Watsonville City Council
September 9, 2025

There was an initial plan to scale the program
to 40 cameras, however state routes pose
challenges and increased budget concerns
Ingress and egress points currently
not captured by Flock cameras
Opportunity to deploy an even
more effective tool:

Why 37?
Some critical locations within the City
currently do not have coverage

• Flock has already proven to be an effective
investigative tool for the past two years
• Watsonville PD is committed to transparency
and accountability
• Flock’s new product features in conjunction
with the department’s strong policy ensures
data privacy and proper use
• Scaling to 37 cameras would provide greater
coverage, especially on the edges of City limits
Key
Takeaways

Recommendation
Approve a Resolution authorizing the execution of a two-year order form for the lease of thirty- seven (37) Automated License Plate Reader (ALPR) Cameras from Flock Group, Inc. (Flock) with an amount not to exceed $251,000 from the General Fund.

Thank you!

1 CITY COUNCIL AGENDA REPORT
MEETING DATE: Tuesday, September 9, 2025
TO: CITY COUNCIL
WRITTEN BY: PRINCIPAL MANAGEMENT ANALYST ZAVALA
RECOMMENDED BY: CITY MANAGER VIDES
APPROVED BY: TAMARA VIDES, CITY MANAGER
SUBJECT: REQUEST FOR COUNTY SUPPORT TO SEEK STATE LEGISLATION

EXPANDING RESTAURANT ALCOHOL LICENSES
RECOMMENDATION:

Authorize the City of Watsonville to request that the County of Santa Cruz support and pursue state legislation to increase the number of on-sale general licenses (Type 47) allocated for Santa Cruz County, and to work with the County’s state legislative representatives to carry a bill authorizing such an increase.

BACKGROUND:

Under the Alcoholic Beverage Control Act, the California Department of Alcoholic Beverage Control (ABC) regulates the sale and distribution of alcoholic beverages and administers the issuance of licenses for their manufacture, distribution, and sale across the state.

State law limits the number of on-sale general licenses a county may receive based on population formulas established in statute. Once a county has reached its population-based cap, ABC will not issue new licenses until additional population growth justifies an increase. This creates challenges in counties where demand for licenses outpaces supply.

Licenses to sell beer and wine are available year-round to qualified applicants. However, general licenses, which authorize the retail sale of beer, wine and distilled spirits are only available once per year during the designated priority application period. A priority license refers to a brand new (original) general license or a general license that is being transferred from one county to another county (intercounty transfer).

At this time, in Santa Cruz County no new business can apply for and obtain a type 47 license as the County is under the licensing moratorium according to state guidelines.

2 As of June 30, 2025, there are 126 Type 47 licenses active within Santa Cruz County. This number reflects the county’s capped allocation under the state formula, which has restricted ABC from issuing additional licenses to new businesses.

As shown in the table below, the distribution of Type 47 licenses across Santa Cruz County is not proportional to population size. Watsonville, despite having a significant share of the county’s population, has comparatively fewer licenses, highlighting an inequity that limits local business opportunities and constrains the City’s economic growth potential.
47 - On-Sale General - Eating Place
Type 47 licenses are issued to restaurants. Authorizes the sale of beer, wine, and distilled spirits for consumption on the licensed premises. Businesses must operate and maintain the licensed premises as a bona fide eating place, must maintain suitable kitchen facilities, and must make actual and substantial sales of meals for consumption on the premises. Minors are allowed on the premises. This license type is subject to Responsible Beverage Service (RBS) requirements and requires alcohol servers and managers of alcohol servers to be RBS certified.

Securing a California liquor license, specifically a Type 47 license, is crucial for establishments aiming to serve alcoholic beverages (beer, wine, and distilled spirits) for consumption on-site. This license caters primarily to restaurants, bars, and other venues where patrons consume alcohol on-site, making it an indispensable asset for businesses in the hospitality sector. Designed for venues serving meals with adequate kitchen facilities, a Type 47 license ensures that your establishment meets the state’s requirements for on-premises alcohol consumption.

According to the California Department of Alcoholic Beverage Control (ABC), any city in Santa Cruz County is unable to apply for and obtain a type 47 license. Increasing the number of available restaurant alcohol licenses would lower barriers for new and expanding restaurants, many of which cannot afford to purchase a license on the secondary market. By improving access to licenses, the City and County can support small business growth, attract new dining establishments, and enhance the local hospitality sector, all of which contribute to job creation and a more vibrant local economy.

This shortage has had direct impacts on economic activity in Watsonville. For example, Vallarta Supermarket, which recently opened in Watsonville, has sought to activate the vacant commercial space adjacent to its grocery store by opening Sayulitas Tap Room. The proposed restaurant and sports bar would provide a new dining and entertainment option for the community, serving beer, wine, and distilled spirits alongside food in a family-friendly environment. However, because no additional on-sale general licenses are available in Santa Cruz County, Vallarta has been unable to secure a Type 47 license, and the project remains stalled.

Without additional licenses, similar projects that could bring jobs, dining options, and local investment to Watsonville will continue to face significant barriers.

3 DISCUSSION:

As described in the Background, Santa Cruz County has reached its cap of 128 on-sale general licenses, which has stalled projects like Vallarta Supermarket’s proposed Sayulitas Sports Bar in Watsonville. This illustrates how the lack of available licenses is no longer an abstract policy issue but a real barrier to economic development in the City. Businesses ready to invest in the community are unable to proceed without access to a Type 47 license. Santa Cruz County’s cap prevents new restaurants and hospitality projects from obtaining a license unless they purchase one on the private secondary market, which has led to inflated costs and limited opportunities for small and locally owned businesses to establish or expand operations.

To address this issue, the City of Watsonville proposes that Santa Cruz County pursue state legislation aiming to approve up to 6 new Type 47 licenses to remain exclusively available to Watsonville businesses for a five-year period. These licenses would be restricted to bona fide public eating places with a minimum seating capacity, ensuring they are tied to legitimate restaurant operations. This request directly supports the Economic Development goals of the Council.

This framework would expand opportunities for local restaurants while protecting against speculation and maintaining an orderly licensing system. Expanding the number of available licenses in Santa Cruz County would allow restaurants to obtain licenses at a reasonable cost, encourage business growth, and promote a more vibrant food and beverage industry throughout the region. While no bill currently exists, a formal County request and collaboration with state legislative representatives would be the necessary next steps to move this proposal forward.

If the City Council authorizes this recommendation, the City of Watsonville would formally request that the County of Santa Cruz adopt a position of support and transmit a request to the County’s state legislative delegation. From there, the Assemblymember or Senator representing the area could introduce a bill in the State Legislature, modeled on past county-specific expansions, to authorize additional Type 47 licenses. Adoption of such legislation would then empower ABC to issue new licenses under the conditions established in the bill.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION:

This request does not constitute a project under the California Environmental Quality Act (CEQA) because it does not involve any physical construction, alteration of the environment, or direct development.

Therefore, no environmental review is required under CEQA for this legislative advocacy action.

STRATEGIC PLAN:

Economic Development
Fiscal Health
Public Safety

4 FINANCIAL IMPACT:

Pursuing additional Type 47 licenses through state legislation is not expected to require new funding. Any staff coordination or communication with the County and state representatives can be managed within existing departmental budget. If the legislation is approved and additional licenses are issued, potential indirect revenue benefits could include increased sales tax, business license revenue, and broader economic activity from new restaurant openings.

ALTERNATIVE ACTION:

The City Council may choose not to authorize the City of Watsonville to request that the County of Santa Cruz pursue state legislation to increase the number of Type 47 licenses. Selecting this alternative would mean that no additional licenses would be made available for Watsonville businesses, and the City would not actively advocate for an increase in the county’s total allocation.

ATTACHMENTS AND/OR REFERENCES (IF ANY):

None.

1 Reso No. ______ (CM)
Meeting Date: 090925 SWZ ______ TV ______
RESOLUTION NO. ___________ (CM)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WATSONVILLE REQUESTING THAT THE COUNTY OF SANTA CRUZ

SUPPORT AND PURSUE STATE LEGISLATION TO INCREASE THE
NUMBER OF TYPE 47 ALCOHOL LICENSES AVAILABLE IN SANTA

CRUZ COUNTY
WHEREAS, the California Department of Alcoholic Beverage Control (ABC) regulates the sale and distribution of alcoholic beverages and administers the issuance of licenses for their manufacture, distribution, and sale; and WHEREAS, State law limits the number of on-sale general licenses (Type 47) that may be issued in Santa Cruz County based on population, and as of June 30, 2025, the county has reached its maximum allocation of 126 licenses; and WHEREAS, the current cap on Type 47 licenses prevents new restaurants and hospitality projects from obtaining a license unless they purchase one on the private secondary market, which increases costs and limits opportunities for small and locally owned businesses; and
WHEREAS, expanding the number of available licenses would support economic development by providing local restaurants the opportunity to obtain licenses at reasonable cost, encourage business growth, create jobs, and promote a vibrant food and beverage industry throughout the region; and
WHEREAS, collaboration with the County of Santa Cruz and the City’s state legislative representatives is necessary to pursue legislation that would authorize additional Type 47 licenses in the county.

NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:

2 Reso No. ______ (CM)
Meeting Date: 090925

1. The above recitals are true and correct.

2. The City Council requests that the County of Santa Cruz support and pursue state legislation authorizing an increase in the total number of Type 47 licenses available in the county, with up to six (6) new licenses exclusively available to City of Watsonville businesses for a five-year period.

3. The City Council directs the City Manager to coordinate with the County of Santa Cruz and the City’s state legislative representatives to advocate for the introduction and passage of such legislation.

4. The City Council finds that this resolution furthers the City’s economic development goals by supporting small and local business growth, creating jobs, and enhancing the City’s hospitality sector.
******************************************

1 Ordinance No. ______ (CM)
Reference:

Meeting Date: 082625 SWZ ______ TV ______ CDD ______
ORDINANCE NO. Introduction (CM)

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE AMENDING CHAPTER 14-46 (AFFORDABLE HOUSING

ORDINANCE) OF THE WATSONVILLE MUNICIPAL CODE
WHEREAS, the City of Watsonville (“City”) last updated its Affordable Housing Ordinance (“AHO”), Chapter 14-46 of the Watsonville Municipal Code (“WMC”), in 2001; WHEREAS, in 2018 the City commissioned the preparation of two nexus studies to support the establishment of the AHO’s in-lieu fees, and adopted the nexus studies; WHEREAS, Program C.5 of the City’s certified 2023-2031 Housing Element requires the City to continue to implement the AHO to ensure that the private sector assists in meeting the housing needs of all income groups in the City; WHEREAS, the City has identified certain clarifying updates to the AHO that are necessary to ensure that the AHO is correctly implemented and optimized to promote growth in the City’s affordable housing stock;
WHEREAS, the proposed amendments are all as shown in Exhibit A, attached hereto and incorporated herein by this reference, with additions shown in underline and deletions shown in strikethrough;
WHEREAS, the proposed amendments, among other things, clarify the methodology and process to calculate and establish prevailing interest rates utilized in the provision of affordable housing, clarify the City’s local preference and other eligibility requirements for the affordable housing program, and make other clarifying edits to be consistent with State law definitions and other sections of the WMC; WHEREAS, the proposed amendments do not impact or otherwise affect the adopted in-lieu fees;

2 Ordinance No. ______ (CM)
Reference:

Meeting Date: 082625
WHEREAS, in accordance with WMC Chapter 14-10, Part 9 (Public Hearing Notice Provisions) and California Government Code Section 65091, notice of this public hearing was published in the newspaper and posted at City Hall; WHEREAS, the Planning Commission, at a regularly scheduled public meeting on June 3, 2025, conducted a duly-noticed public hearing, accepted public comment and reviewed the proposed amendments to the AHO and the associated determination under the California Environmental Quality Act (“CEQA”), and voted to adopt Resolution No. 09- 25 (PC) recommending the City Council adopt the proposed AHO amendments and associated CEQA determination;
WHEREAS, the City Council held a duly-noticed public hearing on the proposed AHO amendments at its meeting of August 26, 2025;
WHEREAS, the proposed action is not subject to review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21000, et seq. and the CEQA Guidelines (14 Cal. Code Regs. §§ 15000 et. seq.), including without limitation, Public Resources Code section 21065 and CEQA Guidelines Section 15378, as the action is not deemed to be a “project” that may cause a direct, or reasonably foreseeable indirect, physical change in the environment. In addition, if adoption of the Ordinance were considered to be a “project”, it would be exempt under the “common sense” exemption (14 Cal. Code Regs. § 15061(b)(3)), because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment. The Ordinance does not propose or permit any new development, nor does it increase (or change in any way) the land use, density, or development regulations applicable to any property; and

3 Ordinance No. ______ (CM)
Reference:

Meeting Date: 082625
WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for recommendation.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WATSONVILLE DOES ORDAIN AS FOLLOWS:

SECTION 1: RECITALS.

The foregoing recitals are true and correct and incorporated herein.

SECTION 2: ENACTMENT.

1. That the City Council of the City of Watsonville does hereby make the findings required by Watsonville Municipal Code §14-12.807:
(a) That the proposed amendments are consistent with the policies embodied in the General Plan. The recommended amendments to chapter 14-46 are consistent with and/or further the following goals and policies in the General Plan:
• Goal 2: Expand and protect housing opportunities for all economic segments and special needs groups within the community. • Policy 2.1: Encourage the provision of jobs and housing by annexing areas outside of city limits but within the urban growth boundary for new housing opportunities and promoting the City’s affordable housing programs with Watsonville businesses.
• Policy 2.2: Continue to offer and promote homeownership assistance programs to lower- and moderate-income households to purchase housing and give preference, to the extent possible, to those who work or live in Watsonville.

4 Ordinance No. ______ (CM)
Reference:

Meeting Date: 082625
• Goal 3: Provide housing opportunity for Watsonville’s share of the regional housing need for all income and special needs groups. • Policy 3.1: Encourage the production of housing that meets the needs of all economic segments, including lower-, moderate-, and above moderate-income households, to achieve a balanced community. • Policy 3.2: Provide high quality rental and ownership housing opportunities for current and future residents that are affordable to a diverse range of income levels.
• Program C.4 Affordable Housing Ordinance: Under the City’s adopted Affordable Housing Ordinance, developers are required to set aside a certain portion of units (up to 20 percent) in projects of seven or more units for targeted income level groups. Due to the cost of single-family homes, homeownership projects are required to set aside units for median, moderate, and above-moderate income households. The term of affordability is a minimum of 45 years. Developers may be eligible for density bonus provisions under State Density Bonus Law by providing the minimum percent of affordable units as required by the Affordable Housing Ordinance.
• The City will continue to implement the Affordable Housing Ordinance to ensure that the private sector assists in meeting the housing needs of Watsonville.
• Goal 4: Where appropriate, mitigate unnecessary governmental constraints to the maintenance, improvement, and development of housing.

5 Ordinance No. ______ (CM)
Reference:

Meeting Date: 082625
(b) That the proposed amendments are compatible to the extent possible with the actual and general planned use of the adjacent properties. The recommended amendments do not impact uses or development standards and are confined to the provision of affordable units associated with development City-wide. Therefore, the proposed amendments are consistent with this finding.

2. That the City Council does hereby adopt the amendments to WMC Chapter 14-46 attached hereto as Exhibit A;

3. That the City Clerk of the City of Watsonville is hereby authorized and directed to make the zoning code text amendments, attached hereto as Exhibit A, and to designate the effective date and number of the ordinance authorizing the change.

SECTION 3: CEQA.

The City Council hereby finds that this action is not subject to review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21000, et seq. and the CEQA Guidelines (14 Cal. Code Regs. §§ 15000 et. seq.), including without limitation, Public Resources Code section 21065 and CEQA Guidelines Section 15378, as the action is not deemed to be a “project” that may cause a direct, or reasonably foreseeable indirect, physical change in the environment. In addition, if adoption of the Ordinance were considered to be a “project”, it would be exempt under the “common sense” exemption (14 Cal. Code Regs. § 15061(b)(3)), because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment. The Ordinance does not propose or permit any new development, nor does it increase (or change in any way) the land use, density, or development regulations applicable to any property.

6 Ordinance No. ______ (CM)
Reference:

Meeting Date: 082625
SECTION 4: PUBLICATION.

This ordinance shall be published in the Watsonville Register-Pajaronian and/or Santa Cruz Sentinel in compliance with the provisions of the Charter of the City of Watsonville.

SECTION 5: SEVERABILITY.

If any section, subsection, phrase or clause of this ordinance is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this and each section, subsection, phrase or clause thereof irrespective of the fact that any one or more sections, subsections, phrase or clauses be declared unconstitutional on their face or as applied.

SECTION 6: EFFECTIVE DATE.

This ordinance shall take effect thirty (30) days after its final adoption. ***************************************

4900-5911-7408 v1
EXHIBIT “A”
Chapter 14-46
AFFORDABLE HOUSING ORDINANCE*
Sections:
14-46.010 Title.
14-46.020 Purpose.
14-46.030 Definitions.
14-46.040 Applicability.
14-46.050 Exceptions.
14-46.060 General standards.
14-46.070 Affordable housing in-lieu fees.
14-46.080 Priority processing.
14-46.090 Project application.
14-46.100 Affordable Housing Agreement processing.
14-46.110 Program requirements.
14-46.120 Program income and asset limits.
14-46.130 Affordable rental unit requirements.
14-46.140 Affordable ownership requirements.
14-46.150 Release Fees.
14-46.160 Default, foreclosure and release of units.
14-46.170 Conflict of interest.
14-46.180 Violations.
* Prior ordinance history: Ords. 866-91, 1026-97 and 1061-98. 14-46.010 Title.

The provisions of this Chapter shall be known collectively as the Affordable Housing Ordinance of the City of Watsonville.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.020 Purpose.

It is the City’s intent to maintain an affordable housing requirement that implements the City’s General Plan policies guiding land use and housing development. (§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.030 Definitions.

For purposes of this Chapter, unless otherwise apparent from the context, certain words and phrases used in this Chapter are defined as follows:
(a) “Affordable” shall mean a category of housing that may be purchased or rented by a household with very low, low, median, moderate or above moderate income as defined by this Chapter and/or any State or Federal affordable housing program, and/or

4900-5911-7408 v1
a household that receives any type of affordable housing choice voucher or rental subsidy.
(b) “Affordable Housing Agreement” shall mean a written agreement between the owner or developer of a residential development project and the City, in a form approved by the City, that specifies how the requirements of this chapter shall be satisfied and which is secured against the property. Such agreement may be secured by a deed of trust encumbering affordable housing developed as part of the project. The Affordable Housing Agreement shall include:
(1) The total number of units in the project;
(2) The total number, where applicable, of rental and/or ownership affordable units;
(3) The total number, and number by income category, of the affordable units, including the number of units set aside for households that receive any housing choice vouchers or other affordable rental subsidies, if any; (4) The area (square footage), number of bedrooms, and type (single-family, multifamily, apartment, etc.) of the market-rate units and affordable units (by income category and as a total), including the number of units set aside for households that receive any housing choice vouchers or other affordable rental subsidies, if any; (5) The term of affordability for the affordable units; (6) Any density bonus, incentives and/or other assistance to be provided by the City or other public agency;
(7) Provision for periodic monitoring by the City (or its designee) for compliance with the provisions of this Chapter;
(8) Provision requiring the owner or developer to establish and maintain a local sales office;
(9) Provision requiring the local sales office to offer all written materials in both English and Spanish, and to employ individuals fluent in both English and Spanish; (10) A recordable copy of that portion of any tentative map which shall depict (as applicable) all market-rate and designated affordable units or lots by income category; and
(11) Other terms or conditions requested by the City.
(c) “Affordable Housing Fund” shall mean any fund that is established and administered by the City to be used exclusively to increase and/or improve the supply, and/or reduce the cost of housing.
(d) “Affordable Unit” shall mean any are dwelling units which are affordable to extremely low, very low, low, median, moderate or above-moderate income households

4900-5911-7408 v1
as defined by this part or by any federal or state housing program and/or to recipients of housing choice vouchers or other public rental assistance and are subject to rental, sale, or resale provisions to maintain affordability.
(e) “Applicant” shall mean any person or entity seeking City real property development permits and approvals.
(f) “Commercial Development Project” shall mean any development project involving primarily nonresidential uses including but not limited to retail, office, servicecommercial, neighborhood-commercial, tourist-commercial and mixed-use projects. (g) “Declaration of Covenants and Restrictions” shall mean a recorded document that attaches the conditions and requirements of this Chapter to the title of an affordable unit.
(h) “Density” shall mean the minimum net land area calculated in Sections 14-16.205, 305 and 405 of this Code.
(i) “Development Project” shall mean any activity for which a subdivision map and/or zoning permit is required. Changes in ownership, tenancy, management and/or the exceptions contained in Subsection 14-46.050 are not a Development Project. (j) “Eligible Purchaser” shall mean any household qualified to purchase an affordable unit both: (i) according to household income, and (ii) as a first time homebuyer, as defined in the City’s Homebuyer Program Guidelines (published July 30, 2018 and as revised from time to time), and any other State or federal program. (k) “Eligible Renter” shall mean any household qualified, according to household income or eligibility for a housing choice voucher or other affordable rent subsidy, to rent an affordable unit.
(l) “Housing Price Index (HPI)” shall mean the Santa Cruz—Watsonville Metropolitan Statistical Area Housing Price Index as published from time to time by the Federal Housing Finance Agency.
(m) “Household” shall mean all persons occupying or planning to occupy an affordable unit within ninety (90) days of the close of escrow for an ownership unit and within ninety (90) days of signing a lease for a rental unit.
(n) “Income” shall mean the total household revenue from all sources. Income from the following persons shall be included when calculating the household income:
(1) all persons who will be on title to the property;
(2) the spouse of a title holder if the spouse will reside on the property; and (3) other persons over the age of eighteen (18) who will reside on the property, subject to the exceptions provided in the City’s Homebuyer Program Guidelines.

