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Chapter 17.03
REGULATIONS THAT APPLY IN PRINCIPAL ZONING DISTRICTS
17.03.010 Residential estates zoning district (RE).
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B. Principal Permitted Uses.
1. One single-family dwelling or mobile home per lot.
2. Community care facilities for six or fewer (FMC 17.08.152), and supportive housing (FMC
17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone.
C. Permitted Accessory Uses. Subject to the provisions of FMC 17.06.001 and 17.06.002:
1. One second residential dwelling per lot, subject to the provisions of FMC 17.06.183;
21. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020;
3. Community care facilities for six or fewer (FMC 17.08.152);
42. Home occupations, subject to the provisions of FMC 17.06.071;
53. Servants’ quarters;
64. Guesthouses, subject to the provisions of FMC 17.06.061;
75. Private garages and parking areas;
86. Garage and yard sales, subject to the provisions of FMC 17.06.060;
97. Public parks, playgrounds, and other public recreational uses; 108. Keeping of not more than eight household pets on each lot, subject to the provisions of FMC 17.06.006;
119. Other accessory uses and buildings customarily appurtenant to a permitted use. …
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17.03.011 Residential single-family zoning district (R-1). …
B. Principal Permitted Uses.
1. One single-family dwelling or mobile home per lot.
2. Community care facilities for six or fewer (FMC 17.08.152), and supportive housing (FMC
17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone.
C. Permitted Accessory Uses. Subject to the provisions of FMC 17.06.001 and 17.06.002:
1. One second residential dwelling per lot, subject to the provisions of FMC 17.06.183;
21. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020;
3. Community care facilities for six or fewer (FMC 17.08.152);
42. Home occupations, subject to the provisions of FMC 17.06.071;
53. Guest rooms for not more than two persons in any single-family dwelling;
64. Servants’ quarters;
75. Guesthouses, subject to the provisions of FMC 17.06.061;
86. Garage and yard sales, subject to the provisions of FMC 17.06.060;
97. Public parks, playgrounds, and other public recreational uses; 108. Keeping of not more than four household pets on each lot, subject to the provisions of FMC 17.06.006;
119. Other accessory uses and buildings customarily appurtenant to a permitted use. …
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17.03.012 Multifamily residential zoning district (R-M).
A. Purpose. The RM district is intended to be applied in areas of the city where it is reasonable to permit and protect medium-high density apartment, townhouse, and condominium development. The RM district is intended to be applied in existing medium-high density areas, as well as other developed areas to encourage higher-density development and in undeveloped areas to allow for large-scale development projects. The R-M zoning district is intended to implement the Residential High (RH) General Plan land use designation which has a density range of 15.0 to 29.0 units per gross acre.
B. Principal Permitted Uses.
1. Multifamily dwelling units. Projects requesting deviation from the Objective Planning Standards for Mixed-Use Residential and Multifamily Development, adopted pursuant to Resolution 2023-26 or as later amended by the city council (hereinafter the “multifamily design standards”), are subject to design review approval, pursuant to the provisions of Chapter 17.07 FMC;
2. Single room occupancy (SRO) facilities, subject to R-M zone density, open space, and setback requirements, and the provisions of FMC 17.06.184.7.;
3. Community care facilities for six or fewer (FMC 17.08.152), and supportive housing (FMC
17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone;
4. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X.
