility, public or commercial
P
P
Pipeline or transmission line
S
S
18.42.145
Telecommunications facility
S
S
Chapter 18.44
Transit station or terminal
P
P
Utility facility
P
P
Vehicle storage
UP
UP
Key to Zoning District Symbols
IL
Light Industrial
IH
Heavy Industrial
Notes:
(1) See Article 10 for land use definitions.
(Ord. 930, § 2, passed 06-12-2017; Ord. 952, § 2, passed 11-12-2019; Ord. 979, § 2, passed 6-13-2022)
18.24.040 - Industrial District Subdivision Standards
A. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-11 for the applicable zoning district.
B. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require 1 or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.
C. An industrial condominium 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.
TABLE 2-11 - MINIMUM PARCEL SIZE STANDARDS
Zoning District
Minimum Parcel Size
Minimum Area (1)
Minimum Width
Minimum Depth
Maximum Depth
IL
5,000 sf
50 ft
100 ft
3 times width
IH
5,000 sf
50 ft
100 ft
3 times width
Notes:
(1) Minimum area based on net parcel size as defined in § 18.100.020(N). (Ord. 930, § 2, passed 06-12-2017)
18.24.050 - Industrial District Site Planning and Building Standards Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the requirements in Table 2-12 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.
TABLE 2-12 - IL AND IH DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
IL
Light Industrial
IH
Heavy Industrial
Residential density
Maximum number of dwelling units allowed on a parcel. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
Maximum density
15 live/work units per acre
1 caretaker unit per parcel
Setbacks
Minimum and, where noted, maximum setbacks required for primary structures. See § 18.30.100 for exceptions to these requirements.
Front
30 ft from Main Street; 15 ft elsewhere.
Side - Interior (each)
10 ft; except no setback required if the other side yard maintains a setback 15 ft or more. 10 ft on any side abutting a C zone.
30 ft on any side abutting an R or OS zone, or a PD zone not specified for industrial uses.
Side - Street side
Same as front setback.
Rear
Abutting an alley, 10 ft within 30 ft of each side property line or driveway accessing the alley; 30 ft if adjacent to an R zone; none required elsewhere.
Floor area ratio (FAR)
Maximum FAR allowed.
0.40 Height limit
Maximum allowable height of structures. See § 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height
35 ft; 45 ft with Use Permit approval.
40 ft; 60 ft with Use Permit approval.
Fencing
See § 18.30.050 (Fences, Walls, and Screening)
Landscaping
See Chapter 18.34 (Landscaping Standards)
Parking
See Chapter 18.36 (Parking and Loading)
Signs
See Chapter 18.38 (Signs)
(Ord. 930, § 2, passed 06-12-2017)
Chapter 18.26
Special Purpose Zoning Districts
Sections:
18.26.010 Purpose
18.26.020 Purposes of Special Purpose Zoning Districts
18.26.030 Special Purpose District Land Uses and Permit Requirements
18.26.040 Special Purpose District Subdivision Standards
18.26.050 Special Purpose District Site Planning and Building Standards
18.26.010 - Purpose
This Chapter lists the land uses that may be allowed within the special purpose zoning districts established by § 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size. (Ord. 930, § 2, passed 06-12-2017)
18.26.020 - Purposes of the Special Purpose Zoning Districts The purposes of the individual special purpose zoning districts and the manner in which they are applied are as follows.
A. OS (Open Space) zoning district. The OS zoning district is applied to properties that are largely unimproved and used for the preservation of natural resources and habitats, passive outdoor recreation, scenic resources, and/or for the protection of public health and safety (e.g., preservation of floodplains). Allowable uses are limited to those that support maintenance and/or recreational uses. The maximum floor area ratio (FAR) is 0.10. The OS zoning district implements and is consistent with the OS land use designation of the General Plan.
B. PR (Parks and Recreation) zoning district. The PR zoning district is applied to the sites of public parks and recreational facilities. Allowable uses are limited to recreational uses, and the structures needed to support those uses, and facility and site maintenance. The maximum floor area ratio (FAR) is 0.25. The PR zoning district implements and is consistent with the PR land use designation of the General Plan.