4900-5911-7408 v1
(o) “Income Category” shall mean any classification of the amount of household income as defined below:
(1) “Very Low Income” shall mean, for the purposes of determining the eligibility of a household to occupy an affordable unit, the lower of the following: the household income equal to or less than eighty (80%) percent of the annual Watsonville median household income, adjusted for household size or up to fifty (50%) percent of Santa Cruz County’s area median income, adjusted for household size as published by the State Department of Housing and Community Development for Santa Cruz County.

For purposes of determining the maximum sales price or rent level for an affordable unit, the household income equal to or less than fifty (50%) percent of the annual Watsonville median household income, adjusted for household size shall be used. (2) “Low (or Lower) Income” shall mean, for purposes of determining the eligibility of a household to occupy an affordable unit, the household income equal to or less than 100 percent of the annual Watsonville median household income, adjusted for household size, or between 50 percent and 80 percent of Santa Cruz County’s median household income, adjusted for household size as published by the State Department of Housing and Community Development for Santa Cruz County. For purposes of determining the maximum rent level for an affordable unit, the household income equal to or less than eighty (80%) percent of the annual Watsonville median household income, adjusted for household size. (3) “Median Income” shall mean, for purposes of determining the eligibility of a household to occupy an affordable unit, the lower of the following: the household income equal to or less than 120 percent of the annual Watsonville median household income, adjusted for household size or eighty (80%) percent of Santa Cruz County’s median income as adjusted for household size pursuant to Section 6932 of Title 25 of the California Code of Regulations. For purposes of determining the maximum sales price or rent level for an affordable unit, the household income equal to or less than 100 percent of the annual Watsonville median household income, adjusted for household size.
(4) “Moderate Income” shall mean, for purposes of determining the eligibility of a household to occupy an affordable unit, the household income equal to or less than 150 percent of the annual Watsonville median household income, adjusted for household size, or between 80 percent and 120 percent of Santa Cruz County’s median household income, adjusted for household size as published by the State Department of Housing and Community Development for Santa Cruz County. For purposes of determining the maximum sales price for an affordable unit, the household income equal to or less than 120 percent of the annual Watsonville median household income, adjusted for household size.
(5) “Above Moderate Income” shall mean, for purposes of determining the eligibility of a household to occupy an affordable unit, the household income equal to or less than 170 percent of the annual Watsonville median household income, adjusted for household size. For purposes of determining the maximum sales price

4900-5911-7408 v1
for an affordable unit, the household income equal to or less than 150 percent of the annual Watsonville median household income, adjusted for household size. (p) “Industrial Development Project” shall mean any development project involving primarily nonresidential uses including, but not limited to, warehousing, light industrial and manufacturing uses.
(q) “In-lieu fee” shall mean any fee paid pursuant to this Chapter to the City by owners of residential, commercial or industrial development projects as an alternative to the production of affordable units.
(r) “Market-Rate Unit” shall mean any dwelling unit not subject to the rental, initial sale or resale provisions of this Chapter.
(s) “Market Value” shall mean the highest price a willing buyer would pay and a willing seller would accept, or a willing tenant would pay and a willing landlord would accept, both being fully informed and in an open market for a particular dwelling unit. (t) “Owner” shall mean any person or persons with legal and equitable title to a property proposed for development.
(u) “Prevailing Interest Rate” shall initially mean, and going forward be based on, the average 30-year fixed interest rate mortgage available on a particular date from lenders located in Santa Cruz County then offering such loan product to Watsonville residents. The prevailing interest rate shall initially be set by the Community Development Director based on the above calculation and may be amended by the Watsonville City Council from time to time, but no more often than once every six months or within a reasonable time after income limits are published by the State Department of Housing and Community Development, whichever occurs later. (v) “Program” shall mean this Affordable Housing Program, consisting of affordable units created or in-lieu fees generated, as a result of the affordable housing requirements of this Chapter.
(w) “Release Fee” shall mean the amount to be paid to the City’s Affordable Housing Fund by the owner of an Affordable Unit that is released from the Declaration of Conditions and Restrictions required by this Chapter. A formula for calculating the release fee may be adopted from time to time by Council resolution. Release fees for a developer at the time of the initial sale and release fees for an owner re-selling an affordable unit may not necessarily be calculated in the same manner and will be determined by the Watsonville City Council.
(x) “Residential Development Project” shall mean any development project resulting in the subdivision of land and/or the construction of dwellings including but not limited to single-family detached homes, townhouses, apartments, condominiums, live/work studios and single room occupancy units.
(y) “Watsonville Median Household Income” shall mean seventy (70%) percent of Santa Cruz County’s median household income, as adjusted for family size and

4900-5911-7408 v1
rounded upward to the nearest Fifty and no/100ths ($50.00) Dollar increment. This figure is determined annually and is derived from the State Department of Housing and Community Development publication of annual income data for counties by income categories.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003, and § 1, Ord. 1186-05 C-M, eff. April 7, 2005) 14-46.040 Applicability.
(a) Projects Required to Produce Affordable Units. Residential development projects of seven (7) or more units or lots shall meet the following requirements:

Projects with 7-50 New Units or Lots
15% Affordable
Housing
Requirement
(For-Sale,
Ownership
Projects)
20% Affordable
Housing
Requirement
(Rental Projects)
Required
Components:

Required
Components:
5% Above
Moderate
5% Median
5% Moderate 5% Low
5% Median 10% Very Low or
recipients of any
housing choice
voucher or
affordable housing
subsidy
15% Total 20% Total
Projects with more than 50 new units or lots
20% Affordable
Housing
Requirement
(For-Sale,
Ownership
Projects)
20% Affordable
Housing
Requirement
(Rental Projects)

4900-5911-7408 v1
Required
Components:

Required
Components:
10% Above
Moderate
5% Median
5% Moderate 5% Low
5% Median 10% Very Low or
recipients of any
housing choice
voucher or
affordable housing
subsidy
20% Total 20% Total
(1) If the total number of affordable units required in the project (derived by multiplying the required fifteen (15%) percent or twenty (20%) percent by total project units) conflicts with the total number of component affordable units (derived by summing the required component units by income category), then the total number and not the total of the component numbers shall prevail. Also, any excess required affordable units shall be restricted to the lowest required income category.

For example, in a for-sale, ownership project of thirty (30) units, with a fifteen (15%) percent affordable housing requirement (thus yielding five (5) affordable units), with a component obligation of five (5%) percent above moderate income (two (2) units), five (5%) percent moderate income (two (2) units) and five (5%) percent median income (two (2) units), the total of the component affordable units is six (6). In this case, the project would be required to provide a total of five (5) not six (6) affordable units, consisting of a mix of two (2) moderate income units, two (2) median income units, and one above moderate income unit.
(2) If, pursuant to Subsection (a), two (2) or fewer units are required, one or both of such units may be produced at the moderate income level or below for an ownership development or at the low or very low income level for a rental development.
(3) Fractional Numbers. To determine the number of affordable units required in a project by income level, fractional units less than or equal to .49 shall be rounded down to the first whole number unit, and fractional units equal to or greater than .50 shall be rounded up to the next higher whole number unit. In determining the number of units required for each income level, fractional percentages equal to or greater than .50 shall be applied to the lowest applicable income level. (b) Projects Required to Pay an In-Lieu Fee. The following categories of projects are subject to this Chapter and required to pay an affordable housing in-lieu fee:

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(1) Residential development projects or land divisions that include six (6) or fewer new units or lots, unless the developer elects to provide an affordable unit as provided in Subsection (c) of Section 14-46.07 of this Chapter; (2) New commercial and industrial development projects exceeding 1,000 square feet of gross floor area; and
(3) Condominium conversions as defined by Article 2 (commencing with Section 13-3.201) of the Watsonville Subdivision Ordinance.
(c) Federal, State and Agency Assisted Housing Projects. Affordable housing projects, funded through Federal and State housing programs, or assisted by the City pursuant to an Owner Participation Agreement or Disposition and Development Agreement, whose percentage of rent or price restricted units meet or exceed that required by this Chapter, thereby satisfy the requirements of this Chapter in its entirety. (§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003)
14-46.050 Exceptions.

The following categories of activities are not subject to the provisions of this Chapter:
(a) Commercial and industrial development projects equal to or less than 1,000 square feet of gross floor area;
(b) The following residential uses:
(1) Residential additions, repairs or remodels that do not result in the creation of additional dwelling units,
(2) Two-unit developments, dwelling units created through urban lot splits, accessory dwelling units and/or junior accessory dwelling units ), (3) Farm labor housing,
(4) Shelters, including emergency shelters and low-barrier navigation centers as defined by state law, and
(5) Any nonenclosed structure for which a building permit is required; (c) Other uses:
(1) Congregate care developments that offer nursing and medical services, (2) Emergency projects or projects exempted by Council for health and safety reasons,
(3) Churches, temples, mosques, and synagogues,
(4) City owned buildings,

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(5) Project replacing or restoring a structure damaged or destroyed by fire, flood, earthquake or other disaster occurring within three years prior to the application for the new structure(s),
(6) Lot line adjustments that do not result in the creation of new buildable residential lot(s),
(7) Detached carports, garage structures, or other nonhabitable commercial or residential detached structures of less than 1,000 square feet, (8) Unenclosed vehicular entry structures for commercial or residential use, (9) Parking structures (public or private) for commercial or residential use, and (10) Projects for which an approved tentative map or vesting tentative map exists, or for which a construction permit was issued prior to July 26, 2001 and which continue to have unexpired permits.
(11) Child care facilities
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.060 General standards.
(a) Affordable Unit Requirements.
(1) The minimum square footage and bathrooms required per unit are shown as follows:

No. of
Bedrooms/Afford.

Unit
Min. Sq.

Footage/Unit
Min. # of
Bathrooms/Unit
Single Room
Occupancy
(Furnished)
250 sq. ft. .501
Studio 400 sq. ft. 1
One 550 sq. ft. 1
Two 850 sq. ft. 1
Three 1,050 sq. ft. 1.50
Four 1,250 sq. ft. 1.752

1. 0.50 bath consists of a sink and toilet, provided common showers are located elsewhere within the project.

2. 0.75 bath consists of a sink, toilet and shower or a bathtub.

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(b) Minimum Affordable Unit Standards. The applicant may reduce the interior amenity level of the affordable units as long as each affordable unit meets the following Minimum Affordable Unit Standards and any other provisions of this Chapter:
(1) Have complete interior and exterior painting or other finished wall coverings; (2) Contain stove, dishwasher and oven, and other built-in kitchen appliances if the woodwork calls for it;
(3) Contain built-in kitchen cabinets;
(4) Contain washer and dryer hookups; or for rental units (at a minimum) a centrally located laundry facility;
(5) Have a paved parking area, with a sidewalk connecting the parking area and unit entrance;
(6) Contain rain gutters and down spouts;
(7) Require that multi-level affordable units provide at least a half bath (toilet and sink) on each level of living space unless a level of living space is comprised solely of an entryway or an entryway and a laundry room and/or utility room. (c) Size. Affordable units may contain less square footage than market-rate units within the same project, but must meet the minimum square footage requirements of Subsection 14-46.060(a) (Affordable Unit Requirements). (d) Bedroom Mix. Affordable units must be proportionately distributed by number of bedrooms throughout the project, using the same ratio as the market-rate portion of the project. For example, if fifty (50%) percent of the market-rate units contain two (2) bedrooms and fifty (50%) percent contain three (3) bedrooms within a project, that same ratio of two (2) and three (3) bedroom units shall prevail in the affordable portion of the project.
(e) Appearance. The street frontage facade of affordable units shall be substantially similar to the market-rate units in terms of design, materials and finished quality. (f) Distribution. Affordable units shall be evenly distributed throughout the project with the following exceptions:
(1) Clustering. If the project contains a variety of product (any combination of one or more of the following types of residential products: single-family detached, condominiums, townhouses, and apartment buildings), the distinct product types may be clustered together; however, there shall be an affordable component of each product type.
(2) Corner Lots. Two (2) adjacent, affordable townhouse units may be sited on corner lots.
(g) Timing.

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(1) Construction of Affordable Units. Where an affordable unit or unit(s) is constructed pursuant to this Chapter, each such affordable unit shall be constructed concurrently with or prior to construction of the market-rate units within the same project and phase of such project. Development shall occur in a proportionate ratio to the market-rate units except as may otherwise be established in an Affordable Housing Agreement.
(2) Occupancy of Affordable Units. Where an affordable unit or unit(s) is constructed pursuant to this Chapter, the affordable housing requirement shall be met prior to or concurrently with the issuance of a certificate of occupancy or final inspection for the first market-rate unit in the same project or phase of the project as identified by the conditions of approval and/or an Affordable Housing Agreement. In no case shall the last market-rate unit in the project receive a certificate of occupancy or final inspection prior to the last affordable unit being released for occupancy or occupied.
(h) Price. Affordable units shall be sold at a price affordable to eligible purchasers or rented at a level affordable to eligible renters in compliance with this Chapter. (i) Term of Affordability. Affordable ownership units created as a result of this Chapter shall remain affordable for a minimum period of forty-five (45) years from the date of the initial sale. Affordable rental units created as a result of this Chapter shall remain affordable for a minimum period of fifty-five (55) years from the date of the initial Certificate of Occupancy. All affordable units shall be deed restricted accordingly. (§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003)
14-46.070 Affordable housing in-lieu fees.
(a) In-Lieu Fees. Affordable housing in-lieu fees for applicable projects shall be established by resolution of the Council and adjusted annually by fifty (50%) percent of the annual percentage increase in the House Price Index as defined by this Chapter. (b) Timing of Payment. In-lieu fees shall be paid either before or concurrently with the issuance of each building permit for each applicable project unit or, in the case of a subdivision of land, prior to recording of the final map. In the event a developer is unable to sell an affordable unit within the time period specified, the in-lieu fee shall be paid prior to offering the released unit at the market-rate price. (c) Providing Affordable Unit(s) Instead of Paying the In-Lieu Fee. An applicant otherwise required to pay an in-lieu fee by this Chapter may instead provide an affordable ownership unit not exceeding the above moderate income level or an affordable unit for rent not exceeding the median income level or for rent to a tenant eligible for any housing choice voucher or other affordable rent subsidy. All such units shall be deed and time restricted as required by Subsection (i) of Section 14-46.060. (§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003)

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14-46.080 Priority processing.

A project providing affordable units equal to fifty (50%) percent or more of the total project units shall be entitled to priority processing as follows:
(a) Upon certifying that the application is complete and eligible for priority processing, a project shall be immediately assigned to City development review staff; and (b) The project shall be processed by City development review staff in advance of all nonpriority items.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.090 Project application.

All applications for residential development permits and/or tentative map approval shall include a reasonably complete description of the following. These requirements shall not supersede the requirements for density bonus or other state law incentive projects described elsewhere in this Title:
(a) The method (provision of units or payment of an in-lieu fee) pursuant to Section 14-46.070 to be used to meet the project’s affordable housing requirements of this Chapter;
(b) The number, type and location of affordable units, or a preliminary calculation of in-lieu fees if applicable;
(c) Site layout, grading, parking and other site features, and building elevations, layouts and dimensions for both affordable and market-rate units, including copies of relevant plans; and
(d) Any other information that the City determines necessary to adequately evaluate the project’s affordable housing provisions.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.100 Affordable Housing Agreement processing.
(a) A draft Affordable Housing Agreement shall be prepared in a form approved by the City and executed by the applicant for projects with seven (7) or more units or lots in response to an application’s condition of development approval. (b) A draft Agreement shall be reviewed by the City for compliance with project approvals, City policies and standards, and applicable codes. (c) The Agreement shall be approved by the Council upon approval and signing of the Agreement by the parties; and be recorded and binding on all future owners and successors in interest in the project for the time period specified. (d) The Agreement shall be recorded prior to the filing of the final map or commencement of construction where no map is required.

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(e) Supplemental Documents. Upon the sale or transfers of each affordable unit, the City may use a Declaration of Covenants and Restrictions and/or Promissory Note and Deed of Trust to further secure the City’s rights under this Chapter and provide constructive notice to the public.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.110 Program requirements.

Only eligible renters and purchasers as defined herein shall be eligible to rent, purchase or occupy affordable units developed or funded in compliance with this Chapter (see Subsection 14-460.03(r) for a definition of income categories and Subsection 14-

46.040(a) for the percentage mix of eligible income categories by size and type of project). Preference shall be given to current residents of the City of Watsonville, who have lived in, worked in or received municipal services from the City for at least one year. Exceptions to these program requirements or appeals may be considered at the discretion of the City Manager.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003)
14-46.120 Program income and asset limits.
(a) Income Limits.
(1) Income eligibility to purchase or rent affordable units created pursuant to this Chapter shall be determined at the time of sale or rental of the affordable unit. (2) Income eligibility shall be based on household size and income category and shall be established by resolution from time to time by the Council. (3) For purposes of computing eligibility and pricing of affordable units created pursuant to this Chapter, the Watsonville median household income shall be used unless otherwise noted.
(b) Asset Limits. There are no asset limits for prospective renters or purchasers of affordable units created pursuant to this Chapter except that renters or purchasers shall not be eligible for or receive any tax advantages associated with the ownership of any other real property at the time of purchase or rental of an affordable unit. (§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003)
14-46.130 Affordable rental unit requirements.
(a) Rent Levels. Maximum allowable rent levels by number of bedrooms shall be determined by resolution from time to time by Council, based on the Rent Formula described in Subsection 14-46.130(b) and may be increased no more frequently than annually after unit occupancy. The maximum allowable income for determining eligibility to rent is higher than that used to determine the maximum rent level. (b) Rent Formula. Rent for an affordable rental unit shall be calculated as follows:

4900-5911-7408 v1
(1) STEP ONE: Determine maximum annual household income for unit as follows:
(i) Determine income category for unit (Very low, Low or Median). (ii) Determine household size for unit, assuming a family size one person larger than the number of bedrooms in the affordable unit. For example, the household size for a three (3) bedroom unit shall be four (4) persons and for a studio shall be one person.
(iii) Determine annual household income for unit based on income category and family size using the most recent City of Watsonville Affordable Housing Ordinance Qualifying Maximum Income, and Maximum Rents and Sales Prices adopted by resolution by the Council.
(2) STEP TWO: Determine monthly household allowance available for rent as follows:
(i) Multiply the annual household income limit derived in Step One by .30 to obtain an annual household allowance of thirty (30%) percent of income. Round that figure up to the nearest Fifty and no/100ths ($50.00) Dollars to get the annual household allowance.
(ii) Divide the annual household allowance by twelve (12). Round this figure up to the nearest Fifty and no/100ths ($50.00) Dollars to get the monthly household allowance which amount is the maximum rental payment.
(iii) For housing choice voucher or affordable rental subsidy recipients: Use the rent formula and amounts established by each applicable program. (c) Eligibility. All affordable rental units shall be rented to either:
(1) A median, low or very low income household; or
(2) Households participating in any affordable housing choice voucher or rental subsidy program.
(d) Eligibility Determination Process. Prospective renters of affordable units shall be screened and determined eligible by the owner (or his designee) prior to taking occupancy. The City reserves the right to audit any owner of an affordable unit after providing twenty-four (24) hour written notice. Any deficiencies noted in the City’s audit report must be fully cleared by the owner within thirty (30) days after receipt or constitute a violation of this Chapter, except as to evictions of ineligible tenants; such evictions must be properly corrected and completed within 120 days after receipt. (e) Lease Requirements.
(1) All households renting affordable units shall be offered standard lease agreements; and
(2) Lease terms shall be for at least a twelve (12) month period.