C. Permitted Accessory Uses. Subject to the provisions of FMC 17.06.001 and 17.06.002:
1. One second residential dwelling per lot, subject to the provisions of FMC 17.06.183;
21. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020;
3. Community care facilities for six or fewer (FMC 17.08.152);
42. Home occupations, subject to the provisions of FMC 17.06.071;
53. Private garages and parking areas;
64. Garage and yard sales, subject to the provisions of FMC 17.06.060;
75. Keeping of not more than two household pets on each lot, subject to the provisions of FMC
17.06.006;
86. Public parks, playgrounds, and other public recreational uses;
97. Other accessory uses and buildings customarily appurtenant to a permitted use. …
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17.03.020 Neighborhood commercial zoning district (N-C) …
B. Principal Permitted Uses.
1. Professional offices;
2. Antique, art, music, and hobby stores;
3. Cleaning and dyeing establishments;
4. Dry goods stores;
5. Food stores;
6. Household appliance, radio, and TV repair establishments (small scale);
7. Restaurants seating less than 100 persons, including service of alcoholic beverages at tables and a bar;
8. Sporting goods stores;
9. Barber and beauty shops;
10. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020 (where a use permit is obtained for the residential use prior to establishment of the child day care facility);
11. Community care facilities for six or fewer (FMC 17.08.152) (where a use permit is obtained for the residential use prior to establishment of the community care facility), and supportive housing (FMC 17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone;
12. Bed-and-breakfast inns;
13. Multifamily dwelling units having the density, open space, and setback requirements of the R-M zone, each in a manner consistent with the multifamily design standards;
14. Single room occupancy (SRO) facilities, subject to R-M zone density, open space, and setback requirements, and the provisions of FMC 17.06.184.7;
15. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X. …
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17.03.021 Retail commercial zoning district (R-C)
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B. Principal Permitted Uses.
1. Art, music, and hobby stores;
2. Business administration offices;
3. Business service establishments;
4. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020 (where a use permit is obtained for the residential use prior to establishment of the child day care facility);
5. Community care facilities for six or fewer (FMC 17.08.152) (where a use permit is obtained for the residential use prior to establishment of the community care facility), and supportive housing (FMC 17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone;
6. Department stores;
7. Dry goods stores;
8. Financial institutions;
9. Furniture and appliance stores;
10. Hotels and nonprofit clubs;
11. Miscellaneous retail stores;
12. Motion picture and live theaters, concert halls, and assembly halls;
13. Professional offices;
14. Recreation and sports stores;
15. Restaurants including bars, dancing and entertainment;
16. Special schools;
17. Bed-and-breakfast inns, subject to the provisions of FMC 17.06.010;
18. Multifamily dwelling units having the density, open space, and setback requirements of the R-M zone, each in a manner consistent with the multifamily design standards;
19. Single room occupancy (SRO) facilities, subject to R-M zone density, open space, and setback requirements, and the provisions of FMC 17.06.184.7.;
20. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X. …
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17.03.022 Commercial thoroughfare zoning district (C-T) …
B. Principal Permitted Uses.
1. Automotive services, general;
2. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020 (where a use permit is obtained for the residential use prior to establishment of the child day care facility);
3. Commercial recreation facilities, such as swimming pools, bowling alleys, skating rinks, and dance halls;
4. Community care facilities for six or fewer (FMC 17.08.152) (where a use permit is obtained for the residential use prior to establishment of the community care facility), and supportive housing (FMC 17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone;
5. Convenience markets, not to exceed 3,000 square feet in gross floor area;
6. Food stores with at least 3,000 square feet of gross floor area;
7. Motels;
8. Offices;
9. Plant nurseries, greenhouses, and fruit stands;
10. Restaurants, including bars, dancing, and entertainment;
11. Restaurants, drive-in;
12. Retail shops for sale of auto parts and accessories, souvenirs, curios, and other similar products, primarily to serve the touring public;
13. Bed-and-breakfast inns, subject to the provisions of FMC 17.06.010.;
14. Emergency homeless shelters in the areas shown on the homeless shelters zoning maps (Exhibit C attached to Ordinance 2012-698).;
15. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X. …
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17.03.030 Light industrial zoning district (M-1)
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B. Principal Permitted Uses.
