BEFORE THE CITY COUNCIL OF THE CITY OF FORT BRAGG
AN ORDINANCE AMENDING DIVISION 17 OF THE FORT BRAGG MUNICIPAL CODE (CLUDC 4-26) TO:Amend Title 17.22.020 - Purposes of Commercial Zoning Districts and Title 17.22.050 - Commercial District Site Planning and Building Standards to allow multifamily development and set minimum densities for multifamily and mixed-use projects. AN ORDINANCE AMENDING DIVISION 17 OF THE FORT BRAGG MUNICIPAL CODE (CLUDC 4-26) TO:Amend Title 17.22.020 - Purposes of Commercial Zoning Districts and Title 17.22.050 - Commercial District Site Planning and Building Standards to allow multifamily development and set minimum densities for multifamily and mixed-use projects.
AN ORDINANCE AMENDING DIVISION 17 OF THE FORT BRAGG MUNICIPAL CODE (CLUDC 4-26) TO:
Amend Title 17.22.020 - Purposes of Commercial Zoning Districts and Title 17.22.050 - Commercial District Site Planning and Building Standards to allow multifamily development and set minimum densities for multifamily and mixed-use projects.
AN ORDINANCE AMENDING DIVISION 17 OF THE FORT BRAGG MUNICIPAL CODE (CLUDC 4-26) TO:
Amend Title 17.22.020 - Purposes of Commercial Zoning Districts and Title 17.22.050 - Commercial District Site Planning and Building Standards to allow multifamily development and set minimum densities for multifamily and mixed-use projects.
ORDINANCE NO. XXX-2026
WHEREAS, California Constitution Article XI, Section 7, enables the City of Fort Bragg (the “City”) to enact local planning and land use regulations; and WHEREAS, the authority to adopt and enforce zoning regulations is an exercise of the City’s police power to protect the public health, safety, and welfare; and WHEREAS, the City of Fort Bragg (“City”) adopted a General Plan in 2002 which established policies for all lands within Fort Bragg city limits and its sphere of influence; and WHEREAS, the City adopted a Coastal General Plan (“Coastal GP”) as the Land Use Plan portion of the Local Coastal Program on May 12, 2008 which established policies for all land within the Fort Bragg Coastal Zone; and WHEREAS, in August 2008 the California Coastal Commission certified the City’s Local Coastal Program (LCP) which includes the Coastal GP as the Land Use Plan; and WHEREAS, The City Council adopted Resolution 3162-2008 on May 12, 2008 adopting the Coastal General Plan; and WHEREAS, the City adopted a Coastal Land Use and Development Code in 2008 as the implementing portion of the Local Coastal Program on May 12, 2008, which established all land use regulations for the Coastal Zone; and WHEREAS, the Coastal General Plan includes policies to: (1) advance the orderly growth and development of the City’s Coastal Zone; (2) protect coastal resources; (3) incorporate sustainability into the development process so that Fort Bragg’s coastal resources and amenities are preserved for future generations; (4) respond to current environmental and infrastructure constraints; (5) protect the public health, safety and welfare; and (6) promote fiscally responsible development; and WHEREAS, the lack of rental and for sale housing is a substantial concern for individuals and families of all demographics, ages, and economic backgrounds in Fort Bragg; and WHEREAS, the City desires to ensure that housing development occurs in an orderly manner, in accordance with the goals and objectives of the General Plan and reasonable land use planning principles; and WHEREAS, Section 17.94.040 states that the Planning Commission shall forward a written recommendation, and reasons for the recommendations, to the Council based on the findings identified in Section 17.94.060; and WHEREAS, the Planning Commission held duly noticed public hearings on August 26, 2026, to consider the Zoning Amendment, accept public testimony; and formally adopted a resolution with their written recommendations regarding the proposed ordinance changes; and WHEREAS, the City Council held a duly noticed public hearing on September 14, 2026, to consider the Zoning Amendment, accept public testimony; and formally Introduce the Ordinance by Title Only; and WHEREAS, the proposed minor modification to the Coastal Land Use and Development Code is set forth in its entirety in Section 2 – Section 3 below; and WHEREAS, the “activities and approvals by a local government necessary for the preparation and adoption of a local coastal program or long-range development plan” pursuant to the California Coastal Act are statutorily exempt from compliance with CEQA, and this statutory exemption “shifts the burden of CEQA compliance from the local agency to the California Coastal Commission (CEQA Guidelines § 15265 (c)).
NOW, THEREFORE, The Fort Bragg City Council, based on the entirety of the record before it, which includes without limitation, CEQA Public Resources Code §21000, et seq. and State CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the Fort Bragg Coastal General Plan; the Fort Bragg Coastal Land Use and Development Code; State law; all reports and public testimony submitted as part of the City Council meeting of September 14, 2026 and City Council deliberations; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the Fort Bragg City Council does ordains as follows:
Section 1. Legislative Findings. The City Council hereby finds as follows:
The foregoing recitals are true and correct and made a part of this Ordinance; and On August 26, 2026, the Planning Commission held properly noticed public hearings to consider recommending the proposed amendment to the Coastal Land Use and Development Code to the Fort Bragg City Council for adoption and adopted a resolution in support of the City Council’s adoption of the amendment to the CLUDC pursuant to Gov. Code Section 65355.