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(f) Notice. The owner of an affordable rental unit shall notify tenants at least sixty (60) days prior to the expiration of the restrictions of this Chapter or the conversion of the affordable rental unit to an affordable ownership status, and advise the tenants that this termination or conversion may mean that rents will increase or the unit shall be sold. (g) Marketing.
(1) Any marketing communication advertising an affordable rental unit shall substantially disclose the affordable housing rental and eligibility restrictions required by this Chapter.
(2) All marketing materials shall be provided in both English and Spanish. (3) Marketing and rental of an affordable rental unit shall be performed by the property owner (or his designee).
(4) No person shall market or rent an affordable rental unit for more than the levels prescribed by this Chapter.
(5) Affordable rental units shall be marketed exclusively to existing City of Watsonville residents who have lived in, worked in or received municipal services from the City for at least one year for at least thirty (30) business days before any marketing to other persons.
(6) Conversion to condominiums.
(i) Conversion of an affordable rental unit to an ownership status shall be subject to Article 2 of Title 13 of the Watsonville Municipal Code. (ii) Affordable units shall be deed restricted and affordable sales price levels shall be maintained, should such conversion to ownership be approved. (iii) Conversion of a very low or low income affordable rental unit to ownership status shall not be permitted while an Affordable Housing Agreement is in effect for such unit, unless specifically approved by resolution of the Council. Said resolution would establish the maximum sales price and income category for said unit(s). Conversion of a median priced affordable rental unit to ownership status may be permissible, but only to a median priced ownership unit. (iv) The owner of an affordable rental unit shall notify tenants at least sixty (60) days prior to any conversion to affordable ownership status and advise that this conversion signifies that the unit shall be sold. Existing tenants shall receive first right of refusal to purchase the affordable rental unit proposed for conversion. (h) Management and Monitoring. Affordable rental units shall be managed by the owner or the owner’s agent in compliance with the requirements of this Chapter and the terms of the Affordable Housing Agreement Management and monitoring documentation shall be supplied to the City within twenty-four (24) hours after written notice has been received from the City in order to ensure compliance with this Chapter.

4900-5911-7408 v1
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003, and § 1, Ord. 1186-05 C-M, eff. April 7, 2005) 14-46.140 Affordable ownership requirements.
(a) Primary Place of Residence Requirement. The purchaser of an affordable ownership unit shall occupy the unit as his/her primary place of residence. If the unit ceases to function as a primary residence, it shall be sold according to the requirements of this Chapter or subject to the requirements of Subsection 14-46.140(c). (1) STEP ONE: Determine annual household unit income limit. (i) Determine income category for unit (Median, Moderate or Above Moderate). (ii) Determine household size, assigning a family size one person more than the number of bedrooms in the affordable unit. For example, the household size for a three (3) bedroom unit would be four (4) persons and for a studio would be one person.
(iii) Determine the maximum annual household income limit for the unit based on income category and family size using the most recent City of Watsonville Affordable Housing Ordinance Qualifying Maximum Income, and Maximum Rents and Sales Prices adopted by resolution by the Council. (2) STEP TWO: Determine monthly household allowance permitted to be used for a mortgage payment as follows:
(i) Multiply the annual household income limit derived in Step One by .30 to obtain an annual household allowance of thirty (30%) percent of income. Round up to the nearest Fifty and no/100ths ($50.00) Dollars to obtain the annual household allowance.
(ii) Divide the annual household allowance by twelve (12). Round up to the nearest Fifty and no/100ths ($50.00) Dollars to determine the household allowance which is the maximum mortgage payment allowed. (3) STEP THREE: Determine the maximum mortgage that can be financed for a thirty (30) year fully amortized fixed-rate mortgage:
(i) Apply the City Council-adopted prevailing interest rate. (ii) Determine the amount of the monthly mortgage payment (principal paydown and interest). (4) STEP FOUR: Determine maximum allowable unit sales price: Assuming a mortgage of ninety-five (95%) percent of the sales price, divide the principal amount of the mortgage by 0.95 and round to the nearest Fifty and no/100ths ($50.00) Dollars. The result is the maximum allowable price of the affordable unit. (b) Marketing.

4900-5911-7408 v1
(1) Any marketing communication advertising an affordable ownership unit shall fully disclose the affordable housing price and eligibility restrictions contained in this Chapter.
(2) Marketing and sale of an affordable ownership unit shall be performed by the owner (or his designee), who shall market the affordable ownership unit for no more than the maximum sales price established by the City, excluding closing costs. (3) The purchaser of an affordable unit shall not pay more in closing costs than that which is reasonable and customary in Santa Cruz County. (4) The seller of an affordable unit shall pay any real estate sales commission associated with the transaction.
(5) All marketing materials shall be provided in both English and Spanish. (c) Conversion.
(1) Conversion of an affordable ownership unit to a rental status shall not be permitted unless a hardship can be demonstrated and an administrative hardship received, pursuant to administrative guidelines approved by Council resolution from time to time.
(2) Affordable rent levels shall be maintained, should conversion from an affordable ownership to an affordable rental status be approved. (d) Financing. First mortgages obtained to purchase an affordable unit created as a result of this Affordable Housing Ordinance shall be fixed interest rate and fully amortized for, at minimum, thirty (30) year term with no negative amortization. An otherwise qualified purchaser may be assisted by any available homebuyer assistance programs.
(e) Escrow Process.
(1) Sales Price and Purchaser Eligibility Certification. Prior to the close of escrow, the owner (or his designee) shall certify sales price and buyer eligibility compliance with the requirements of this Chapter. This determination shall be subject to audit by the City with twenty-four (24) hour written notice. Any deficiencies noted in the City’s audit report shall be fully cleared by the owner within thirty (30) days after written notice by the City, or constitute a violation of this Chapter and the Affordable Housing Agreement. It shall be a separate and discrete violation of this Chapter to allow escrow to close without City approval of such audit. (2) Restrictions. Escrow shall prepare and have the buyer sign the Declaration of Covenants and Restrictions and/or Promissory Note and Deed of Trust to further secure the City’s rights under this Chapter and provide constructive notice to the public.
(f) Sales Procedure for New Affordable Units.

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(1) Notice of Intent to Sell.
(i) When a new affordable unit is fully completed, ready for final inspection and available for sale, the owner shall send a written “Notice of Intent to Sell” to the City.
(ii) In response to the Notice, the City shall inform the owner of the current maximum allowable sales price.
(2) Sales Price Formula. The maximum allowable sales price for a new affordable unit shall be based on the following formula and the income limits established by resolution from time to time by the Council. The formula to determine maximum allowable sales price for an affordable unit shall be as follows:
(i) STEP ONE: Determine the annual income for a household, based on whether the unit is designated for occupancy by an above moderate, moderate, or median income household using Watsonville above moderate, moderate, or median household incomes:
(aa) Determine household size, assuming one person larger than the number of bedrooms in the affordable unit (for example, the household size for a three (3) bedroom unit shall be four (4) persons and for a studio, shall be one person).
(ab) Given the household size determined above, locate the household’s maximum annual income for purposes of determining the maximum sales price. (Note: The income limit for determining eligibility to purchase is higher than that used to determine the maximum sales price [see Subsection 14-

46.030(r)]).
(ii) STEP TWO: Determine the monthly household allowance available for a mortgage payment:
(aa) Multiply the income limit to be used to calculate the maximum sales price derived above by .30 to obtain annual housing allowance of thirty (30%) percent of income.
(ab) Divide the annual housing allowance by twelve (12) to obtain a monthly housing allowance.
(iii) STEP THREE: Determine the maximum mortgage that can be financed for a thirty (30) year fully amortized fixed-rate home mortgage:
(aa) Apply the City Council-adopted prevailing interest rate. (ab) Determine the principal amount of the mortgage payment. (iv) STEP FOUR: Determine the maximum allowable unit sales price:

Assuming a mortgage of ninety-five (95%) percent of the sales price, divide the

4900-5911-7408 v1
principal amount of the mortgage by 0.95. The result is the maximum allowable sales price of the affordable unit.
(g) Inability to Sell.
(1) If the owner (or his designee) of an affordable unit, having made a good faith effort that included listing the affordable unit on the Multiple Listing Service (MLS), fails to find an eligible purchaser within 180 days from the date of final inspection or maximum sales price determination, whichever is later, the owner shall notify the City in writing no later than the 150th day of their inability to sell. The owner (or his designee) shall submit a notice identifying the steps taken, with documentation, of the attempted sale.
(2) The City shall have a first right of refusal to purchase the affordable unit at the last advertised restricted price. If after thirty (30) days following notice as described above under Subsection 14-46.140(g)(1), the City fails to exercise this option, the affordable unit may be sold at a market-rate price, and the owner (or his designee) must pay a release fee to the City’s Affordable Housing Fund. (h) Resale Procedure for Existing Affordable Units.
(1) Notice of Intent to Sell.
(i) When an existing affordable unit becomes available for resale, the owner shall send a written “Notice of Intent to Sell” form to the City. (ii) In response to the Notice, the City shall inform the owner of the current maximum allowable sales price.
(2) Resale Price Formula. The maximum allowable resale price for existing affordable units shall be derived using one of the two following methods, whichever yields the highest price for the owner:
(i) The maximum allowable sales price formula as established by this Chapter (see Subsection (f)(2) of Section 14-46.140); or
(ii) The original sales price plus fifty (50%) percent of the increase in the House Price Index since the date of purchase.
(3) Damage Repair Costs. If the City finds that the owner, through neglect, abuse or lack of adequate maintenance, has damaged an affordable unit, the City may require repairs be made at the owner’s expense and be financed prior to sale or through the escrow account.
(4) Marketing. Any marketing of existing affordable units shall fully disclose this Chapter’s affordable housing price and eligibility restrictions:
(i) Marketing and sale of existing affordable units shall be performed by the owner (or his designee) for no more than the maximum sales price established by the City, excluding closing costs.

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(ii) The purchaser of an affordable unit shall not pay more in closing costs than that which is reasonable and customary in Santa Cruz County. (iii) The seller of an affordable unit shall pay any real estate sales commission associated with the transaction.
(5) Inability to Resell Affordable Units.
(i) In the event the owner of an existing affordable unit, having made a good faith effort that included listing the affordable unit on the Multiple Listing Service (MLS), fails to find an eligible purchaser to take title to the unit within 240 days from the date of maximum sales price determination, the owner (or his designee) shall notify the City in writing, no less than thirty (30) days following the end of that 240-day period. The owner (or his designee) shall submit a notice identifying the steps taken, with documentation, of the attempted sale. (ii) The City shall have an option to purchase the affordable unit for an amount that is the highest of the following: the value of the first mortgage; the value of the first and second mortgage combined if the second mortgage is a purchase money second mortgage provided by a governmental body; or the appraised value of the affordable unit with the affordability covenants intact, as determined by an appraiser mutually agreeable to the City and the owner, who employs standard appraisal practices.
(iii) If, after thirty (30) days following the owner’s (or his designee’s) notice, the option is not exercised, the affordable unit may be sold at market-rate, and the owner (or his designee) must pay a release fee to the City’s Affordable Housing Fund.
(i) Refinance of Affordable Ownership Units. Owners desiring to refinance their affordable units shall notify the City (or its designee) prior to refinance and shall not encumber the property through the refinance process for an amount greater than the maximum sales price established by the City using the House Price Index as set forth in Subsection 14-46.030(n) at the time of owner notice.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001, as amended by § 1, Ord. 1161-03 C-M, eff.

October 23, 2003, and § 1, Ord. 1186-05 C-M, eff. April 7, 2005) 14-46.150 Release Fees.

Upon resale or refinance of an affordable unit, the owner shall pay a fee to the City for the maximum sales price determination, monitoring, loan, and other document preparation processes as may be required. The fee shall be established by resolution from time to time by the Council and changed as needed, based on fifty (50%) percent of the annual percentage increase in the House Price Index. In addition, the City may charge each prospective purchaser of an existing affordable unit a fee for the determination of eligibility.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)

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14-46.160 Default, foreclosure and release of units.
(a) Option to Purchase. In the event a notice of default is recorded on an affordable unit, the City or its designee shall have the option to purchase the unit paying the amount that the owner would have received on the date of the foreclosure sale under the resale formula established by Subsection 14-46.140(h)(2) of this Chapter. Out of this sum, the lien holder(s) shall be paid the amount of any funds due, including but not limited to, the loan balance, charges, taxes and assessments; the owner shall be paid any remaining funds.
(1) In the event the City (or its designee) does not exercise its option to purchase the affordable unit prior to the trustee’s sale or judicial foreclosure, the unit shall be free from the restrictions of this Chapter, and the owner shall be deemed in compliance with the provisions of this Chapter, with the exception of the provisions of Subsection 14-46.160(b) below.
(b) Single family units that have never been sold to individual owner-occupants, and multiple family dwelling units, shall not be released from the restrictions of this Chapter through a trustee’s sale or judicial foreclosure. In addition, affordable units shall not be released if any of the following occurs:
(1) the City is not provided a copy of the Notice of Default within ten (10) days of its filing;
(2) the owner does not allow the City to exercise its option to purchase; or (3) the lender has over encumbered the property and refuses to release its interest in the property for the maximum allowable sales price. (c) The owner of an affordable unit shall not use this property as collateral for an amount exceeding ninety-five (95%) percent of the maximum sales price allowed by Subsection 14-46.140(f)(2) of this Chapter unless specifically allowed in writing by the City. All second mortgages require the prior, written approval of the City and are subject to guidelines established by the City.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.170 Conflict of interest.

Following are those individuals who, by virtue of their position or relationship, are found to be ineligible to purchase or rent an affordable unit as their residence:
(a) All employees and officials of the City of Watsonville who have, by the authority of their position, policy making authority or influence affecting City housing programs; (b) The owner or developer of, or applicant for, an affordable housing project or affordable unit; and
(c) The immediate relatives, employees and anyone gaining significant economic benefit from a direct business association with public employees, officials, developers, applicants or owners ineligible to purchase or rent an affordable unit.

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(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)
14-46.180 Violations.
(a) It shall be unlawful and a violation of this Chapter for the applicant or owner of an affordable unit or any employee or agent of such applicant or owner to:
(1) Sell or rent an affordable dwelling unit to anyone who has not first been qualified as eligible;
(2) Sell or rent an affordable unit to any person who has a conflict of interest as defined by this Chapter;
(3) Sell an affordable unit for an amount exceeding the maximum sales price or rent an affordable unit for an amount exceeding the maximum rent level; (4) Solicit, require or accept in connection with the sale or rental of an affordable unit any payment or other contribution of cash, property or services from a purchaser or tenant the value of which, when added to the purchase price or rent paid for an affordable unit, would exceed the maximum sales price or maximum rent level prescribed by this Chapter;
(5) Willfully and knowingly make a false statement or representation, or knowingly fail to disclose a material fact for the purpose of qualifying as eligible to purchase or rent an affordable unit under this Chapter; or
(6) Violate any other provision of this Chapter.

Any applicant or other person whose interests are adversely affected by any determination in regard to the requirements of this Chapter may appeal in accordance with the provisions of Chapter 14-10, Part 11 of this Code to the Council. The appeal shall set forth specifically wherein the action fails to conform to the provisions of this Chapter.
(§ 1, Ord. 1107-01 C-M, eff. July 26, 2001)

ORDINANCE NO. Introduction (CC)

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE AMENDING MULTIPLE CHAPTERS WITHIN TITLE 14
(ZONING) OF THE WATSONVILLE MUNICIPAL CODE RELATED TO
IMPLEMENTATION OF PROGRAMS WITHIN THE 6TH CYCLE 2023-
2031 HOUSING ELEMENT; AND FINDING THE ACTION EXEMPT FROM

REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) AS IT IS NOT A PROJECT BUT IF A PROJECT, EXEMPT
PURSUANT TO CEQA GUIDELINES SECTION 15061(B)(3)
WHEREAS, on October 15, 2024, the Watsonville City Council adopted Resolution No. 213-24 (CM), repealing in its entirety the 5th Cycle 2015-2023 Housing Element and adopting in full the 6th Cycle 2023-2031 Housing Element as an amendment to the 2005 General Plan; and
WHEREAS, the 2023-2031 Housing Element includes programs requiring amendments to Title 14 (Zoning) of the Watsonville Municipal Code (WMC) to comply with State law and address the City’s housing needs; and WHEREAS, Chapter 2 of the 2023-2031 Housing Element provided timelines for the implementation of the Housing Element programs, and WHEREAS, City staff created a Housing Element implementation program checklist to track and monitor progress; and
WHEREAS, City staff used this checklist to identify the first round of implementation action items for inclusion in the amendments to Title 14 Zoning of the Watsonville Municipal Code in this phase, and
WHEREAS, City staff and consultants from Raimi + Associates prepared a comprehensive set of proposed zoning code amendments to implement priority Housing Element programs, including: modifications to procedures, use regulations, and

definitions; amending WMC Title 14 Chapter 14-10 (Administration and Procedures), Chapter 14-16 (District Regulations), Chapter 14-18 (Definitions), Chapter 14-23 (Accessory Dwelling Units), and Chapter 14-47 (Density Bonus) and creating a new Chapter 14-11 (Reasonable Accommodations); and
WHEREAS, on May 6, 2025, staff presented the proposed zoning amendments to the Planning Commission for discussion and input; and
WHEREAS, the Planning Commission has reviewed the proposed zoning amendments, attached hereto as Exhibit A, and finds that the amendments are necessary to ensure compliance with State housing law and to advance the objectives of the adopted 2023-2031 Housing Element; and
WHEREAS, on June 3, 2025, the Planning Commission held a duly noticed public hearing to review the project, as modified, at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and WHEREAS, the Planning Commission considered all evidence received, both oral and documentary, and adopted Resolution No. 10-25 (PC) recommending that the City Council adopt an ordinance amending multiple chapters within Title 14 (Zoning) of the Watsonville Municipal Code; and
WHEREAS, on August 26, 2025, the Council held a duly noticed public hearing to review the project, as modified, at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WATSONVILLE DOES ORDAIN AS FOLLOWS:

SECTION 1: RECITALS
The foregoing recitations are true and correct and are hereby incorporated into this Ordinance.

SECTION 2: ENACTMENT

1. The City Council adopts an ordinance amending Chapter 14-10 (Administration and Procedures), Chapter 14-16 (District Regulations), Chapter 14-18 (Definitions), Chapter 14-23 (Accessory Dwelling Units), and Chapter 14-47 (Density Bonus) and creating a new Chapter 14-11 (Reasonable Accommodations) of Title 14 (Zoning) of the Watsonville Municipal Code, attached hereto as Exhibit A, to implement the following Housing Element programs:
 Program D.7 – Transitional Housing and Emergency Shelters  Program C.8 – Supportive Housing – By-Right/Supportive HousingMonitoring Program  Program D.1 – Density Bonus
 Program D.4 – ADUs and JADUs
 Program D.5 – Reasonable Accommodations Procedures
 Program D.6 – Definition of Family
 Program D.9 – Residential Care Facilities – 7 or more persons  Program E.6 – Farmworker and Workforce Housing

2. The City Council finds that the proposed zoning amendments are consistent with the purposes of the General Plan and Municipal Code as set forth in Exhibit B, which is attached hereto and incorporated herein by this reference.

3. The City Council finds that the amendments to Watsonville Municipal Code Title 14, as set forth in Exhibit A, which is attached hereto and incorporated herein by this reference, are necessary to implement the 2023-2031 Housing Element.

SECTION 3: CEQA
The City Council previously determined that adoption of the 2023-2031 Housing Element and associated implementation programs is exempt from review under the California Environmental Quality Act (CEQA), and the proposed zoning amendments are consistent with the certified Housing Element and are exempt from review under the common sense exemption under CEQA Guidelines Section 15061(b)(3).

SECTION 4: PUBLICATION
This ordinance shall be published in the Watsonville Register-Pajaronian and/or Santa Cruz Sentinel in compliance with the provisions of the Charter of the City of Watsonville.

SECTION 5: EFFECTIVE DATE
This ordinance shall take effect thirty (30) days after its final adoption. ***************************************

1 (Watsonville Supp. No. 40, 11-22)
Chapter 14-10 ADMINISTRATION AND PROCEDURE
Sections:

Part 1: General
14-10.100 Purpose.
14-10.102 Interpretation, conflict and severability.
14-10.103 Saving provision.
14-10.104 Effect of this title on approved development permits currently being processed, and new applications for development
14-10.105 Interpretation of language.
14-10.106 Similar use determination.
14-10.107 Determination on unlisted uses.
14-10.108 Application procedure.
14-10.109 Investigation and report.
14-10.110 Findings.
14-10.111 Reasonable Accommodations.

Part 2: Development Permits
14-10.200 Development permits required.
14-10.201 Classification of development
Part 3: Planning Commission and Zoning Administrator
14-10.300 Creation of the Planning Commission
14-10.301 Creation of the Zoning Administration.
14-10.302 Designation of the Zoning Administration.
14-10.303 Powers and duties of the Zoning Administrator. 14-10.304 Public hearings.

Part 4: Application Process and Official Filing Date
14-10.400 Standardized forms.
14-10.401 Determination of complete application.
14-10.402 City of Watsonville architectural guidelines and development and public improvement standards.
14-10.403 Processing of application and report.
14-10.404 Official filing date.
14-10.405 Re-application following denial.
14-10.406 Withdrawal.

Part 5: Review and decision by the Zoning Administrator 14-10.500 Review and decision by the Zoning Administrator. 14-10.501 Notice of filing of an application.
14-10.502 Notice of decision by the Zoning Administrator.