1. Any manufacturing, processing, assembling, contracting, repair, office, research, transportation, transfer, storage, wholesale, or administrative use, except those listed in FMC 17.03.031(C) and (D);
2. Emergency homeless shelters in the areas shown on the homeless shelters zoning maps (Exhibits B-1, B-2 and C attached to Ordinance 2012-698).;
3. Short-order convenience grocery markets with a gross floor area not to exceed 3,000 square feet;
4. Public buildings.;
5. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X. …
17.030.040 Heavy industrial zoning district (M-2)
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B. Principal Permitted Uses.
1. Any manufacturing, processing, assembling, contractors’ offices, research, wholesale, or storage use is permitted that is not otherwise prohibited in the statutes of the state or the municipal ordinances of the city;
2. Public and quasi-public buildings and uses.;
3. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X. …
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17.03.050 Public facility zoning district (PF).
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B. Principal Permitted Uses.
1. Public services and administrative offices, including police and fire stations, post offices, and public parking lots;
2. Parks;
3. Child care facilities with eight or fewer children, subject to the provisions of FMC 17.06.020 (where a use permit is obtained for the residential use prior to establishment of the child care facility);
4. Community care facilities for six or fewer (FMC 17.08.152), and supportive housing (FMC
17.08.507) and transitional housing (17.08.509). Community care facilities for six or fewer, and supportive and transitional housing, are residential uses that are permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone;
5. Public schools.;
6. Supportive housing developments, subject to the R-M zone density, objective standards for Height Regulations; Lot Standards, Yards and Floor Area Ratio; Required Open Space, Off-Street Parking, the multifamily design standards, and the requirements of FMC 17. 06.18X. …
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Chapter 17.06
REGULATIONS THAT APPLY TO SPECIFIC USE
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17.06.18X5.5 Supportive Housing Developments
A. Purpose.
This Section provides for the regulation of supportive housing developments as required by Sections 65650 through 65656 of the California Government Code. Section 65651 prescribes that qualifying supportive housing developments shall be a by right use in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses when specific requirements are met. Government Code Sections 65651 through 65656 establish specific requirements for the regulation of supportive housing developments. This Section is intended to comply with the standards in Sections 65650 through 65656 of the California Government Code to the greatest extent feasible.
B. Applicability.
The provisions of this Section apply to all lots in zones that permit multifamily and mixed uses, including nonresidential zones that permit multifamily uses, that is the Multifamily residential zoning district (R-M), Neighborhood commercial zoning district (N-C), Retail commercial zoning district (R-C), Commercial thoroughfare zoning district (C-T), Light industrial zoning district (M-1), Heavy industrial zoning district (M-2), Public facility zoning district (PF). Supportive housing developments shall comply with objective development standards and policies that apply to other multifamily development within the same zone.
C. General Provisions.
A supportive housing development developed pursuant to Government Code Section 65650 et seq., consisting of fifty (50) units or less, and that meets all of the following requirements shall be permitted in the Multifamily residential zoning district (R-M), Neighborhood commercial zoning district (N-C), Retail commercial zoning district (R-C), Commercial thoroughfare zoning district (C-T), Light industrial zoning district (M-1), Heavy industrial zoning district (M-2), and Public facility (PF) zoning districts, provided:
1. Units within the development are subject to a recorded affordability restriction for fifty- five (55) years.
2. Affordability. One hundred percent (100%) of the units, excluding managers’ units, within the development must be restricted to lower income households and are or will be receiving public funding to ensure affordability of the housing to lower income Californians. Lower income households has the same meaning as defined in Section 50079.5 of the California Health and Safety Code. The rents in the development shall be set at an amount consistent with the rent limits stipulated by the public program providing financing for the development.
3. Supportive Housing Units. At least 25 percent (25%) of the units in the development or 12 units, whichever is greater, are restricted to residents in supportive housing who meet criteria of the target population as defined in subparagraph (d) of Government Code Section 65650. In September 29, 2025 11
developments with fewer than 12 units, one hundred percent (100%) of those units, excluding managers’ units, must be restricted to residents in supportive housing.