On September 14, 2026, the City Council held a properly noticed public hearing to consider adoption of the minor amendment to the Coastal Land Use and Development Code.
The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City as it intends amendments to be consistent with recently adopted State laws; and The proposed amendment is consistent with the General Plan Policies and Programs, The proposed amendment is internally consistent with other applicable provisions of the Coastal Land Use Development Code, The project is exempt from CEQA per section 15265 (c); and The documents and other material constituting the record for these proceedings are located at the Community Development Department.
Section 2. Based on the foregoing, the City Council hereby Amend Title 17.22.020 - Purposes of Commercial Zoning Districts as follows:
17.22.020 - 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 or multifamily 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 project 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 or multifamily 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.
Section 3. Based on the foregoing, the City Council hereby Amends 17.22.050 - Commercial District Site Planning and Building Standards, as follows:
17.22.050 - 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 and all other applicable policies and standards of the Local Coastal Program.
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.
Maximum Allowable density
6-12 units per acre for Multifamily
1-12 units per acre for Mixed-Use
12- 24 units per acre for Multifamily
1-24 units per acre for Mixed-Use
40 units per acre for Mixed Use
Setbacks
Minimum and, where noted, maximum setbacks required for primary structures. See Section 17.30.100 for exceptions to these requirements.
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 17.22.060.
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 floor area ratio allowed. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to the maximum density allowed in the zone.
0.40 0.40
2.00 Site coverage
Maximum percentage of the total lot area that may be covered by structures and pavement.
Maximum coverage
No limitation
Height limit
Maximum allowable height of structures. See Section 17.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
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, except west of Highway 1.
Fencing
See Section 17.30.050 (Fences, Walls, and Screening)
Landscaping
See Chapter 17.34 (Landscaping Standards)
Parking
See Chapter 17.36 (Parking and Loading)
Signs
See Chapter 17.38 (Signs)
TABLE 2-9 - CG AND CH DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
CG
General Commercial
CH
Highway and Visitor 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.
Maximum Allowable density
12- 24 units per acre for Multifamily
1-24 units per acre for Mixed-Use
1-24 units per acre for Mixed-Use
Setbacks
Minimum and, where noted, maximum setbacks required for primary structures. See Section 17.30.100 for exceptions to these requirements.
Front
10 ft on an arterial street; same as the front setback for an R zone on the same block; none required elsewhere. 15 ft on an arterial street; 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.
Same as front setback. Except for properties north of Pudding Creek and west of Main Street with more than 135 feet of frontage, see Section 17.50.070 (H) 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; 30 ft from the Haul Road; none required elsewhere.
Floor area ratio (FAR)
Maximum floor area ratio allowed. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to the maximum density allowed in the zone.
0.40 Maximum floor area
Maximum floor area allowed for individual commercial buildings in the locations noted. a. Between the Noyo River and Pudding Creek bridges - 50,000 sf. b. East of Highway 1 and north of Pudding Creek bridge, and south of the Noyo River bridge - 40,000 sf. c. West of Highway 1 and north of Pudding Creek bridge and south of the Noyo River bridge - 15,000 sf.
Site coverage
Maximum percentage of the total lot area that may be covered by structures and pavement.
Maximum coverage
No limitation
Height limit
Maximum allowable height of structures. See Section 17.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height
35 ft; 45 ft with Use Permit approval. 28 ft and 2 stories west of Highway 1. 35 ft. 28 ft and 2 stories west of Highway 1; 35 ft and 3 stories west of Highway 1 and north of Pudding Creek with Use Permit approval, provided that the building setback from the Haul Road shall be increased by 1 ft for each 1 ft of additional height over 28 ft.
Fencing
See Section 17.30.050 (Fences, Walls, and Screening)
Landscaping
See Chapter 17.34 (Landscaping Standards)
Parking
See Chapter 17.36 (Parking and Loading)
Signs
See Chapter 17.38 (Signs)
Section 4. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held by a court of competent jurisdiction to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of the Ordinance. The City Council of the City of Fort Bragg hereby declares that it would have passed this Ordinance and each section, subsection, sentence, clause, and phrase thereof irrespective of the fact that one or more sections, subsections, sentences, clauses, or phrases may be held invalid or unconstitutional.
Section 5. Effective Date and Publication. This Ordinance shall become effective upon its certification by the Coastal Commission. Within fifteen (15) days after the passage of this Ordinance by the Coastal Commission, the City Clerk shall cause a summary of said Ordinance to be published as provided in Government Code §36933, in a newspaper of general circulation published and circulated in the City of Fort Bragg, along with the names of the City Council voting for and against its passage.
Section 6. Fort Bragg City Council does hereby recommend that the Coastal Commission approve this LCP Amendment to amend Division 17 to the Fort Bragg Municipal Code.
The foregoing Ordinance was introduced by Councilmember ________ at a regular meeting of the City Council of the City of Fort Bragg held on September 14, 2026, and adopted at a regular meeting of the City of Fort Bragg held on Date, 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
Jason Godeke Mayor
ATTEST:
_______________________
Diana Paoli, City Clerk
PUBLISH: Date, 2026 and Date, 2026 (by summary).
EFFECTIVE DATE: Date, 2026
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