Part 6: Review and Decision by the Planning Commission
14-10.600 Review and recommendation by the Planning Commission. 14-10.601 Review and decision by the Planning Commission. 14-10.602 Notice of decision by the Planning Commission.

EXHIBIT A
Exhibit A
page 1 of 191

2 (Watsonville Supp. No. 40, 11-22)
Part 7: Review and Decision by the City Council
14-10.700 Review and decision by the City Council.
14-10.701 Notice of decision by the City Council.

Part 8: Conditional Approval
14-10.800 Authority to condition development permits.

Part 9: Public Hearing Notice Provisions
14-10.900 General.
14-10.901 Authority to notice.
14-10.902 Notice contents.
14-10.903 Published notice.
14-10.904 Posted notice.
14-10.905 Mailed notice.
14-10.906 Costs of notice.

Part 10: Public Hearing Procedures
14-10.1000 Setting of the hearing.
14-10.1001 Examination and copying of documents.
14-10.1002 Conduct of hearing.
14-10.1003 Record of proceedings.
14-10.1004 Additional rules.
14-10.1005 Motion for reconsideration forCity Council.

Part 11: Appeals
14-10.1100 Appeals to the City.
14-10.1101 Where to file appeals.
14-10.1102 Procedure for appeals.
14-10.1103 Stays pending appeals.
14-10.1104 When appeals are heard.
14-10.1105 Notice of filing an appeal.
14-10.1106 Action of the Planning Commission or City Council.

Part 12: Expiration of Approval of Development Permit
14-10.1200 Time of expiration.
14-10.1201 Extension procedures.

Part 13: Revocation of Permit
14-10.1300 Duties of the Zoning Administrator.
14-10.1301 Notice and public hearing.
14-10.1302 Required findings.
14-10.1303 Notice of decision.
14-10.1304 Appeals of revocation.
14-10.1305 Modifications of terms or conditions.
14-10.1306 Right cumulative.

Part 14: Fees
14-10.1400 Fee schedule.
14-10.1401 Payment of fee.

EXHIBIT A
Exhibit A
page 2 of 191

3 (Watsonville Supp. No. 40, 11-22)
Part 15: Rounding of Quantities
14-10.1500: Rounding of Quantities
Part 1: General
14-10.100 Purpose.

The purpose of this chapter is to establish the procedures required for the administration of this title and to set forth the basic responsibilities of the officials and bodies charged with its administration. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.102 Interpretation, conflict and severability.
(a) In their interpretation and application, the provisions of this title shall be the minimum requirements for the promotion of the public health, safety, morals, convenience and general welfare and shall be construed broadly to promote the purposes for which they are adopted. (1) Public provisions. This chapter is not intended to interfere with, abrogate, or annul any other chapter, rule or regulation, statute or other provision of law except as specifically provided herein. Where any provision ofthis chapter imposes restrictions different from those imposed by any other chapter, rule or regulation oftheCity, or other provision of law, the provision which is more restrictive or imposes higher standards shall control.
(2) Private provisions. Private easements, covenants, conditions and restrictions of record are not enforced by the City except as may be specifically provided by agreement with the City of Watsonville.
(b) If any part or provision of this chapter or its application to any person or circumstances is adjudged invalid by any court of competent jurisdiction, the judgmentshall be confined in its operation to the part, provision, or application directly involved in the controversy in which the judgment shall be rendered and itshall not affect or impair the validity of the remainder of this chapter or its application to other persons or circumstances. The Council hereby declaresthat it would have enacted the remainder of this chapter even without any such part, provision, or application which is judged to be invalid.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.103 Saving provision.

The provisions of this title shall not be construed as abating any action now pending under, or by virtue of, prior existing land development laws, or as discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm, or corporation, or as waiving any right of the City under any chapter or provision existing at the time of adoption of these regulations, or as vacating or annulling any rights obtained by any person, firm, or corporation, by lawful action of the City except as shall be expressly provided for in this chapter. (Ord. 1156-03 C-M, eff. May 22, 2003)

EXHIBIT A
Exhibit A
page 3 of 191

4 (Watsonville Supp. No. 40, 11-22)
14-10.104 Effect of this title on approved development permits, development permits currently being processed, and new applications for development permits.
(a) Approved development.
(1) Development to which an application for Design Review, Use Permit, Variance, Parcel Map, Tentative Subdivision Map, or Final Subdivision Map has been finally approved and which approval remains valid on the effective date of this title shall remain valid unless such approval expires by the terms of the approval or in accordance with Part 12 of this chapter (commencing with Section 14- 10.200). Development which has been granted approval may be built in accordance with the development standards in effect at the time of approval, provided that the approval is valid at the time Building Permits are issued and that the approval complies with any time limits imposed pursuant to this title; further provided that any subsequent applications for a development permit required by this title prior to issuance of and including a Building Permit and Certificate of Occupancy shall be processed in accordance with the procedures established by thistitle for the processing of such development permit.
(2) No provision of this title shall require any change in the plans, permit expiration, construction or designated use of any structure for which a Building Permit has been issued prior to the effective date of this title or any subsequent amendment. (3) Any re-application to review an expired development permit must meet the standardsin effect at the time of re-application.
(b) Projectsin process. Development for which an application for a development permit has been accepted as complete, but which has not been granted final approval by the appropriate designated official prior to the effective date of thistitle,shall be subject to the land use regulations, standards for approval, and other requirements in effect at the time the application was deemed complete provided that any subsequent application for a development permit required by this title prior to issuance of and including a Building Permit and Certificate of Occupancy shall be processed in accordance with the procedures established by thistitle for the processing of such development permit. If approved, the development may be built in accordance with the development standards in effect at the time of application, provided that any Design Review filed subsequent to the issuance of a Special Use Permit or re-application for an expired permit must meet the standards for approval in effect at the time of application. This provision shall not apply to any application for a General Plan amendment or Zoning Code amendment.
(c) New applications. If no application for a development permit has been accepted as complete and the development has received no more than approval of a General Plan Map amendment or a Zoning Map amendment prior to the effective date of this title, pending and subsequent applications for development approval shall be subject to all requirements, standards and procedures set forth in this title.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.105 Interpretation of language.

In the event this title requires interpretation, the Zoning Administrator may make the interpretation or refer the matter to the Planning Commission for action, except as otherwise provided. (Ord. 1156-03 C-M, eff. May 22, 2003)

EXHIBIT A
Exhibit A
page 4 of 191

5 (Watsonville Supp. No. 40, 11-22)
14-10.106 Similar use determination.

The Zoning Administrator may authorize a use not specifically listed within a zoning district if it is determined that the use is similar to other uses permitted in the zoning district provided that the use is not specifically listed in another zoning district, pursuant to Part 3 of this chapter. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.107 Determination on unlisted uses.

The Zoning Administrator, upon a written request, or the Planning Commission upon referral by the Zoning Administrator, may determine whether a use not specifically listed as a use that is principally permitted or specially permitted in a particular zoning district of the City based on similarity of the use to uses already listed in accordance with the following:
(a) Where the term "similar uses permitted by Zoning Administrator determination" is mentioned within any zone district, it shall be deemed to mean other uses which, in the judgment of the Zoning Administrator as evidenced by a written decision, are similar to and not more objectionable to the general welfare than those uses specifically listed in the same district. (b) The Zoning Administrator may refer a determination on an unlisted use to the Planning Commission.
(c) The Zoning Administrator or the Planning Commission shall not determine that a use is permitted in a zone when the use isspecifically first listed as permissible in a zone district allowing more intensive uses.
(d) The procedures of this chapter shall not be substituted for the amendment procedure as a means of adding new uses to the list of permitted or specially permitted uses. (e) The Planning Commission may, on its own motion or at the request of any affected party, reconsider and change a written decision regarding uses previously determined by the Planning Commission or Zoning Administrator.
(f) The Zoning Administrator's determination regarding conformance of a use to a zone district may be appealed to the Planning Commission pursuant to Part 11 of this chapter. The Planning Commission's determination regarding conformance of a use to a zone district may be appealed to the Council, pursuant to Part 11 of this chapter. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.108 Application procedure.

Application for a determination on an unlisted use shall be made in writing to the Zoning Administrator and include a detailed description of the proposed use and any other information as may be required to facilitate review of the request, along with the required fee as established by resolution.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.109 Investigation and report.

The Zoning Administrator shall prepare a report which will address the following and submit copies to the applicant, Planning Commission, and City Council:
(a) Comparison of the proposed use to the type and intensity of other uses principally permitted or conditionally permitted in the same zone district;
(b) Evaluation of the purpose and intent of that zone district; (c) Review of the General Plan to compare the proposed use characteristics with the applicable goals

EXHIBIT A
Exhibit A
page 5 of 191

6 (Watsonville Supp. No. 40, 11-22)
and objectives.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.110 Findings.

The Zoning Administrator, or Planning Commission upon referral by the Zoning Administrator, shall base the decision upon the following findings:
(a) The use in question is of a similar type and intensity to other principally, administratively, or specially permitted uses in the same zone district.
(b) The use in question meets the purpose and intent of the district in which it is proposed. (c) The use in question meets and conforms to the applicable policies and maps of the General Plan. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.111 Reasonable Accommodations.

The Zoning Administrator may grant reasonable accommodations from the requirements of this Title as established in Chapter 14-11 Reasonable Accommodation that may be necessary to ensure equal access to housing for an individual with a disability when the strict application of those standards would make it impractical for an individual with a disability to have an equal opportunity to use and enjoy a dwelling unit.

Part 2: Development Permits
14-10.200 Development permits required.

No development may be undertaken unless a development permit isissued in accordance with the provisions of this title. "Development" shall mean, except as otherwise provided in this title, any of the following activities:
(a) Filling, excavating, grading, paving, dredging, mining, drilling or otherwise significantly disturbing the soil or land form of a site with the exception of those activities associated with cultivation of the land;
(b) Building, installing, enlarging, replacing or substantially restoring a structure, impervious surface, or water management system and the storage of materials; (c) Erection of a sign except as otherwise exempted;
(d) Alteration of a historic property for which authorization is required under this code; (e) Changing the use of a site so that the requirement for parking is increased; (f) Construction, elimination or alteration of a driveway onto a public street. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.201 Classification of development permits.

Development permits shall be classified as specified in Part 2 of Chapter 14-12, Part 25 of Chapter 14-16, and Title 13.
(Ord. 1156-03 C-M, eff. May 22, 2003)

EXHIBIT A
Exhibit A
page 6 of 191

7 (Watsonville Supp. No. 40, 11-22)
Part 3: Planning Commission and Zoning Administrator
14-10.300 Creation of the Planning Commission.

There is hereby created a Planning Commission to consist of seven (7) members and to be known and designated as the Planning Commission. The membersshall be appointed by the Council pursuant to the Charter of the City and Chapter 3 of Title 7 of the Government Code of the State, and amendments thereto, and shall have the powers and duties as therein set forth.

No obligations or indebtednessshall be incurred or created by the Planning Commission except as may have been provided in its annual City budget by the Council and/or asmay be authorized by resolution of the Council.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.301 Creation of the Zoning Administrator.

In order to achieve coordination in the administration of this title, to increase the efficiency of zoning enforcement proceedings, to reduce the time consumed in processing applications for various permits and reviews prescribed by this title, and to relieve the Commission of certain routine and ministerial functions in order that it may give its attention to its primary responsibility of comprehensive planning, there is hereby created within the Community Development Department the Zoning Administrator function.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.302 Designation of the Zoning Administrator.

The Zoning Administratorshall be theCommunity Development Director or his or her designee. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.303 Powers and duties of the Zoning Administrator.

The Zoning Administrator shall have the following powers and duties:
(a) Accomplish all administrative actions required by this title, including the receiving of applications for permits and reviews, giving of notices, preparing reports, receiving and processing appeals, and receiving and accounting for fees; (b)Supervise staff members assigned to zoning administration; (c) Maintain the sections ofthistitle,Zoning Map, and all records of zoning actions and cases; (d)Issue Variances as provided by this title;
(e)Issue Use Permits as provided by this title;
(f) Make interpretations of the zoning regulations in areas that are in dispute; (g)Report regularly to the Commission on action taken by the office, including the number of cases handled and their disposal, and recommendations for amendments to this title; (h)Approve Design Review applications as provided by this title; and (i) At his option, refer in writing any of the matters on which he or she is authorized to rule and/or issue a permit to the Commission for itsreview and action and to so notify the applicant of such referral;

EXHIBIT A
Exhibit A
page 7 of 191

8 (Watsonville Supp. No. 40, 11-22)
(j) Makes similar use determinations.
(j)(k) Review and approve reasonable accommodation requests as provided by this Title. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.304 Public hearings.

A public hearing need not be held in the discharge of the powers and duties of the Zoning Administrator unless, in his or her opinion,such public hearing isin the public interest. Should the Zoning Administrator find that a public hearing should be held, he or she shall give notice thereof in the manner prescribed in Part 9 of this chapter.
(Ord. 1156-03 C-M, eff. May 22, 2003)
Part 4: Application Process and Official Filing Date
14-10.400 Standardized forms.

Requests for development permits shall be made on applications provided by the Community Development Department. The City may promulgate submittal requirements, instructions for completing forms, internal procedures for acceptance and filing of applications, and provisions for waiver by administrative guideline. For permits requiring a public hearing, the application shall include the names of all owners and, if a corporation, all officers. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.401 Determination of complete application.

Within thirty (30) calendar days after an application for a Zoning or Land Division Permit has been received by the Community Development Department, the Zoning Administrator shall determine whether the application is complete. If it is determined that the application is not complete, written notice shall be forwarded to the applicant specifying the application's deficiencies. The Zoning Administrator shall take no further action on the application unless the deficiencies are remedied. If the official fails to make a determination of completeness within thirty (30) calendar days without the written concurrence of the applicant, the application is deemed complete. A determination of completeness shall not constitute a determination of compliance with the substantive requirements of this title.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.402 City of Watsonville architectural guidelines and development and public improvement standards.

All development applications conform with the City's adopted architectural guidelines and development and public improvement standards, as such may be amended from time to time. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.403 Processing of application and report.

Following the determination that a development application is complete, or the application is deemed

EXHIBIT A
Exhibit A
page 8 of 191

9 (Watsonville Supp. No. 40, 11-22)
complete under this title. The Community Development Department shall file the application, review it, conduct California Environmental Quality Act (CEQA) review, and prepare a report for the Zoning Administrator, Planning Commission orCity Council, as may be required, recommending approval, denial or continuance for redesign. The Zoning Administrator shall schedule the matter for public hearing or make a final decision within the time and in the manner required by this title, the California law, or by administrative guidelines. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.404 Official filing date.

The time for processing applications for development permits or acting on applications established by California law or by this title shall commence on the date that the application is deemed complete.

Material modifications of any application by the applicant following the filing of the 14-10.405 application and prior to the expiration of the period during which the City isrequired to take action shall extend the period for a like time following the Zoning Administrator's determination that the modified application is complete and the application is refiled. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.405 Re-application following denial.

Whenever any application for a development permit is denied for failure to meet the requirements of this title, an application for a development permit for all or a part of the same property shall not be considered for a period of one year from the date of denial unless the subsequent application for a materially different proposal than the one denied. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.406 Withdrawal.

An application for a development permit may be withdrawn prior to action on the matter. Such withdrawal shall be submitted by the applicant, in writing, to the Community Development Department.
(Ord. 1156-03 C-M, eff. May 22, 2003)
Part 5: Review and Decision by the Zoning Administrator 14-10.500 Review and decision by the Zoning Administrator.

Whenever the Zoning Administrator has been delegated final decision-making authority for a development permit pursuant to thistitle, whether by original jurisdiction or upon appeal, he or she shall decide whether to approve, conditionally approve, deny, continue the application or defer it to the Planning Commission. If a public hearing isrequired by this title prior to decision, the hearing shall be noticed in the manner provided in Part 9 and conducted in the manner provided in Part 10 of this chapter. The public hearing shall be held within the time established by law. (Ord. 1156-03 C-M, eff. May 22, 2003)

EXHIBIT A
Exhibit A
page 9 of 191

10 (Watsonville Supp. No. 40, 11-22)
14-10.501 Notice of filing of an application.

Upon the filing of an application for review by the Zoning Administrator, a notice shall be mailed to all contiguous property owners. Contiguous for the purpose of this chapter includes those properties which touch the parcel which is subject to the land use request including those which would touch the property when projected across a public or private easement or right-of-way. The notice shall contain a brief description of the request, location of the plans for review, and deadline for comment. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.502 Notice of decision by the Zoning Administrator.

Within three (3) working days of the date of the Zoning Administrator's decision:
(a) The applicant shall be notified, in writing, of the action taken, including appeal rights and procedures as provided in Part 11 of this chapter, and, if applicable, all conditions imposed and times established for satisfaction of such conditions.
(b) A notice of decision shall be mailed to those individuals who were mailed the notice of filing described in Section 14-10.501.
(l) The notice shall contain the following information:
(i) Effective date of action;
(ii) Action taken;
(iii)General description of the property involved;
(iv) General description of the proposed project;
(v) Statement asto whom an appeal may be taken and the time limit for such appeal. (Ord. 1156-03 C-M, eff. May 22, 2003)
Part 6: Review and Decision by the Planning Commission
14-10.600 Review and recommendation by the Planning Commission.

Whenever the Planning Commission is required by California law or this title to make a recommendation to the City Council concerning an application for a development permit, the Commission shall conduct a public meeting. If a public hearing is required by this title prior to decision, the hearing shall be noticed in the manner provided in Part 9 and conducted in the manner provided in Part 10 of this chapter. The public hearing shall be held within the time established by law.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.601 Review and decision by the Planning Commission.

Whenever the Planning Commission has been delegated final decision-making authority for a development permit pursuant to thistitle, whether by original jurisdiction or upon appeal, it shall decide whether to approve, conditionally approve, deny, revoke, or continue the application at a public meeting following receipt of the report and recommendation of the Zoning Administrator. If a public hearing is required by this title prior to decision, the hearing shall be noticed in the manner provided in Part 9 and conducted in the manner provided in Part 10 of this chapter. The public hearing shall be held within the time established by law. (Ord. 1156-03 C-M, eff. May 22, 2003)

EXHIBIT A
Exhibit A
page 10 of 191

11 (Watsonville Supp. No. 40, 11-22)
14-10.602 Notice of decision by the Planning Commission.

Within three (3) working days of the date of the Commission's decision, the applicant shall be notified, in writing, of the action taken, including appeal rights and procedures as provided in Part 11 of this chapter, and, if applicable, all conditions imposed and times established for satisfaction of such conditions.
(Ord. 1156-03 C-M, eff. May 22, 2003)
Part 7: Review and Decision by the City Council
14-10.700 Review and decision by the City Council.

Whenever the City Council is required by California law or has reserved for itself pursuant to this title the authority for final action upon a development application, the Council shall decide whether to approve, conditionally approve, deny, revoke, or continue the application at a public meeting. If a public hearing is required by this title prior to decision, the hearing shall be noticed in the manner provided in Part 9 and conducted in the manner provided in Part 10 of this chapter. The public hearing shall be held within the time established by law. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.701 Notice of decision by the City Council
Within five (5) working days of the date of the Council's decision, the applicant shall be notified by the City Clerk, in writing, of the action taken and, if applicable, all conditions imposed and times established for satisfaction of such conditions.
(Ord. 1156-03 C-M, eff. May 22, 2003)
Part 8: Conditional Approval
14-10.800 Authority to condition development permits.
(a) Whenever this title or California Statutes authorizes the Zoning Administrator, Planning Commission, City Council, or other body to condition applications for development permits, the official or entity, after review of the application and other pertinent documents and any evidence made part of the record of the public process, may, in addition to those conditions required for particular types of development permits, impose additional conditions reasonably necessary to assure the following:
(1) Conformity with the goals and policies embodied in the General Plan; (2) Standards which are generally or specially applicable to particular uses including specific conditions relative to operation of the use;
(3) Compatibility between the proposed development and adjacent development and neighborhoods; (4) Preservation of the character and integrity of adjacent development and neighborhoods; and (5) Protection of the health, safety and general welfare of the citizens of the City.

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12 (Watsonville Supp. No. 40, 11-22)
(b) Where such additional conditions are imposed, the body imposing such conditions shall make findings which embody the basic purpose of such conditions placed on the application. Such conditions imposed by recommendation of the Zoning Administrator or Planning Commission may only be modified subsequently by the final decision-maker or upon appeal. (Ord. 1156-03 C-M, eff. May 22, 2003)
Part 9: Public Hearing Notice Provisions
14-10.900 General.

A public hearing shall be held prior to action by the Commission and/or Council in any of the following cases:
(a) Any change in the text of this title;
(b) Any reclassification of property from one zoning district to another or change in the Zoning Map;
(c) As specifically provided by a section contained in this title; or (d) As determined necessary or desirable by the Commission and/or Council upon the adoption of a resolution setting the time and place for a public hearing. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.901 Authority to notice.