4. Services Plan. The applicant shall submit a plan for providing supportive services, with documentation demonstrating that supportive services will be provided onsite to residents in the project as required by Section 65651, and describing those services, which must include all of the following:
a. The name of the proposed entity or entities that will provide supportive services. b. The proposed funding source or sources for the provided onsite supportive services. c. Proposed staffing levels.
5. Replacement Dwelling Units. The supportive housing development shall replace rental dwelling units in the manner provided in paragraph (3) of subdivision (c) of Section 65915 of the California Government Code.
6. Facilities. Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities, including, at minimum, a stovetop, a sink, and a refrigerator.
7. Supportive Services Floor Area. For a development with twenty (20) or fewer total units, at least ninety (90) square feet shall be provided for onsite supportive services. For a development with more than 21 units, at least three percent (3%) of the total nonresidential floor area must be provided for onsite supportive services that are limited to tenant use, including, but not limited to, community rooms, case management offices, computer rooms, and community kitchens.
8. Parking. A supportive housing development that is located within one-half mile walking distance of a public transit stop shall not require parking for units within the supportive housing development that are designated for supportive housing residents.
9. Any other requirements of Government Code Section 65650 et seq. regarding supportive housing, as may be amended.
D. Review Procedures.
1. The City shall approve a supportive housing development that complies with the applicable requirements of this Section.
2. The City shall only require the supportive housing development to comply with the objective development standards and policies that apply to other multifamily development within the same zone.
3. The City shall notify the developer whether the application is complete within 30 days of receipt of an application to develop supportive housing in accordance with this Section. The City shall complete its review of the application within 60 days after the application is complete for a project with 50 or fewer units, or within 120 days after the application is complete for a project with more than 50 units.
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4. The City’s review of a supportive housing development to determine whether the development complies with objective development standards, including objective design review standards, pursuant to this Section shall be conducted consistent with the requirements of subdivision (f) of Section 65589.5 of the California Government Code, and shall not constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
5. Any discretion exercised by the City in determining whether a project qualifies as a use by right pursuant to this Section or discretion otherwise exercised pursuant to this section does not affect that City's determination that a supportive housing development qualifies as a use by right pursuant to this Section.
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Chapter 17.08
DEFINITIONS AND ILLUSTRATIONS
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17.08.240 Family.
“Family” means one or more persons sharing a dwelling unit whether or not related by blood, marriage, or adoption a person living alone, or two or more persons related by blood, marriage, or adoption, or a group of not more than five unrelated persons living together who constitute a bona fide single nonprofit housekeeping unit in a dwelling, as distinguished from a group occupying a boardinghouse, lodging house, motel, hotel, or fraternity or sorority house. A family shall be deemed to include necessary servants. (Ord. 2011-692 § 2 (Exh. A)).. …
17.08.260 Group care, retarded.
Refer to FMC 17.08.152, Community care facility. (Ord. 2011-692 § 2 (Exh. A)). …
17.08.507 Supportive housing.
“Supportive housing” means housing with no limit on length of stay, that is occupied by the target population, as defined by Government Code Section 53260(d)(i.e., low income persons with mental disabilities, AIDS, substance abuse or chronic health conditions), and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live, and when possible, work in the community, pursuant to Government Code Section 65582(n). Supportive housing is a residential use that is permitted in the same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone pursuant to Government Code Section 65583(c)(3). (Ord. 2012-698 § 1 (Exh. A)).
17.08.507.1 Target population
“Target population” means persons with low income, persons who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or chronic health conditions, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people pursuant to Government Code Section 65582(p). …
17.08.509 Transitional housing.
“Transitional housing” means a building or buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which that shall be no less than six months from the beginning of the assistance pursuant to Government Code Section 65582(q). Transitional housing is a residential use that is permitted in the September 29, 2025 14
same manner as other residential dwellings of the same type in the same zone, and subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone pursuant to Government Code Section 65583(c)(3). (Ord. 2012-698 § 1 (Exh. A)).