C. PF (Public Facility and Services) zoning district. The PF zoning district is applied to the sites of existing and proposed public buildings, utility facilities, water and wastewater treatment plants, and related easements. The maximum floor area ratio (FAR) is 0.75. The PF zoning district implements and is consistent with the PF land use designation of the General Plan. (Ord. 930, § 2, passed 06-12-2017)
18.26.030 - Special Purpose District Land Uses and Permit Requirements A. General permit requirements. Table 2-14 identifies the uses of land allowed by this Development Code in each special purpose zoning district, and the planning permit required to establish each use, in compliance with § 18.20.030 (Allowable Land Uses and Planning Permit Requirements).
B. Requirements for certain specific land uses. Where the last column in Table 2-14 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use. (Ord. 930, § 2, passed 06-12-2017)
18.26.040 - Special Purpose District Subdivision Standards The minimum area and dimensions for new parcels in the OS, PR, and PF zoning districts shall be determined by the City through the subdivision process. (Ord. 930, § 2, passed 06-12-2017)
18.26.050 - Special Purpose District Site Planning and Building Standards Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the requirements established by the City through the Use Permit process, capital improvements programming process, or leasing of public property, as applicable, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.
TABLE 2-14
Allowed Land Uses and Permit Requirements
for Special Purpose Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
OS
PR
PF
AGRICULTURAL, RESOURCE AND OPEN SPACE USES
Animal keeping
S
S
S
18.42.040
Nature preserve
P
P
P
Crop production, horticulture, orchard, vineyard
P
P
P
INDUSTRY, MANUFACTURING AND PROCESSING, WHOLESALING
Recycling - Small facility
—
—
P
18.42.150
Storage - Warehouse, indoor storage
—
—
P
Storage - Outdoor
—
—
UP
18.42.140
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Equestrian facility
P
UP
—
Events, less than 100 people
P
P
P
18.42.075
Health/fitness facility
—
UP
UP
Sports and active recreation facility
UP
UP
UP
Hiking/riding trail
P
P
P
Library, museum
UP
UP
UP
Meeting facility, public or private
UP
UP
UP
Park, playground
P
P
P
School
—
UP
P
Theater
—
UP
UP
RESIDENTIAL USES
Caretaker quarters
P
P
P
Emergency shelter
—
—
UP
Farm dwelling on a parcel of 10 acres or more
P
—
—
Residential care facility
—
—
UP
Key to Zoning District Symbols
OS
Open Space
PF
Public Facility and Services
PR
Parks and Recreation
Notes:
(1) See Article 10 for land use definitions.
TABLE 2-14
Allowed Land Uses and Permit Requirements
for Special Purpose Zoning Districts
P
Permitted use, Zoning Clearance required
MUP
Minor Use Permit required (see § 18.71.060)
UP
Use Permit required (see § 18.71.060)
S
Permit requirement set by Specific Use Regulations
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
OS
PR
PF
RETAIL TRADE
Accessory retail or services
—
P
P
18.42.020
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
Medical services - Clinic, urgent care
—
—
UP
Medical services - Hospital
—
—
UP
Office - Accessory
P
P
P
Office - Government
—
P
P
SERVICES - GENERAL
Adult day care
—
—
P
Child day care center
—
—
P
Public safety facility
—
—
P
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Ambulance, taxi, or specialized transportation dispatch facility —
—
UP
Parking facility, public or commercial
—
—
P
Pipeline or transmission line
S
S
S
18.42.145
Telecommunications facility
S
S
S
Chapter 18.44
Transit station
—
—
P
Utility facility
—
—
P
Vehicle storage
—
—
UP
Key to Zoning District Symbols
OS
Open Space
PF
Public Facility and Services
PR
Parks and Recreation
Notes:
(1) See Article 10 for land use definitions.
(Ord. 930, § 2, passed 06-12-2017)
The Fort Bragg Municipal Inland Land Use and Development Code is current through Ordinance 1008, passed April 14, 2025.
The Fort Bragg Municipal Inland Land Use and Development Code is current through Ordinance 1008, passed April 14, 2025.
The Fort Bragg Municipal Inland Land Use and Development Code is current through Ordinance 1008, passed April 14, 2025.
Fort Bragg Municipal Inland Land Use and Development Code Chapter 18.22 Commercial Zoning Districts
Fort Bragg Municipal Inland Land Use and Development Code Chapter 18.24 Industrial Zoning Districts
Fort Bragg Municipal Inland Land Use and Development Code Chapter 18.26 Special Purpose Zoning Districts