The Zoning Administrator is hereby authorized to advertise and notice a public hearing as provided in this part for the Commission and City Clerk for the Council when required by this title or when such hearing is considered desirable or necessary in order to carry out the purpose of thistitle. No defect in the notice procedure shall affect jurisdiction to take action on a matter. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.902 Notice contents.

Any such notice, whether published, mailed, or posted, shall contain, at a minimum, the following information:
(a) Time of the hearing;
(b) Address and place of the hearing;
(c) Name of the applicant;
(d) General explanation of the matter to be considered; (e) General description of the property involved;
(f) Statement that any interested person isinvited to appear and either endorse or object to the application in question;
(g) Statement asto whom an appeal may be taken and the time limit established forsuch appeal, if any; and
(h) Statement that anyone so requesting shall be notified of the action on the application in question.
(Ord. 1156-03 C-M, eff. May 22, 2003)

EXHIBIT A
Exhibit A
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13 (Watsonville Supp. No. 40, 11-22)
14-10.903 Published notice.

Except as otherwise specifically provided in this title, in any instance in which it is required by law that the Zoning Administrator, Planning Commission, City Council, or any other final decisionmaker must hold a public hearing, a notice setting forth the information as required in Section 14-

10.902 must be published in at least once in a newspaper of general circulation in the City no more than ten (10) nor less than five (5) calendar days prior to such hearing. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.904 Posted notice.

Except as otherwise specifically provided in this title, in any instance in which it is required by law that the Zoning Administrator, Planning Commission, City Council, or any other final decisionmaker must hold a public hearing, a notice setting forth the information required in Section 14-

10.902 must be posted on the site and be no smaller than 24" x 36", not less than ten (10) calendar days prior to such hearing. The posted notice shall include a Spanish summary translation of the information.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.905 Mailed notice.

Except as otherwise specifically provided in this title, in any instance in which it is required by law that the Zoning Administrator, Planning Commission, City Council, or any other final decisionmaker must hold a public hearing, a notice setting forth the information required in Section 14-

10.902 shall be mailed no lessthan ten (10) calendar days prior to such hearing to the following:
(a) The applicant;
(b) Any additional persons the Zoning Administrator, Commission, or Council deem advisable;
(c) Any person who has filed a written request for such notice; and (d) Surrounding property owners within a three hundred (300) foot radius drawn from the perimeter limits of the subject property.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.906 Costs of notice.

The applicant is responsible for providing the required fee to provide labels for any application requiring a public notice as established by resolution of the Council. (Ord. 1156-03 C-M, eff. May 22, 2003)
Part 10: Public Hearing Procedures
14-10.1000 Setting of the hearing.

When the Zoning Administrator determines that a
development permit application is complete and a public hearing is required by this title, the

EXHIBIT A
Exhibit A
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14 (Watsonville Supp. No. 40, 11-22)
Zoning Administrator shall select a place, date and time for the required hearing, and prepare notice of the hearing pursuant to Part 9 of this chapter. The hearing shall be held as provided by law, except where a written request for extension has been submitted by the applicant and the extension is granted by the appropriate body, or staff requested the continuance with the consent of the applicant.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1001 Examination and copying of documents.

At any time, upon reasonable request, any person may examine the application and materialssubmitted in support of or in opposition to an application for a development permit. Copies of any material will be made available at a cost which shall be set by resolution. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1002 Conduct of hearing.
(a) Any person or persons may appear at a public hearing and submit evidence, either individually or as a representative of an organization. Each person who appears at a public hearing shall be requested to state his or her full name and, if appearing on behalf of an organization, the name and mailing address of the organization for the record. (b) The hearing body may exclude testimony or evidence that it finds to be irrelevant, immaterial or unduly repetitious. Any person appearing as a witness may ask relevant questions of other persons appearing as witnesses, but shall do so only through the chairperson of the body conducting the hearing and at the chairperson's discretion. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1003 Record of proceedings.

The official record of the hearing shall include oral testimony, the minutes of the meeting, all applications, exhibits and papers submitted, all staff reports and recommendations. The record of the Planning Commission shall be created and maintained by the secretary of the Planning Commission and the Council hearing by the City Clerk.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1004 Additional rules.

All matters pertaining to the public hearing shall be governed by other provisions of this code applicable to the body conducting the hearing and its adopted rules or procedures aslong asthey are not in conflict with this title. The body conducting the hearing may adopt rules of procedure to limit the number of applications for development approval which may be considered per meeting and the time for each presentation.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1005 Motion for reconsideration for City Council. (a) All requests for reconsideration shall be filed in writing with the City Clerk of the City Council

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15 (Watsonville Supp. No. 40, 11-22)
within five (5) days of the date the decision was rendered and shall set forth reasons for such request for rehearing.
(b) An application for reconsideration may be granted by at least five (5) affirmative votes upon a finding that there appears to be evidence to substantiate the grounds identified in Subsection (c) below.
(c) An application for rehearing shall be granted only if the applicant demonstrates that the record of the proceedings should be expanded to consider evidence material to the reasons for the decision on the application; that such evidence was not available at the time of the hearing or could not be presented due to circumstances beyond the applicant’s control at the original hearing; and that there is a reasonable probability that the evidence, when considered by the hearing body, may lead to a different decision.
(d) Applicantshall upon approval of the request submit a fee set by resolution of the City Council. (Ord. 1156-03 C-M, eff. May 22, 2003)
Part 11: Appeals
14-10.1100 Appeals to the City.

Any applicant or any other interested person, or any officer or official of any public or quasi-public body, who considers an action taken under the provisions of this title by any official or advisory body to have been erroneously taken may appeal such action and decision. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1101 Where to file appeals.
(a) Appeals from the decisions of the Zoning Administrator, or any other administrative official or advisory body in taking any of the actions authorized by this title shall be made to the Commission through its Secretary.
(b) Appeals from the decisions of the Commission in taking any of the actions authorized by this title shall be made to the Council through the City Clerk. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1102 Procedure for appeals.
(a) All appeals shall be made in writing and shall state the nature of the application and describe the specific grounds upon which the decision of the official or body is considered to be in error, and shall be accompanied by the filing fee as set by resolution of the Council. (b) Such appeals, to be effective, shall be received by the Secretary to the Commission or by the City Clerk pursuant to Section 14-10.1101 no later than fourteen (14) calendar days following the date of the action from which such appeal is being taken. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1103 Stays pending appeals.

The receipt of a written appeal shall stay all actions, or put in abeyance all approvals or permits which may have been granted, pending the decision of the Commission or Council on such appeal.

EXHIBIT A
Exhibit A
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16 (Watsonville Supp. No. 40, 11-22)
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1104 When appeals are heard.

The Secretary to the Commission shall schedule a hearing by the Commission at the next available regular meeting, consistent with the agenda preparation procedures and schedules for the Commission meetings. The City Clerk shall schedule appeal hearings from the Commission to the Council at the next available regular meeting, consistent with the Council agenda preparation and meeting schedules. Any such appeal hearing shall be conducted pursuant to Part 10 of this chapter. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1105 Notice of filing of an appeal.

Whenever an appeal is filed, notice shall be given in the manner provided in Part 9 of this chapter. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1106 Action of the Planning Commission or City Council. (a) The Planning Commission, at the conclusion of the hearing pursuant to Part 6 of this chapter, may sustain, modify or overrule the action of the City official. The decision of the Planning Commission shall be final unless an appeal to the Council is filed pursuant to Section 14-

10.1101. Unless other- wise determined by the Commission the hearing shall not be “de novo” but shall be limited to the issues identified in the notice of appeal. (b) The Council, at the conclusion of the hearing pursuant to Part 7 of this chapter, may sustain, modify or overrule the action of the Planning Com- mission. The decision of the Council on any such appeal shall be final.
(c) In order for an official action to be over- turned by an appeal the acting body must find: that the action taken by the official or advisory body was taken erroneously and was inconsistent with the intent of the zoning district regulations that regulate the proposed action. (Ord. 1156-03 C-M, eff. May 22, 2003)
Part 12: Expiration of Approval of Development Permit
14-10.1200 Time of expiration.
(a) Unless otherwise specifically provided in this title, development permits shall automatically expire and become null or void, and all activities pursuant to such permit thereafter shall be deemed in violation of this title, if the applicant:
(1) Fails to inaugurate the project;
(2) Fails to pursue the project to completion;
(3) Fails to satisfy any condition that was imposed as part of the original or revised approval of the development application or that was made pursuant to the terms of any development agreement within the time limits established therein for satisfaction of such condition or term;
(4) Fails to present a subsequent development application required by this title

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17 (Watsonville Supp. No. 40, 11-22)
within the time required or as may be required by law; or (5) Fails to obtain an automatic time extension allowed by Section 14-10.1201(b) or (c).
(b) If no time limit for satisfaction of conditions is specified in the original or revised approval of the development application, the time shall be deemed to be two (2) years from the date such approval was granted by the final decision-maker. (Ord. 1156-03 C-M, eff. May 22, 2003, as amended by § 1, Ord. 1259-10 (CM), eff. July 10, 2010) 14-10.1201 Extension procedures.
(a) An extension of up to one (1) additional year may be granted by the person or hearing body who originally approved the permit, provided the applicant makes application, files the applicable fee and submits written justification showing good cause for the extension at least forty-five (45) days prior to expiration. Good cause shall include showing diligent work toward completion of the project. Good cause does not include poor lot sales on recorded phases, lack of financing for the subdivision, or delay because of engineering or design problems. No further extension may be granted by the Zoning Administrator or by the final hearing body except as provided by an adopted development agreement or by law, or as allowed by the following automatic extension provisions.
(b) Due to critical economic hardships occur- ring between January 2007 and January 2010, design review and use permits for commercial and industrial projects expiring between January 1, 2007, and January 1, 2010, shall receive an automatic two (2) year extension effective on January 1, 2010. No further extension of these permits will be allowed. (c) Additionally, any design review and use permits for residential projects expiring between January 1, 2008, and January 1, 2010, shall receive an automatic two (2) year extension effective on January 1, 2010. No further extension of these permits may be allowed. (Ord. 1156-03 C-M, eff. May 22, 2003, as amended by § 1, Ord. 1259-10 (CM), eff. July 10, 2010) Part 13: Revocation of Permit
14-10.1300 Duties of the Zoning Administrator.

If the Zoning Administrator or hearing body determines, based on inspection by City staff, that there are reasonable grounds for revocation of a development permit pursuant to this title, he or she shall set a hearing before the original hearing body, or if the decision was made by the Zoning Administrator, to the body to which appeal may be taken under this title. If the City Council was the original hearing body, it may refer the proposed revocation to the Planning Commission for its report and recommendation prior to such hearing.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1301 Notice and public hearing.

Notice shall be given in the same manner provided in Part 9 of this chapter. The public hearing shall be conducted in accordance with the procedures established in Part 10 of this chapter. (Ord. 1156-03 C-M, eff. May 22, 2003)

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18 (Watsonville Supp. No. 40, 11-22)
14-10.1302 Required findings.

The hearing body shall revoke the development permit upon making one or more of the following findings:
(a) That the development permit was issued on the basis of erroneous or misleading information or by concealment or misrepresentation by or on behalf of the applicant; and/or
(b) That the terms or conditions of approval of the permit relating to establishment or operation of the use approved have either been violated or not met, or that other laws or regulations of the city, county, state, federal or regional agencies applicable to the development have been violated.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1303 Notice of decision.

Notice of the hearing body’s decision shall be made pursuant to Section 14-10.602 for the Planning Commission and Section 14-10.701 for the City Council.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1304 Appeals of revocation.

A decision to revoke a development permit shall become final fourteen (14) business days after the date of notice of the decision was given, unless appealed. After the effective date, all activities pursuant to the permit are deemed in violation of this title. Appeal of the decision to revoke the permit shall be to the City Council and conform to the procedures established in Part 11 of this chapter.

There shall be no further administrative appeal where the Council has revoked a development permit. Whenever any application for a development permit is revoked, an application for a development permit for all or a part of the same property shall not be considered for a period of one (1) year from the date of revocation unless the subsequent application involves a proposal that is materially different from the previously revoked proposal. (Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1305 Modifications of terms or conditions.

The Zoning Administrator, or Planning Commission, is hereby authorized to review, upon request, the terms or conditionsimposed upon the granting of Conditional Use Permits when changed conditions occur or a new situation prevails or when the completion of final development plans evidences the need for such modification. However, any such requested modification which involves a significant increase in the size or nature of a proposed use, as determined by the Zoning Administrator, shall be referred to the Commission.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1306 Right cumulative.

The City’s right to revoke a development permit, as provided in this chapter, is cumulative to any other remedy allowed by law.

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Exhibit A
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19 (Watsonville Supp. No. 40, 11-22)
(Ord. 1156-03 C-M, eff. May 22, 2003)
Part 14: Fees
14-10.1400 Fee schedule.

The City Councilshall establish from time to time by resolution a schedule of fees for processing of all development applications under thistitle. All resolutions are incorporated by reference into this title as though fully set forth.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-10.1401 Payment of fee.

Every application for a development permit under this title shall be accompanied by a fee which shall be established by the cost recovery fee policy to be adopted by resolution of the Council and fee sched- ule, both of which may be amended by the Council from time to time. Any fee required by this title shall be collected and deposited with the Community Development Department at the time of submittal of a development application. Every application shall be submitted with any necessary agreement for payment of processing fees, which may be required by the cost recovery fee policy.

Refund of fees, if warranted, shall be in accordance with the cost recovery fee policy. (§ 1, Ord. 1433-22 (CM), eff. July 14, 2022)
Part 15: Rounding of Quantities
14-10.1500 Rounding of quantities.

All fractions of whole numbers are to be rounded to the nearest highest whole number when the fraction is 0.5 or more, and to the next lowest whole number when the fraction is less than 0.5, except as otherwise provided in the development code.
(Ord. 1156-03 C-M, eff. May 22, 2003)

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Chapter 14-11 (Reserved) REASONABLE ACCOMMODATION
Sections:
14-11.020 Purpose.
14-11.040 Definitions.
14-11.060 Applicability.
14-11.080 Notice to the public of availability.
14-11.100 General provisions.
14-11.120 Application procedure.
14-11.140 Review and decision.
14-11.160 Appeals.
14-11.020 Purpose.

This chapter outlines the process for requesting reasonable accommodation in the application of land use or zoning regulations, policies, procedures, or practices, as needed, to ensure equal access to housing and support the development of housing for individuals with disabilities, in accordance with the federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act (hereafter “fair housing laws”).
14-11.040 Definitions.
(a) "Disability" shall include physical disability, mental disability, medical disability, and medical condition as defined in California Government Code Section 12926. (b) “Individual with a disability” shall mean someone who has a physical or mental impairment that limits one or more major life activities; anyone who is regarded as having such impairment; or anyone with a record of such impairment.
(c) "Reasonable accommodation" shall mean a modification in the application of land use or zoning regulations, policies, procedures, or practices when necessary to eliminate barriers to housing opportunities for a person with a disability to have an equal opportunity to access a dwelling, including public and common use spaces.
(d) "Zoning Administrator" shall mean the office of Zoning Administrator as detailed in Chapter 14-10 of this chapter.
14-11.060 Applicability.

This chapter applies to individuals with disabilities, their representatives, and developers or providers of housing for people with disabilities who seek reasonable accommodation when land use or zoning regulations, policies, procedures, or practices create barriers to fair housing opportunities as required by fair housing laws. A reasonable accommodation does not alter an individual's responsibility to adhere to other applicable regulations not related to the requested accommodation.

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14-11.080 Notice to the public of availability.

A notice will be prominently displayed at the public information counter in the Planning Department and on the City's website, informing the public of the availability of a procedure for eligible individuals to apply for reasonable accommodation. Any necessary forms and additional information regarding the request for reasonable accommodation shall be made accessible to the public both in the Planning Department and on the City's website.
14-11.100 General provisions.
(a) A request for reasonable accommodation from land use or zoning regulations, policies, procedures, or practices may be filed at any time that the accommodation is necessary to ensure equal access to housing. Examples include, but are not limited to, reduced setbacks for accessibility improvements; reduced minimum landscaping coverage for hardscape additions, such as widened driveways, parking areas or walkways; or heritage tree removal to allow construction of accessibility features. A request for reasonable accommodation pursuant to this Article shall not regulate the standards set forth in Title 8 (Building Regulations) of the WMC.
(b) If an individual with a disability needs assistance in making a request for reasonable accommodation, the City will endeavor to provide the assistance necessary to ensure that the process is accessible to the requestor. The requestor may be represented at all stages of the proceeding by a person designated by the requestor as his or her representative.
14-11.120 Application procedure.
(a) In order to make housing available to an individual with a disability, any eligible person as defined in Section 14-11.040 of this Title may request a reasonable accommodation in land use, zoning and building regulations, policies, practices and procedures. (b) Requests for reasonable accommodation shall be in writing on an application form provided by the City and shall include all the information necessary to fairly and adequately review the reasonable accommodation request in accordance with the intent of this article, and any applicable fees. The information required may include, but shall not be limited to:
(1) Name and address of the individual(s) or entity requesting reasonable accommodation. (2) Name and address of the property owner(s).
(3) Address of the property for which accommodation is requested. (4) The current use of the property that is the subject of the request. (5) Description of the requested accommodation and the regulation(s), policy or procedure for which accommodation is sought.
(6) The reason that the requested accommodation may be necessary for the individual(s) with the disability to use and enjoy the dwelling.
(7) A site plan and/or floor plan of the property demonstrating the location of the reasonable accommodation, and including interior dimensions, property line setbacks, and height of the accommodation.
(8) Written permission from the property owner to implement the reasonable accommodation. (c) Any information identified by a requestor as confidential shall at all times be retained in a manner so as to respect the privacy rights of the requestor and shall not be made available for public inspection, unless required by law.

EXHIBIT A
Exhibit A
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14-11.140 Review and decision.
(a) Reviewing authority.
(1) A request for reasonable accommodation shall be reviewed by the Zoning Administrator without a public hearing pursuant to Section 14-10.500 when no other discretionary approval is sought. (2) If the project for which the request is being made also requires one or more related discretionary approvals (including, but not limited to, use permit, site development permit, etc.), then to the extent feasible, the requestor shall file the request for reasonable accommodation together with any related application for discretionary approval and the reasonable accommodation request. The appropriate decision making body in accordance with the procedures provided in this title for the other related discretionary approval shall be the reviewing authority for the reasonable accommodation request.
(3) Where improvements or modifications approved through a reasonable accommodation would generally require a variance or a parking exception, the reasonable accommodation shall satisfy this requirement, and a variance or parking exception shall not be required. (b) Public notice and timing.
(1) The Zoning Administrator shall make a written determination on a reasonable accommodation request within thirty (30) days of finding the information related to the request complete when no discretionary approval is sought. The Zoning Administrator shall make its determination of the reasonable accommodation request without issuing a public notice and without conducting a public hearing.
(2) If necessary to reach a determination on any request for reasonable accommodation, the reviewing authority may request further information from the requestor or others consistent with this article and the fair housing laws, specifying in detail what information is required. If a need for further information is made of the requestor, the time period to issue a determination shall be stayed until the requestor responds to the request.
(c) Required Findings.
(1) The reviewing authority shall issue a written decision to grant, grant with modifications, or deny a request for reasonable accommodation which shall be consistent with fair housing laws and based on the following factors:
a. The housing which is the subject of the request for reasonable accommodation will be used by an individual with disabilities protected pursuant to fair housing laws; b. The requested accommodation is necessary to make housing available to an individual with disabilities protected under fair housing laws, and alternatives that may provide an equivalent level of accommodation while complying with applicable land use or zoning regulations, policies, procedures, or practices are infeasible;
c. The requested reasonable accommodation would be constructed in a manner that is architecturally compatible with the subject property, to the maximum extent practicable, while still achieving the required functionality of the reasonable accommodation; d. The requested reasonable accommodation would not impose an undue financial or administrative burden on the City;
e. The requested reasonable accommodation would not constitute a fundamental alteration of the City's land use or zoning regulations, policies, procedures, or practices, as applicable; and

EXHIBIT A
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f. The requested accommodation would not, under the circumstances of the particular case, materially adversely affect the health or safety of persons residing or working in the neighborhood of the subject property and will not, under the circumstances of the particular case, be materially detrimental to the public welfare or injurious to property or improvements in the area.
(d) Decision.
(1) The reviewing authority's written decision shall provide a description of the subject property, the reasonable accommodation requested, conditions of approval (if any), and findings pursuant to subsection (c). The requestor shall be given notice of the right to appeal. The decision shall be mailed to the requestor, to any person who provided written comment on the request, and to any other person who requests notice.
(2) The written decision of the reviewing authority shall be final, unless appealed as set forth in Section 14-10, Part 11 of this Title.
(3) Any approved reasonable accommodation shall be subject to any conditions imposed on the approval consistent with the purposes of this chapter.
(4) The reviewing authority may approve alternative accommodations that provide equivalent and reasonable levels of accommodation to the requestor.
(5) While a request for reasonable accommodation is pending, all laws and regulations otherwise applicable to the property subject to the request shall remain in full force and effect. (6) It shall be at the discretion of the reviewing authority whether to include a condition of approval to a request for reasonable accommodation under this chapter to provide for its rescission or automatic expiration under appropriate circumstances.
(7) Approval of a reasonable accommodation request shall not serve as a basis for future development or redevelopment that relies on nonconformity with land use or zoning regulations, policies, procedures, or practices.
14-11.160 Appeals.
(a) In the event the requestor or any interested person is not satisfied with the action of the Zoning Administrator on the determination of a reasonable accommodation request, a written appeal may be made within fourteen (14) days after the action and shall be filed in accordance with Section 14-10, Part 11 of this Title.
(b) In the event the requestor or any interested person is not satisfied with the action of the Planning Commission on the determination of a reasonable accommodation request, a written appeal to the Council may be made within ten (14) days after the action. Such an appeal shall be filed with the City Clerk as set forth in Section 14-10, Part 11 of this Title. (c) If an individual needs assistance in filing an appeal described in this section, the City shall help ensure that the appeals process is accessible.
(d) Any information identified by a requestor as confidential shall at all times be retained in a manner so as to respect the privacy rights of the requestor and shall not be made available for public inspection, unless required by law.
(e) Nothing in this procedure shall preclude an interested individual from seeking any other state or federal remedy available in accordance with the law.

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(f) Any appeal of a discretionary approval decision which may have been considered by the reviewing authority in conjunction with the request for reasonable accommodation pursuant to Section 14-10, Part 11 of this Title, shall be appealed in accordance with the appeal procedures provided in this title for the discretionary approval being appealed.

EXHIBIT A
Exhibit A
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794-1 (Watsonville Supp. No. 36, 12-18)
Chapter 14-16

DISTRICT REGULATIONS
Sections:

Part 1: General
14-16.100 Districts.

Part 2: R-1 Single-Family Residential District (Low Density) 14-16.200 Purpose.
14-16.201 Principal permitted uses.
14-16.202 Accessory uses.
14-16.203 Conditional uses.
14-16.204 District regulations.
14-16.205 Minimum net land area.

Part 2-A: R-1P Single-Family Planned Residential District 14-16.250 Purpose.
14-16.251 Principal permitted uses.
14-16.252 Accessory uses.
14-16.253 Conditional uses.
14-16.254 District regulations.
14-16.255 Minimum net land area.
14-16.256 Limitations to R-1P regulations.
14-16.257 Master Plan regulations.
14-16.257.1 Applications.

Part 3: RM-2 Multiple Residential District (Medium Density) 14-16.300 Purpose.
14-16.301 Principal permitted uses.
14-16.302 Accessory uses.
14-16.303 Conditional uses.
14-16.304 District regulations.
14-16.305 Minimum net land area.
14-16.306 Limitations to modification approval.

Part 4: RM-3 Multiple Residential District (High Density) 14-16.400 Purpose.
14-16.401 Principal permitted uses.
14-16.402 Accessory uses.
14-16.403 Conditional uses.
14-16.404 District regulations.
14-16.405 Minimum net land area.
14-16.406 Limitations to modification approval.

Part 5: IP Industrial Park District Permit uses (Table). 14-16.500 Purpose.
14-16.501 Principal permitted uses.
14-16.502 Accessory uses.
14-16.503 Conditional uses.
14-16.504 Prohibited uses.
14-16.505 District regulations.
14-16.506 Industrially related uses.

Part 6: IG
14-16.600 General Industrial District Purpose.
14-16.601 Principal permitted uses.
14-16.602 Accessory uses.
14-16.603 Conditional uses.

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794-2 (Watsonville Supp. No. 36, 12-18)
14-16.603.1 Prohibited uses.
14-16.604 District regulations.

Part 7: R-MH—Residential Manufactured Home Park District 14-16.700 Purpose.
14-16.701 Permitted uses.
14-16.702 Conditionally permitted uses.
14-16.703 Special exception uses.
14-16.704 Prohibited uses.
14-16.705 Property development standards.

Part 8: PF Public Facilities and N-Institutional Districts 14-16.800 Purpose.
14-16.801 Public district development standards (Table). 14-16.802 Permitted, development permitted, and Special Use 14-16.803 Use regulations.

Part 10: Reserved CCA Central Commercial Core Area
14-16.1000 Purpose.
14-16.1001 Principal Permitted Uses.
14-16.1002 Conditional uses.
14-16.1002.1 Prohibited uses.
14-16.1003 Development Regulations.
14-16.1004 Additional restrictions.

Part 11: Reserved CC Central Commercial District
14-16.1100 Purpose.
14-16.1101 (Not used).
14-16.1102 Principal permitted uses.
14-16.1103 Accessory uses.
14-16.1104 Conditional uses.
14-16.1105 District regulations.

Part 12: CT Thoroughfare Commercial District
14-16.1200 Purpose.
14-16.1201 Principal permitted uses.
14-16.1202 Accessory uses.
14-16.1203 Conditional uses.
14-16.1204 District regulations.

Part 13: CN Neighborhood Commercial District
14-16.1300 Purpose.
14-16.1301 Principal permitted uses.
14-16.1302 Accessory uses, buildings, and structures.
14-16.1303 Conditional uses.
14-16.1303.1 Prohibited uses.
14-16.1304 District regulations.

Part 14: CNS Neighborhood Shopping Center District
14-16.1400 Purpose.
14-16.1401 Principal permitted uses.
14-16.1402 Accessory use.
14-16.1403 Conditional uses.
14-16.1403.1 Prohibited uses.
14-16.1404 District regulations.

Part 15: CO Office District
14-16.1500 Purpose.
14-16.1501 Principal permitted uses.

EXHIBIT A
Exhibit A
page 26 of 191

794-3 (Watsonville Supp. No. 36, 12-18)
14-16.1502 Accessory uses.
14-16.1503 Conditional uses.
14-16.1503.1 Prohibited uses.
14-16.1504 District regulations.
14-16.1505 Additional requirements.

Part 16: CV Visitor Commercial District
14-16.1600 Purpose.
14-16.1601 Principal permitted uses.
14-16.1602 Accessory uses.
14-16.1603 Conditional uses.
14-16.1604 District regulations.
14-16.1605 Additional requirements.

Part 17: EM-A-1 Exclusive Agricultural District
14-16.1700 Purpose.
14-16.1701 Principal permitted uses.
14-16.1702 Conditional uses.
14-16.1703 District regulations.

Part 18: EM-A-2 Interim Agricultural District
14-16.1800 Purpose.
14-16.1801 Principal permitted uses.
14-16.1802 Conditional uses.
14-16.1803 District regulations.

Part 19: EM-OS Open Space District (Privately-Owned Lands) 14-16.1900 Purpose.
14-16.1901 Principal permitted uses.
14-16.1902 Conditional uses.
14-16.1903 District regulations.

Part 20: EM-HP Historical Preservation District
Part 21: EM-SC Special Condition District
14-16.2100 Purpose.
14-16.2101 General provisions.
14-16.2102 Applicability.
14-16.2103 Removal of “X” designation.

Part 22: EM-F Flood Protection District
14-16.2200 Purpose.
14-16.2201 General provisions.
14-16.2202 Regulations: FW Floodway District.
14-16.2203 Regulations: FP Flood Plain District.

Part 23: EM-SS Seismic Safety District
14-16.2300 Purpose.
14-16.2301 Designation.
14-16.2302 Application of Regulations
14-16.2303 Uses.
14-16.2304 Geologic reports.
14-16.2305 Setbacks.
14-16.2306 Existing structures.

Part 24: EM-H Hillside District
14-16.2400 Purpose.
14-16.2401 General provisions.

Part 25: PD Planned Development District
14-16.2500 Purpose.

EXHIBIT A
Exhibit A
page 27 of 191

794-4 (Watsonville Supp. No. 36, 12-18)
14-16.2501 Designation.
14-16.2502 Intent.
14-16.2503 Modified regulations.
14-16.2504 Eligibility criteria.
14-16.2505 General procedure.
14-16.2506 Adopting planned development residential combining district. 14-16.2507 Adoptions.
14-16.2508 Criteria for approval.
14-16.2509 Special use permit required.
14-16.2510 Specific development plan
Part 26: DWSP—Downtown Watsonville Specific Plan District 14-16.2600 Application.
14-16.2601 Purpose.
14-16.2602 Intent.
14-16.2603 Permitted and conditional uses.
14-16.2604 District regulations.

Part 1: General
14-16.100 Districts.

The following districts with land uses and regulations are included in this chapter:

Part Section
13 CN Neighborhood Commercial District 14-16.1300
14 CNS Neighborhood Shopping Center District 14-16.1400 15 CO Office District 14-16.1500
16 CV Visitor Commercial District 14-16.1600

ENVIRONMENTAL MANAGEMENT
17 EM-A-1Exclusive Agricultural District 14-16.1700
18 EM-A-2Interim Agricultural District 14-16.1800
19 EM-OS Open Space District (Privately-Owned Lands) 14-16.1900 20 EM-HP HistoricalPreservation District 14-16.2000
21 EM-SC Special Condition District 14-16.2100
22 EM-F Flood Protection District

EXHIBIT A
Exhibit A
page 28 of 191

794-5 (Watsonville Supp. No. 36, 12-18)
FC—Flood Channel District
FP—Flood Plain District 14-16.2200
23 EM-SS Seismic Safety District 14-16.2300
(a) Zayante Fault Zone
(b) “A” Liquefaction Zone
(c) “B” Liquefaction Zone
24 EM-H Hillside District 14-16.2400

SPECIFIC PLAN
26 DWSP Downtown Watsonville Specific Plan District 14-16.2600 (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 1376-19 (CM), eff. March 14, 2019, § 3, Ord. 1459-23 (CM), eff. November 23, 2023)
Part 2: R-1—Single-Family Residential District (Low Density) 14-16.200 Purpose.

The purpose of the Single-Family Residential (Low Density) District is to stabilize and protect the residential characteristics of the district, to promote and encourage a suitable environment for family life, and to provide for detached single-family dwellings and the services appurtenant thereto. (Ord. 506-80 C-M, eff. September 11, 1980)
Part Section

RESIDENTIAL
2 R-1 Single-Family Residential District (Low Density) 14-16.200 2A R-1P Single-FamilyPlanned Residential District 14-16.250 3 RM-2 Multiple Residential District (Medium Density) 14-16.300 4 RM-3 Multiple Residential District (High Density) 14-16.400

INDUSTRIAL
5 IP Industrial Park District 14-16.500
6 IG General Industrial District 14-16.600

EXHIBIT A
Exhibit A
page 29 of 191

794-6 (Watsonville Supp. No. 36, 12-18)

MOBILE HOME PARK EXCLUSIVE-USE OVERLAY DISTRICT
7 R-MH Residential Manufactured Home Park District 14-16.700

PUBLIC AND QUASI-PUBLIC OWNERSHIP
8 PF and NPublic Facilities and Institutional District 14-16.800

COMMERCIAL RETAILAND SERVICES
10 CCA Central Commercial Core Area District 14-16.1000 11 CC Central Commercial District 14-16.1100
12 CT Thoroughfare Commercial District 14-16.1200
14-16.201 Principal permitted uses.

The following uses require an administrative review permit:

GLU 01 Single-family dwelling
02 Two (2) unit development
03 Urban lot split
09 Employee housing (6 or fewer
employees)
09 Farmworker dwelling unit
DLU 07 Residential care facility,six (6)
or less persons, and any similar
use presently pre-empted by
State regulatory controls
07 Residential care facility, seven
(7) or more persons, as presently
pre-empted by State regulatory
controls
(Ord. 506-80 C-M, eff. September 11, 1980, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1440-22 (CM), eff.

November 24, 2022)
14-16.202 Accessory uses.
(a) The following uses require an Administrative Review Permit:

DLU 4821 Amateur radio antennas

EXHIBIT A
Exhibit A
page 30 of 191

794-7 (Watsonville Supp. No. 36, 12-18)
6325 Private garage accessory to a
principal residence
872 Private swimming pool
accessory to a principal
residence
9130 Greenhouses
9131 Lathhouses
— Residential accessory uses
872 Private swimming pool
accessory to a principal
residence
9130 Greenhouses
9131 Lathhouses
— Residential accessory uses
— Home occupations
07 Residential care facility,six (6)
or less persons, and any similar
use presently pre-empted by
State regulatory controls
724 Child care homes (small
family), six (6) children or less
724 Child care home (large family),
seven (7) to fourteen (14)
children
02 Accessory dwelling unit
02 Junior accessory dwelling unit
(b) The following uses shall be subject to the approval of a Special Use Permit issued through the public hearing process by the Commission:

DLU 01 Single-family home with
principal structure maximum
height between two (2) stories
(twenty-eight (28') feet) and two
and one-half (2 1/2) stories
(thirty-five (35') feet)
07 Residential care facility, seven
(7) or more persons
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1162-03 C-M, eff. October 23, 2003, and § 1, Ord. 1412-20 (CM), eff. November 26, 2020)
14-16.203 Conditional uses.

The following uses shall require an Administrative Use Permit:

EXHIBIT A
Exhibit A
page 31 of 191

794-8 (Watsonville Supp. No. 36, 12-18)
DLU 07 Foster home for children, six
(6) or less
07 Foster family home, six (6)
people or less
4821 Amateur radio antennas
exceeding the height limit of the
district
6913 Temporary structures or uses for
storage or office
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 2, Ord. 557-82 C-M, eff. July 22, 1982, § 1, Ord. 753-87 C-M, eff. October 8, 1987, § 1, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1162-03 C-M, eff. October 23, 2003, and § 1, Ord. 1201-06(CM), eff. October 26, 2006) 14-16.204 District regulations.

The following regulationsshall be observed in the Single-Family Residential (Low Density) District for the use proposed, except as otherwise provided in this Title. Subdivisions requiring modification approval shall be processed in accordance with Part 10 (Modifications to District Regulations or Approved Permit) of Chapter 12 or Part 25 (Planned Development Districts) of Chapter 16 (District Regulations) of this Title:

PROVISION TYPE OF USE:

SINGLE LOT
ed for Single Lot rmitted Use Single Lot
Subdivision
Minimum lot size in sq. ft exclusive of public improvements 6,000 interior 6,500 exterior
6,000 interior
6,500 exterior
Frontage:

Interior lot at front setback line (feet) 50 50
Exterior lot at front setback line (feet) 60 60
For Flag Lots see Subdivision Ordinance Building
separations as allowed by U.B.C.

Minimum yard setback requirements
Front of residence permitted (feet) 20 20
Garage front when door faces street
20 feet to rear of public sidewalk Yes Yes
Rear Yard: There shall be behind every building, other than a building of accessory use, a rear yard having a minimum depth of twenty (20') feet or 1,000 sq. ft. uncovered with a minimum dimension of eight (8') feet in the rear 1/3 lot.

Then a five (5') foot setback may be used.

EXHIBIT A
Exhibit A
page 32 of 191

794-9 (Watsonville Supp. No. 36, 12-18)
Side Yard
Interior lot—both sides (feet) 5 5
Exterior lot—street side (feet) 10 10
Exterior lot—interior side (feet) 5 5
“Zero” lot line—one side only No No
Accessory Buildings
Detached, in rear half of lot—side and rear (feet) See Section 14-4.030 See Section 14-4.030 Accessory buildings adjacent to alley (feet) 5 5
Maximum building heights
Principal building (two (2) stories) (feet) 28 28
With Special Use Permit (principal building only) (two and one-half (2 1/2) stories) (feet)
35 35
Accessory buildings(two (2) stories) (feet) 20 20
Maximum lot coverage, total structures
Includes principal and accessory buildings and required parking spaces.

Exclude recreational facilities, walks, outdoor living, and open space areas.
50% 50%
Open Space
The following alternatives will be received by the
Commission, and final choice will become a condition of the subdivision map, if approved by Council:

1. No common open space — X

2. Open space dedicated to City — X

3. Open space with subdivision homeowner maintenance
district
— —

4. Open space in private ownership — X
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 3, Ord. 557-82 C-M, eff. July 22, 1982, § 1, Ord.

EXHIBIT A
Exhibit A
page 33 of 191

794-10 (Watsonville Supp. No. 36, 12-18)
753-87 C-M, eff. October 8, 1987, § 1, Ord. 799-89 C-M, eff. May 25, 1989, and § 1, Ord. 1171-04 C-M, eff.

March 23, 2004)
14-16.205 Minimum net land area.

All land development projects shall provide a total net project area equivalent to 6,000 square feet of land per family exclusive of required on-site public street rights-of-way and any areas determined by the City to be unbuildable land within the R-1 District. (Ord. 506-80 C-M, eff. September 11, 1980) Part 2-A: R-1P—Single-Family Planned Residential District 14-16.250 Purpose.

The purpose of the Single-Family Planned ResidentialDistrict isto stabilize and protect the residential characteristics of the district, to promote and encourage a suitable environment for family life, to provide for single-family dwellings on individual lots and the services appurtenant thereto, and to retain in perpetuity the special conditions and modifications of the Master Plan and tentative maps imposed on all development located within the R-1P District.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.251 Principal permitted uses.

The following uses require an administrative review permit:

GLU 01 Single-family dwelling
02 Two (2) unit development
03 Urban lot split
09 Employee housing (6 or fewer
employees)
09 Farmworker dwelling unit
09 Supportive housing
09 Transitional housing
(Ord. 506-80 C-M, eff. September 11, 1980, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1440-22 (CM), eff.

November 24, 2022)
14-16.252 Accessory uses.

The following uses require an Administrative Review Permit:

DLU 4821 Amateur radio antennas
6324 Private garage accessory to a
principal residence
872 Private swimming pool
accessory to a principal residence
9130 Greenhouses
9131 Residential accessory uses

EXHIBIT A
Exhibit A
page 34 of 191

794-11 (Watsonville Supp. No. 36, 12-18)
Home occupations(if permitted
in individual subdivision
CC&Rs)
724 Child care homes (small
family), six (6) children or less
724 Child care home (large family),
seven (7) to fourteen (14)
children
02 Accessory dwelling unit
02 Junior accessory dwelling unit
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1162-03 C-M, eff. October 23, 2003, and § 1, Ord. 1412-20 (CM), eff. November 26, 2020)
14-16.253 Conditional uses.
(a) The following uses require an Administrative Use Permit:

DLU 4821 Amateur radio antennas
exceeding the height limit of the
district
6931 Temporary structures or areas
for storage or office for the
duration of the project
construction only
(b) Modification(s) of the district regulations listed in Section 14-16.254 shall be subject to the14-16.254 approval of a Special Use Permit issued with a public hearing by the City Council. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 801-89 C-M, eff. July 27, 1989, Ord. 1153- 03 C-M, eff. April 24, 2003, and § 1, Ord. 1201-06 (CM), eff. October 26, 2006) 14-16.254 District regulations.

The following provisions are minimums and are subject to conditional approval of a Master Plan prior to applying for tentative map review:

PROVISION MINIMUMS SUBJECT

TO CONDITIONAL

APPROVAL
Lot size, minimum area square feet:

Interior lot 3,000
Exterior lot 3,500
Frontage
Interior lot at front setback (feet) Exterior lot at front setback (feet) "Flag lots" 30

EXHIBIT A
Exhibit A
page 35 of 191

794-12 (Watsonville Supp. No. 36, 12-18)
see Subdivision Ordinance
Building separations as allowed by U.B.C.
35 Minimum yard setback requirements
Front of residence (feet) 20
Rear Yard: (feet) Provide five hundred (500)square feet minimum open area in rear third of lot 5
5 Side Yard
Interior lot: (determined by acceptable modification as requested) Exterior lot: (street side only- feet)
Exterior lot interior side (determined by acceptable modification as requested) "Zero" lot line (when acceptable)
Varies
10 Varies Yes
Accessory Buildings, detached, in rear half of lot -side and rear (feet) 1 Accessory buildings adjacent to alley (feet) 5
Maximum Building Heights 28
Principal building (2 stories) (feet)
With Special Use Permit (principal building only) (2 stories) (feet) 30 Accessory buildings (1 story) (feet) 18
Maximum lot coverage, total structures
ncludes principal and accessory buildings and required parking spaces.

Excludes recreational facilities, walks, outdoor living, and open space areas. 45% Open Space
The following alternatives will be reviewed by the Commission, and final choice will become a condition of the subdivision map, if approved by Council:

Permitted Use:

Single Lot Subdivision
No common open space
Open space dedicated to City
Open space with subdivision homeowner maintenance district X
X
X

4. Open space in private ownership X
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by§ 1, Ord. 814-89 C-M, eff. September 7, 1989) 14-16.255 Minimum net land area.

All land development projects within the R-IP District shall provide a total net project area equivalent to four thousand (4,000) square feet of land per dwelling unit exclusive of required on-site public street rights-of-way or lands determined to be unbuildable.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.256 Limitations to R-lP regulations.
(a) Each individual subdivision within the R-IP District shall conform to all special conditions and modifications imposed at the time of the Master Plan and tentative map approval of such sub­ division.

EXHIBIT A
Exhibit A
page 36 of 191

794-13 (Watsonville Supp. No. 36, 12-18)
(b) The provisions of the R-1P District shall apply only to subdivisions containing two hundred (200) or more lots in the total project as delineated on the Master Plan.
(c) A Master Plan shall be processed in accordance with Section 14-16.257 of this part prior to the submittal of a tentative map.
(d) Existing subdivisions assigned the R-lP Single-Family Planned Residential District shall be considered conforming in all respects at the time of reclassification to the R-lP District; provided, how­ ever, any new additions or physical changes within the new district shall be processed in accordance with this title as amended and shall conform to all local Codes and ordinances.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.257 Master Plan regulations.
14-16.257.1 Applications.
(a) The initial action in connection with the making of any new Single-Family Planned Residential District project application shall be to file a preliminary Master Plan, which shall contain the following:
(1) A site plan showing lot sizes and building locations; (2) Preliminary drawings of typical residential models, floor plans, and elevations; (3) The general layout of all proposed common areas, together with all facilities and amenities pro­ vided within the common areas for the enjoyment and use of the project unit owners; (4) Delineate all lands classified as ''unbuildable" and establish boundaries to allow for reclassifications to the EM-OS Open Space District (Privately-Owned Lands) in order to allow developer density credit as provided in Section 14- 16.1900 of Part 19 of this chapter; and (5) The developer shall provide a Statement of Purpose, including reasons for the project request, an outline of special features, a background of the developer's experience, a list of modifications requested, and a phasing schedule of development construction.
(b) A report to the Commission shall be filed by the Planning Director, including a staff review of the application for the requested district and a Master Plan review.
(c) Applications for Master Plan review shall be subject to a filing and investigation fee as deter­ mined by resolution of the Council in addition to the regular fees for reclassification and subdivision processing. All applications shall be subject to CEQA and local E.I.R. guidelines. (d) Reclassification processing shall be contingent upon Master Plan approval by the Commission and shall follow zoning map amendment procedures as set forth in this title. (e) Subsequent modifications of a Master Plan shall be presented to the Commission for its approval prior to tentative map review.
(f) Lands designated for any individual sub­ division community facilities or community center shall be governed by the regulations established in the CC&Rs as adopted and approved with the tentative map. (Ord. 506-80 C-M, eff. September 11, 1980)
Part 3: RM-2—Multiple Residential District (Medium Density) 14-16.300 Purpose.

The purpose of the Multiple Residential District (Medium Density) is to provide rental opportunities for all persons who, by choice or need, may not be purchasing a home and to provide for the development of new subdivisions which meet the density levels prescribed, including planned developments, mini-lot subdivisions, condominiums, stock cooperatives, and community apartment subdivisions. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 642-84 C-M, eff. July 12, 1984) 14-16.301 Principal permitted uses.

EXHIBIT A
Exhibit A
page 37 of 191

794-14 (Watsonville Supp. No. 36, 12-18)
The following uses require an Administrative Review Permit:

GLU 02 Duplex
03 Multi-family dwellings
04 Apartment units,sixteen (16) or
less on one site
06 Townhouses, rowhouses
containing ten (10) or less
dwelling units in one or more
structures
09 Employee housing
09 Farmworker dwelling unit
09 Supportive housing
09 Transitional housing
DLU 07 Residential care facility,six (6)
or less persons, and any similar
use presently preempted by
State law
07 Residential care facility, seven
(7) or more persons, as presently
pre-empted by State regulatory
controls
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 642-84 C-M, eff. July 12, 1984, § 1, Ord. 1032-97 C-M, eff. July 24, 1997, Ord. 1153-03 C-M, eff. April 24, 2003, and § 1, Ord. 1201-06 (CM), eff. October 26, 2006)
14-16.302 Accessory uses.

The following uses require an Administrative Review Permit:

DLU 4821 Amateur radio antenna
6325 Private garage accessory to a
principal residence
812 Private park and recreation
facilities
9130 Greenhouses
9131 Residential accessory uses
Home occupations
07 Residential care facility,six (6)
or less persons, and any similar
use presently preempted by
State law
724 Child care homes (large
family), seven (7) to fourteen
(14) children

EXHIBIT A
Exhibit A
page 38 of 191

794-15 (Watsonville Supp. No. 36, 12-18)
02 Accessory dwelling unit
02 Junior accessory dwelling unit
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 642-84 C-M, eff. July 12, 1984, § 1, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1162-03 C-M, eff.

October 23, 2003, and § 1, Ord. 1412-20 (CM), eff. November 26, 2020) 14-16.303 Conditional uses.
(a) The following uses require an Administrative Use Permit:

DLU 01 Single-family dwelling if the lot
area allows only one
07 Foster home for children, six
(6) or less
07 Foster family home, six (6)
people or less
6913 Temporary structures or uses
for storage or office
(b) The following uses require a Special Use Permit:

GLU 08 Mobile home rental parks,
recreation vehicle parks
01 Single-family dwelling if the lot
area allows more than one site
114 Mini warehouse, household
goods
04 Apartment units, seventeen
(17) or more on one site
DLU 07 Residential care facility,seven
(7) or more persons
07 Bed and Breakfast Inns
07 Dormitory
02, 03,
04 Building conversion to multifamily dwelling
87 Private nonprofit recreation
facilities, including, but not
limited to, swimming pools,
game rooms, and similar such
uses
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 4, Ord. 557-82 C-M, eff. July 22, 1982, § 1, Ord. 642-84 C-M, eff. July 12, 1984, § 1, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff.

April 24, 2003, and § 1, Ord. 1201-06 (CM), eff. October 26, 2006)

EXHIBIT A
Exhibit A
page 39 of 191

794-16 (Watsonville Supp. No. 36, 12-18)
14-16.304 District regulations.

The following regulationsshall be observed in the Multiple Residential District (Medium Density) for the use proposed, except as otherwise provided in this Title. Subdivisions requiring modification approval shall be processed in accordance with Part 10 (Modifications to District Regulations or Approved Permit) of Chapter 12 or Part 25 (Planned Development Districts) of Chapter 16 (District Regulations) of this Title:

PERMITTED

MODIFICATION APPROVAL REQUIRED
Standard Lot
Subdivision
(Duplex)
Cluster Lot
Subdivision
Attached
Building
Subdivision
Minimum lot size in sq. ft. exclusive of public improvements 5,000 Interior 4,000 — 6,500 Exterior 4,000
Frontage
(Interior lot at front setback line (ft.)) 50 40 —
(Exterior lot at front setback line (ft.)) 65 50
For Flag Lots See Subdivision Ordinance
Building separations as allowed by U.B.C.

Minimum yard setback requirements
Front of residence Permitted (ft.) by Modification (ft.) 20 20 20 Garage front when door faces street 5 5 5
20 feet to rear of public sidewalk Yes Yes Yes
Rear Yard: There shall be behind building, other than a building of accessory use, a rear yard having a minimum depth of twenty (20') feet (or 1,000 sq. ft.) with a minimum dimension of eight (8') feet in the rear 1/3 lot. Then a five (5') foot setback may be used unless otherwise noted.

Yes Four hundred
(400)sq. ft.
uncovered
Five (5) feet
from rear
perimeter
property line
minimum
Side Yard
Interior lot — both sides (feet) 5 5 5
Exterior lot — street side (feet) 10 8 10
Exterior lot — interior side (feet) 5 5 5
“Zero” lot line — one side only No Yes Yes, but not on
side perimeter
property line
Accessory Buildings
in rear half of lot — side and rear (ft.) See Section 14-

40.030
See Section 14-

40.030
See Section 14-

40.030
adjacent to alley (ft.) 5 5 5
Maximum building heights
Principal Building (Single-family dwelling only) (feet) 28 1- or 2-story only
28 With Special Use Permit (Single-family dwelling, principal building only) (feet)
40 1- or 2-story
only
3-bedroom
40 EXHIBIT A
Exhibit A
page 40 of 191

794-17 (Watsonville Supp. No. 36, 12-18)
Principal buildings (feet) 40 1- or 2-story
only
40 Accessory buildings (feet) 20 1-story only 20
Maximum lot coverage, total structures 50% 45% —
Includes principal and accessory buildings and required parking spaces.

Excludes recreational facilities, walks, outdoor living and open space areas.

Open Space
The following alternatives will be reviewed by the
Commission, and final choice will become a condition of the subdivision map or site plan, if approved by the Council:

1. No common open space X — —

2. Open space dedicated to City X X —

3. Open space with subdivision homeowner maintenance
district
X X X

4. Open space in private ownership — X X
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 3, Ord. 557-82 C-M, eff. July 22, 1982, § 1, Ord. 753-87 C-M, eff. October 8, 1987, § 1, Ord. 799-89 C-M, eff. May 25, 1989, and § 1, Ord. 1171-04 C-M, eff.

March 23, 2004)
14-16.305 Minimum net land area.

All land development projects shall provide a total net project area equivalent to 3,250 square feet of land per dwelling unit containing one bedroom or less. For each additional bedroom per dwelling unit, add 375 square feet of net land area. Exclude from net project area all required on-site public street rights-of-way and any areas determined by the City to be unbuildable land within the RM-2 District. (Ord. 506-80 C-M, eff. September 11, 1980)
14-16.306 Limitations to modification approval.

The developer may apply for any combination of subdivision modifications provided in Section 14-16.304 of this part with the exception that no par- cel map subdivision (less than five (5) lots) shall be permitted for a minilot or cluster lot developments. Modification approval shall be subject to Site Plan Review and to the MultiFamily Technical Guidelines adopted by resolution of the Council if more than two (2) dwelling units are to be developed. Modification approval may permit two-story structures on hillside lots as an exception to the maximum building height. (Ord. 506-80 C-M, eff. September 11, 1980) Part 4: RM-3—Multiple Residential District (High Density) 14-16.400 Purpose.

The purpose of the Multiple Residential District (High Density) is to provide for the development of areas for greater residential density; to stabilize and protect residential characteristics of the district; and to promote a suitable environment for the lives of families and single persons living in the district. (Ord. 506-80 C-M, eff.

September 11, 1980, as amended by § 1, Ord. 643-84 C-M, eff. July 12, 1984) 14-16.401 Principal permitted uses.

The following uses require an Administrative Review Permit:

EXHIBIT A
Exhibit A
page 41 of 191

794-18 (Watsonville Supp. No. 36, 12-18)
GLU 03 Multi-family dwelling
04 Apartment units,sixteen (16) or
less on one site
06 Townhouses, row houses
containing ten (10) or less
dwelling units
09 Employee housing
09 Farmworker dwelling unit
09 Supportive housing
09 Transitional housing
DLU 07 Residential care facility,six (6)
or less persons, and any similar
use presently pre-empted by
State regulatory controls
07 Residential care facility, seven
(7) or more persons, as presently
pre-empted by State regulatory
controls
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 643-84 C-M, eff. July 12, 1984, Ord. 1153- 03 C-M, eff. April 24, 2003, § 1, Ord. 1162-03 C-M, eff. October 23, 2003, § 1, Ord. 1201-06 (CM), eff. October 26, 2006, and § 1, Ord. 1412-20 (CM), eff. November 26, 2020)14-16.402 14-16.402 Accessory uses.

The following uses require an Administrative Review Permit:

DLU 4821 Amateur radio antennas
6325 Private garage accessory to a
principal residence
9130 Greenhouses
9131 Residential accessory uses
Home occupations
07 Residential care facility,six (6)
or less persons, and any similar
use presently pre-empted by
State regulatory controls
724 Child care homes (small
family), six (6) children or less
724 Child care home (large family),
seven (7) to twelve (12) children
02 Accessory dwelling unit
02 Junior accessory dwelling unit

EXHIBIT A
Exhibit A
page 42 of 191

794-19 (Watsonville Supp. No. 36, 12-18)
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 643-84 C-M, eff. July 12, 1984, § 1, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff. April 24, 2003, and § 1, Ord. 1412-20 (CM), eff.

November 26, 2020)
14-16.403 Conditional uses.
(a) The following uses require an Administrative Use Permit:

DLU 01 Single-family dwelling if the lot area
allows only one
02 Duplex if the lot area allows only two
(2) units
481I Amateur radio antenna exceeding the
height limit of the district
6913 Temporary structure or use for storage
or office
(b) The following uses shall be subject to the approval of a Special Use Permit issued through the public hearing process by the Commission:

GLU 01 Single-family dwellings if the lot
area allows more than one
02 Duplex if the lot area allows
more than two units
04 Multi-family dwellings,
seventeen (17) or more on one site
114 Mini warehouse, household
goods
DLU 07 Residential care facility,
seven(7)or more persons
Building conversion to multifamily residential dwelling units 07 Bed and Breakfast Inns
07 Dormitory
87 Private nonprofit recreation
facilities, including, but not
limited to, swimming pools,
game rooms, and similar such
uses.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 6, Ord. 557-82 C-M, eff. July 22, 1982, § I, Ord. 643-84 C-M, eff. July 12, 1984, § I, Ord. 991-96 C-M, eff. February 8, 1996, Ord. 1153-03 C-M, eff. April 24, 2003, and§ I, Ord. 1201-06 (CM), eff. October 26, 2006) 14-16.404 District regulations.

The following regulations shall be observed in the Multiple Residential District (High Density) for the use proposed, except as otherwise provided in this Title. Subdivisions requiring modification approval shall be processed in accordance with Part IO (Modificationsto District Regulations or Approved Permit) of Chapter 12 or

EXHIBIT A
Exhibit A
page 43 of 191

794-20 (Watsonville Supp. No. 36, 12-18)
Part 25 (Planned Development Districts) of Chapter 16 (District Regulations) of this Title:

PROVISION DESIGN REVIEW
Minimum lot size in square feet for new subdivision 7,000 Frontage
(Interior lot at front setback line (feet)) 60
(Exterior lot at front setback line (feet)) 70
For Flag lots see Subdivision Ordinance
Building separations as allowed by U.B.C.

Minimum yard setback requirements
Front of residence (feet) 15
Garage front when door faces street to rear of public sidewalk 20 Rear yard: 10
Side Yard - Perimeter Property Line 5* for plate height over 20 feet Interior lot-both sides (feet) See Section 14-40.030(3) Exterior lot - street side (feet) 10
"Zero" lot line Attached subdivision only, not
allowed on side perimeter property
line. Modification required.

Accessory Buildings
Detached, in rear half of lot side and rear (feet) See Section 14-40.030 Accessory buildings adjacent to alley (feet) 5
Maximum building heights
Principal building (single-family dwelling) (feet) 28
With Special Use Permit (Single-family dwelling, principal building) (feet)
40 Accessory buildings (feet) 24
Maximum lot converge, total structures
Includes principal and accessory buildings and required parking spaces.

Excludes recreational facilities, walks, outdoor living and open space areas
55%
Open Space
Open space with subdivision homeowner maintenance district Attached building subdivision Open space in private ownership Rental projects
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by§ 7, Ord. 557-82 C-M, eff.July 22, 1982, § 1, Ord. 643-84 C-M, eff.July 12, 1984, § 3, Ord. 799-89 C-M, eff. May 25, 1989, § 3, Ord. 814-89 C-M, eff.September 7, 1989, and§ 1, Ord. 1171-04 C-M, eff. March 23, 2004) 14-16.405 Minimum net land area.

All land development projects within the RM-3 District shall determine residential density by using the following Table:

RM-3 DENSITY TABLE

EXHIBIT A
Exhibit A
page 44 of 191

794-21 (Watsonville Supp. No. 36, 12-18)
Lot Size in square
feet
4,000-4,999 (1) 5,000-20,000 20,000-1 Acre 1 Acre plus
Net lot area per
unit(2)
Main unit+
Accessory dwelling
unit (ADU) only
Studio Main unit + ADU 2,000 1,800 900
1 bedroom Main unit + ADU 2,125 2,000 1,200
2 bedroom Main unit + ADU 2,500 2,375 1,575
3 bedroom Main unit + ADU 2,875 2,750 1,950
Additional bedroomsAdditional bedroomsAdditional bedrooms Additional bedrooms Additional bedrooms 375 sq. ft. 375 sq. ft. 375 sq. ft. 375 sq. ft. 375 sq. ft. (1) Excludesfrom net project area all required on-site public street right-of-way and any areas determined by the City to be unbuildable land within the RM-3 Districts. (2) Less than 4,000 square feet, main unit only.
(Ord. 506-80 C-M, eff. September 11, I 980, as amended by § 1, Ord. 1171-04 C-M, eff. March 23, 2004)
14-16.406 Limitations to modification approval.

The developer may apply for any combination of subdivision modifications provided in Section l 4-

16.404 of this part with the exception that no parcel map subdivisions (less than five (5) lots) are permitted for mini-lot or cluster lot developments.
(Ord. 506-80 C-M, eff. September 11, 1980)
Part 5: IP Industrial Park District
14-16.500 Purpose.

The purpose of the Industrial Park District is to provide a separate and exclusive district for light, non-nuisance industry, business, service, and research work; to promote an industrial business, service, and research area which is not dependent on rail transport and not requiring outdoor storage; to foster and encourage the development of specialized manufacturing, business, service, and research institutions; to promote and protect design and landscape qualities in the district; to minimize traffic congestion through the provision of adequate off-street parking and loading; and to protect the district and surrounding area and any adjacent residential or commercial property from noise, illumination, glare, and unsightliness, including outdoor storage, odors, dust, dirt, litter, smoke, fumes, vibration, heat, fire, and other hazards. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by§ 1, Ord. 768-87 C-M, eff. January 7, 1988) 14-16.501 Principal permitted uses.

All principal permitted and accessory uses shall be subject to the approval of an Administrative Review Permit issued without a public hearing by the Zoning Administrator.

DLU 115 Storage, limited to permitted IP District
uses
121 Vehicles and equipment; wholesale and
retail sales Drugs, chemicals; wholesale
122 Exclusion: DLU 1229
124 Food distributors; wholesale
126 Electrical goods; wholesale

EXHIBIT A
Exhibit A
page 45 of 191

794-22 (Watsonville Supp. No. 36, 12-18)
127 Hardware, plumbing, heating
supply; wholesale
128 Machinery, equipment, supplies;
wholesale
129 Wholesalers, miscellaneous
14 Research and development of
manufacturing firms
16 Contractors, general
17 Construction, special trade contractors
1961 Welding shop
1962 Film, photographic processing labs,
photofinishing
1964 Blueprinting service
202 Dairy products, manufacturing
205 Bakeries, large scale
207 Candy products, manufacturing
208 Beverage industries
23 Apparel and other products
made from fabrics
25 Furniture and fixtures
26 Paper and allied products
DLU 27 Printing, publishing, and reproduction
283 Pharmaceutical products, manufacturing
2097 Ice manufacturing
30 Rubber, plastic and leather products
(excluding 301,303, and 3091)
328 Stone cutting, monument manufacturing
34 Fabricated metal products manufacturing
357 Machines, business, manufacturing
358 Machine, service industry, manufacturing
359 Miscellaneous machinery, except electrical
36 Electrical machinery, equipment, and
supplies
37 Transportation equipment (excluding 371,
372, 374 and 379)
38 Instruments, photo, optical
goods, watches, clocks,
manufacturing
6232 Blueprinting, microfilming,
service
624 Services to buildings, machinery, and
property
6287 Vocational trade schools
6291 Tool designers/laboratories, research,
development and testing
6292 Business and management consulting

EXHIBIT A
Exhibit A
page 46 of 191

794-23 (Watsonville Supp. No. 36, 12-18)
6292 Calculating and statistical services
6292 Data processing services
6292 Electronics consultants
6292 Geological consultants
6292 Marketing research and analysis
6292 Safety consultants
DLU 6294 Research agencies, educational and
scientific, nonprofit
6298 Direct selling organizations
6299 Delivery service; packages and freight
6299 Drafting service
632 Automobile parking facilities
6422 Refrigeration equipment, repairs and
servicing
6423 Electronic equipment, repair
6423 Instrument calibration services
644 Furniture repair and refinishing
644 Upholstering and furniture repair
6494 Armature rewinding
6494 Electric motors, repair
9 Agricultural interim uses (existing)
4833 Satellite earth station antennas
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by§ 1, Ord. 664-85 C-M, eff. February 7, 1985,§ l,Ord.679-85C-M,eff.July25, 1985,§ 1, Ord. 768-87, eff. January 7, 1988, and § 1, Ord. 850-90 C-M, eff. October 11, 1990, Ord. 1153-03 C-M, eff. April 24, 2003)
14-16.502 Accessory uses.
(a) Uses and buildings customarily appurtenant or incidental to a principal permitted use on the same parcel, subject to the general provisions, applicable regulations, and Performance Standards, including service facilities, such as cafeterias, employee recreation facilities, and other similar installations intended solely for use by the occupants of a principal permitted use or uses; and (b) On-site watchman quarters or caretakers' residences. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by§ 1, Ord. 768-87 C-M, eff. January 7, 1988, and§ 1, Ord. 771-88 C-M, eff. February 11, 1988)
14-16.503 Conditional uses.
(a) The following uses require an Administrative Use Permit: temporary buildings, structures, storage areas, or office uses in conjunction with a valid building permit application for remodeling or new construction.

DLU 115 Cannabis distribution facility
(Type 11 license)
115 Type 9 cannabis delivery for
cultivation/manufacturing
facilities only

EXHIBIT A
Exhibit A
page 47 of 191

794-24 (Watsonville Supp. No. 36, 12-18)
2 Cannabis manufacturing (Type
6 or 7 license) volatile and/or
nonvolatile solvents
6291 Cannabistesting lab (Type 8
license)
Electrically charged security
fence
Temporary mobile office
4811 Telecommunications sites
4812 Telecommunications facilities
GLU 91 Indoor cultivation of cannabis
up to twenty-two thousand
(22,000)square feet (Type 1A,
2A or 3A license)
91 Cannabis processing
(b) The following uses require a Special Use Permit:

DLU 114 Mini-warehouses, household
goods
129 Wholesale sales
50 Retail cannabisfacility (Type
10 license only)
51 Service station
547 Delicatessens
581 Restaurants and coffee shops
Exclusions: Drive-through
facilities
5811 Restaurant with bar
5811 Restaurant with beer and wine
sales
5811 Restaurant with liquor sales
608 Bank service centers
659 and
7924
Health and fitness centers and
related facilities
6801 Hotel
6802 Motel
724 Day care centers
Any building exceeding thirtyfive (35') feet in height (c) Warehouse sales require a Special Use Permit and are conditioned on:
(1) The area set aside for such sales shall not exceed twenty (20%) percent of floor area of the building, (2) Adequate parking shall be provided,
(3) Sales shall be incidental to the primary building use, and

EXHIBIT A
Exhibit A
page 48 of 191

794-25 (Watsonville Supp. No. 36, 12-18)
(4) The salesshall be of a type not usually found in retail zones, or shall be regional in nature. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 572-82, eff. January 13, 1983, § 15, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 768-87 C-M, eff. January 7, 1988, § 1, Ord. 771-88 C-M, eff.

February 11, 1988, § 1, Ord. 850-90 C-M, eff. October 11, 1990, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1236-08 (CM), eff. July 10, 2008, § 1, Ord. 1276-11 (CM), eff. August 11, 2011, § 1, Ord. 1327-16 (CM), eff. February 25, 2016, and § 1, Ord. 1405-20 (CM), eff. July 23, 2020) 14-16.504 Prohibited uses.

The following manufacturing uses involving the primary production of the following products from raw materials and other uses are specifically prohibited within the IP-Industrial Park District due to the hazardous or undesirable nature of the raw materials involved:
(a) Asphalt, cement, charcoal, and fuel briquets;
(b) Aniline dyes, ammonia, carbide, caustic soda, cellulose, chlorine, carbon black, creosote, hydrogen and oxygen, industrial alcohol, nitrates of an explosive nature, potash, plastic materials, syn- thetic resins, pyroxylin, rayon yarn, and hydrochloric, nitric, phosphoric, picric, and sulfuric acids; (c) Coal, coke, and tar products, including their use in other manufacturing, explosive, fertilizers, gelatin, animal glue, and size;
(d) Turpentine, matches, and paint;
(e) Rubber, soaps, including fat rendering;
(f) Flour mills;
(g) The following processes: nitrating of cotton or other materials; magnesium foundry; reduction, refining, smelting, and allowing of metal or metal ores; refining petroleum products, such as gasoline, kerosene, naphtha, and lubricating oil; distillation of wood or bones; and storage, curing, or tanning of raw, green, or salted hides or skins;
(h) Stockyards, slaughterhouses, including poultry and waste piles; (i) Storage of fireworks or explosives;
(j) Radioactive materials, or any other similar use producing detrimental effects on electronic equipment; (k) Junk yards, auto wrecking, auto storage;
(l) Petroleum products refining and/or storage pipeline and pipeline facilities, petroleum waste disposal, dewatering plants and/or treatment facilities, accessory crude oil and gas processing users such as storage and staging facilities; and
(m) Any other use which is determined by the Zoning Administrator to be of the same general character as any of the uses set forth in this section or the following shall be prohibited.

DLU 541 Convenience store
541 Convenience store with beer
and wine sales
541 Convenience store with liquor
sales
541 Grocery store
541 Grocery store with beer and
wine sales
541 Grocery store with liquor sales
582 Bar
592 Liquor store

EXHIBIT A
Exhibit A
page 49 of 191

794-26 (Watsonville Supp. No. 36, 12-18)
496 Waste/Recycle processing and
transfer station
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 768-87 C-M, eff. January 7, 1988, § 1, Ord. 850-90 C-M, eff. October 11, 1990, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, and § 1, Ord. 1225-07 (CM), eff. November 8, 2007)
14-16.505 District regulations.

The following regulationsshall be observed in the Industrial Park District for the use proposed, except as otherwise provided in this title or as modified by Conditional Use Permit:
(a) Minimum lot area and dimensions.

Area (interior lot) 20,000 square feet
Area (corner lot) 20,000 square feet
*Frontage (interior) 100 feet
Frontage (corner) 100 feet
(b) Minimum yard setback requirements.

Front yard 25 feet
**Rear yard 0 feet
**Side yard
Interior lot — one side 0 feet
Total both side yards 30 feet
Exterior — street side 15 feet
Exterior — property side 0 feet
Total both side yards 30 feet
* Special consideration for lesser frontage shall be allowed on irregularly-shaped lots holding one hundred (100) feet at the rear of the front setback.
** Where the IP District abuts a residential district, the rear and/or side yard setback shall be thirty (30') feet. (c) Other requirements.

Maximum building height (unless
extended by special exception)
35 feet
Distance between buildings on the
same lot
10 feet
Lot coverage, totalstructures, not
including open parking spaces
60%
(d) Exceptions.
(1) All types of public utility installations; and
(2) Special exceptions may be considered for uses directly related to permitted or accessory uses which are not listed and which, by their nature, would prohibit a permitted use to function if not allowed.

EXHIBIT A
Exhibit A
page 50 of 191

794-27 (Watsonville Supp. No. 36, 12-18)
(e) Special conditions.
(1) All uses permitted by this part, except for administrative, executive, and financial offices, and permitted retail commercial uses shall be subject to review in accordance with the Performance Standards procedure. (2) All manufacturing uses shall be conducted wholly within a completely enclosed building, except for offstreet parking, loading facilities, and testing functions. Testing functions not conducted in a building shall first be approved by the Zoning Administrator.
(3) Manufacturing and industrial processes shall use only solar, gas, or electricity as a fuel; pro- vided, however, oil burning equipment may be installed for standby or emergency purposes only. (4) In an IP District directly across a street or thoroughfare, not including a freeway, from any R District, the parking and loading facilities shall be distant at least twenty (20') feet from said street and the buildings and structures at least thirty (30') feet from said street. (5) All portions of the front yard not used for parking and accessshall be landscaped and provided with adequate sprinklers or appropriate automatic irrigation devices. Street trees shall be provided as part of an approved site plan. Any parking in the front yard area shall be screened with a landscaped strip no less than five (5') feet in width. Parking in a front yard shall be limited to eight (8) spaces or twenty (20%) percent of the required off-street parking, whichever is greater. No loading or unloading shall be permitted in the front yard setback area.
(6) Provide auditory separation when the IP District is adjacent to an R District. (7) All uses within the IP District shall be subject to site plan review and other special conditions as may be deemed by the Zoning Administrator to be necessary to comply with the purpose of the IP District. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 768-87 C-M, eff. January 7, 1988) 14-16.506 Industrially related uses.

Any other use which is determined by the Zoning Administrator to be of the same general character as any of the uses allowed in the IP Districtshall be permitted.
(§ 1, Ord. 768-87 C-M, eff. January 7, 1988)
Part 6: IG—General Industrial District
14-16.600 Purpose.

The purpose of the General Industrial District is to provide and protect an environment which will encourage sound industrial development. These regulations are intended to facilitate industrial operations to the highest degree while protecting the district and adjacent land uses, persons, and property from excessive noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy traffic, and other objectional influences and from fire, explosion, fumes, radiation, and other hazards.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.601 Principal permitted uses.

All principal permitted and accessory uses shall be subject to the approval of an Administrative Review Permit issued without a public hearing by the Zoning Administrator.

INDUSTRIAL—NONMANUFACTURING
All nonmanufacturing uses shall be subject to review and to minimum Performance Standards.

GLU 10 Lumber and other building
material dealers
11 Public warehousing, excluding

EXHIBIT A
Exhibit A
page 51 of 191

794-28 (Watsonville Supp. No. 36, 12-18)
114
12 Wholesaling
Exclusion: DLU 1229
13 Transportation services
14 Manufacturing research and
development
16 Contractors, general and
heavy
17 Contractors, special trade
contractors
18 Vacant industrial
nonmanufacturing buildings
and uses.
19 Heavy commercial uses
Exclusions: DLU 192, 194 and
199
4833 Satellite earth station antennas
INDUSTRIAL—MANUFACTURING
All manufacturing uses shall be subject to review and to minimum Performance Standards.

GLU 20 Food and kindred products
21 Ordinance and accessories
22 Generalized manufacturing
GLU 23 Apparel and other products
made from fabrics
24 Lumber and wood products,
except furniture
25 Furniture and fixtures
26 Paper and allied products
27 Printing, publishing, and
reproduction
30 Rubber, plastic, and leather
products
31 Vacant manufacturing
buildings and uses
32 Stone, clay, and glass products
33 Primary metal industries
34 Fabricated metal products
35 Machinery, except electrical
36 Electrical machinery,
equipment, and supplies

EXHIBIT A
Exhibit A
page 52 of 191

794-29 (Watsonville Supp. No. 36, 12-18)
37 Transportation equipment
38 Instrument manufacturing
39 Miscellaneous manufacturing
industries
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 2, Ord. 850-90 C-M, eff. October 11, 1990, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1181-04 C-M, eff. November 26, 2004) 14-16.602 Accessory uses.

Uses and buildings customarily appurtenant or incidental to a principal permitted use on the same parcel, subject to applicable regulations and Performance Standards, including service facilities, such as cafeterias, employee recreation facilities, and other similar installations intended solely for use by the occupants of a principal permitted use or uses; and watchman or caretaker’s residential quarters as an accessory use. (Ord. 506-80 C-M, eff. September 11, 1980)
14-16.603 Conditional uses.
(a) The following uses require an Administrative Use Permit: temporary buildings, structures, outdoor storage areas, office uses in conjunction with a valid building permit application for remodeling or new construction.

DLU 115 Cannabis distribution facility
(Type 11 license)
115 Type 9 cannabis delivery for
cultivation/manufacturing
facilities only
2 Cannabis manufacturing (Type
6 or 7 license) volatile and/or
nonvolatile solvents
6291 Cannabistesting lab (Type 8
license)
(b) The following uses require a Special Use Permit:

GLU 15 Minerals and petroleum,
wholesale
28 Chemicals and allied products
29 Petroleum productsrefining and
storage
40 Railroad transportation
41 Transit, local and suburban
42 Motor freight transportation
43 Right-of-way transportation
44 Water transportation
45 Air transportation
46 Pipeline transportation

EXHIBIT A
Exhibit A
page 53 of 191

794-30 (Watsonville Supp. No. 36, 12-18)
47 Utilities, R/W
48 Communication
49 Electric, gas, and sanitary
service
4811 Telecommunications sites
4812 Telecommunications facilities
DLU 50 Retail cannabisfacility (Type 10
license only)
51 Service station
551 Motor vehicle dealers—new and
used
552 Used car sales and display
555 Recreation vehicles and mobile
homes, sales and displays
5811 Restaurant
5811 Restaurant with beer and wine
sales
5811 Restaurant with liquor sales
5811 Restaurant with bar
5812 Eating and drinking places
Exclusions: drive-through
facilities
5814 Donuts/pastry shops
618 Cabinet or furniture, custom
manufacturing
6193 Equipment rental and leasing
services
6212 Outdoor advertising company
624 Service to buildings, machinery,
and property
6297 Automatic merchandising
companies
DLU 63 Automotive repair,services, and
garages
64 Repair services, miscellaneous
651 Dance studio
6791 Artist studio
692 Utility company offices
715 Industrial trade school
731 City garage
733 Fire station
734 Police station
78 Armory
7911 Business and trade organization
7913 Labor union office

EXHIBIT A
Exhibit A
page 54 of 191

794-31 (Watsonville Supp. No. 36, 12-18)
7917 Social service and welfare
organizations which are IRS
501(c)(3) charitable nonprofit
corporations
GLU 91 Indoor cultivation of cannabis
up to twenty-two thousand
(22,000)square feet (Type 1A,
2A or 3A license)

NONURBAN, AGRICULTURAL, AND EXTRACTIVE LAND (NEW USES ONLY) GLU 90 Extensive land uses, mining
91 Irrigated agriculture
92 Non-irrigated agriculture
93 Pasture, native vegetation,
pastured range, grass
94 Animals, agriculture
95 Reservoirs, watersupply,
irrigation lands
96 Woodland, forest, and brush
97 Water areas, river, lake
98 Wetlands,slough, marsh,
swamp, tidal flats
99 Testing facilities
DLU 114 Mini storage, household goods
05 Farmworker labor housing
4583 Crop dusting operation
Radioactive materials,
manufacture and use of
(c) Any building with a height over three (3) stories or thirty-five (35') feet requires a Special Use Permit. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 3, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 754-87 C-M, eff. October 8, 1987, § 1, Ord. 772-88, eff. February 11, 1988, § 1, Ord. 844-90 C-M, eff.

July 26, 1990, § 2, Ord. 850-90 C-M, eff. October 11, 1990, Ord. 1095-00 C-M, eff. October 12, 2000, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1276-11 (CM), eff.

August 11, 2011, § 1, Ord. 1327-16 (CM), eff. February 25, 2016, § 1, Ord. 1405-20 (CM), eff. July 23, 2020, and § 1, Ord. 1421-21 (CM), eff. October 28, 2021)
14-16.603.1 Prohibited1 Prohibited uses.

The following uses are specifically prohibited within the IG General Industrial District:

DLU 194 Auto Dismantler, Auto
Wreckers, Auto Parts Dealers
199 Junkyard
541 Convenience store

EXHIBIT A
Exhibit A
page 55 of 191

794-32 (Watsonville Supp. No. 36, 12-18)
541 Convenience store with beer and
wine sales
541 Convenience store with liquor
sales
541 Grocery store
541 Grocery store with beer and
wine sales
541 Grocery store with liquor sales
582 Bar
592 Liquor Store
496 Waste/Recycle processing and
transfer station
(§ 1, Ord. 1135-02 C-M, eff. September 10, 2002, as amended by § 1, Ord. 1181-04 C-M, eff. November 26, 2004, and § 1, Ord. 1225-07 (CM), eff. November 8, 2007)
14-16.604 District regulations.

The following regulations shall be observed in the General Industrial District for the use proposed, except as otherwise provided in this title or as modified by Special Use Permit:
(a) Minimum lot area and dimensions.

Area (interior lot) 5,000 square feet
Area (corner lot) 5,000 square feet
Frontage (interior) 25 feet
Frontage (corner) 50 feet
(b) Minimum yard setback requirements.

Front of structure 0
Side (interior) 0**
Side (street) 0
Rear 0**
Distance between buildings on
the same lot
As allowed by
Uniform Building
Code
(c) Maximum building height and lot coverage.

All buildings 35 feet*
Lot coverage, total structures 100%
*Except as may be approved by exception by Special Use Permit. ** Except where abutting the boundary of any other zoning district, then not less than the minimum yard required to the adjacent yard in said abutting zoning district.

EXHIBIT A
Exhibit A
page 56 of 191

794-33 (Watsonville Supp. No. 36, 12-18)
(Ord. 506-80 C-M, eff. September 11, 1980)
Part 7: R-MH—Residential Manufactured Home Park District 14-16.700 Purpose.

The R-MH Overlay District is intended to implement Policy 1.5 of Watsonville’s 2015—2023 Housing Element of adopting “mobile home park exclusive use zoning” as a method to “preserve the existing stock of affordable housing, including mobile home parks through City regulations and land use and development controls” and Goal

1.0 to “improve, conserve and preserve both the safe condition and the continued availability of Watsonville’s existing affordable housing stock in order to meet the needs of all economic segments of the com- munity.” It is also intended to meet the Housing Element’s Five-Year Objective No. 4 to “enact mobile home exclusive use zoning” in order to “preserve the continued availability and affordability of the cur- rent affordable housing stock located in the city’s mobile home parks.”
(§ 1, Ord. 1376-19 (CM), eff. March 14, 2019)
14-16.701 Permitted uses.

The following uses are permitted in the R-MH Overlay District with approval of an administrative review permit:
(a) Mobile home park or manufactured home park.
(b) Small family day care homes.
(c) Parks, trails, open spaces, and other recreational uses. (d) Supportive housing
(e) Transitional housing
(c)
(§ 1, Ord. 1376-19 (CM), eff. March 14, 2019)
14-16.702 Conditionally permitted uses.

The following uses may be permitted in the R-MH Overlay District subject to approval of a special use permit:
(a) Churches;
(b) Wireless communication facilities;
(c) Cemeteries;
(d) Child day care centers;
(e) Schools;
(f) Neighborhood community centers;
(g) Emergency communication towers;
(h) Group foster homes;
(i) Bed-and-breakfast establishments;
(j) Farm employeeworker housing.
(§ 1, Ord. 1376-19 (CM), eff. March 14, 2019)
14-16.703 Special exception uses.

The City Council may approve the property owner’s request for a use exception if the property owner demonstrates either of the following:
(a) That they do not have reasonable use of their property under the R-MH zoning. (b) That the uses authorized by the R-MH zoning are not economically viable at the property’s location. (§ 1, Ord. 1376-19 (CM), eff. March 14, 2019)
14-16.704 Prohibited uses.
(a) Any use not specifically authorized. (§ 1, Ord. 1376-19 (CM), eff. March 14, 2019)

EXHIBIT A
Exhibit A
page 57 of 191

794-34 (Watsonville Supp. No. 36, 12-18)
14-16.705 Property development standards.

Mobile homes and mobile home parks shall conform to the property developmentstandardsset forth in Chapter 1 (Local Standards and Regulations for Mobile Homes and Parks) of Title 11 (Mobile Homes and Parks). Mobile homes on single-family residential lots shall conform to the property development standards set forth in Chapter 2 (Mobile Homes on Single-Family Residential Lots) of Title 11 (Mobile Homes and Parks). A design review permit shall be required for any new development in the R-MH Overlay District. A minor design review permitshall be required for any remodels or additionsto existing facilities so long as the existing density is not increased or the number of mobile home spaces reduced.
(§ 1, Ord. 1376-19 (CM), eff. March 14, 2019)
Part 8: PF—Public Facilities and N— Institutional Districts 14-16.800 Purpose.

The purpose of the Public Facilities (PF) and Institutional (N) Districts is to clearly separate the development standards and Land Use regulations for Public Facilities owned and operated by City or County Government agencies with uses that are available to the general public and other institutional facilities that provide uses that are available to the public but are either privately owned or operated by State and Federal agencies. The Development Standards are intended to identify minimum design criteria for each use within the land use categories. The Land Use regulations are intended to outline allow- able uses within both the Public Facilities and Institutional zones.

While certain uses owned by State or Federal agencies may not be totally under the juris- diction of City regulatory controls, the City may still make the determination as to where such facilities should be located and administer a site plan review procedure.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-16.801 Public district development standards (Table).

Minimum Development
Standards PF N
Minimum Net Lot Area N/A N/A
Front Setback (feet)1 10 10
Rear Setback (feet)1, 3 10 10
Side Setback Minimum (feet)1,
2 5 5
Side Setback, Street Side (feet)2 5 5
Maximum Structure Height
(feet)

T/B T/B
N/A = Not Applicable T/B = to be determined
1 Except as required by the Uniform Building Code
2 Side and rear yard setbacks shall be a minimum of ten (10) feet adjacent to a residential district. 3 For parcels adjoining alleys, the rear yard setback adjoining the alley may be reduced to a minimum of five (5) feet.
(Ord. 1156-03 C-M, eff. May 22, 2003)
14-16.802 Permitted, development permitted, and Special Use Permit uses (Table).

EXHIBIT A
Exhibit A
page 58 of 191

794-35 (Watsonville Supp. No. 36, 12-18)
The following list represents those uses, subject to the provisions of this Title, in the Public Facilities (PF) and the Institutional (N) zones that are permit- ted by right (P), subject to Design Review (D), requires an Administrative Use Permit with Design Review approval (AUP),requires a Special Use Permit with DesignReview approval (SUP), requires an approval of a Temporary Use Permit (TUP), or are prohibited (X). Any other use or service establishment determined by the Zoning Administrator to be of the same general character as the foregoing permitted uses, which will not impair the present or potential use of adjacent properties shall be permitted. If the Zoning Administrator determines that the proposed use is more in character with the conditional uses for this zone, then either an AUP or SUP shall be required to be processed.

UsesUses (See Section 14-16.803 for use descriptions) PF N (a) Institutional and uses of community significance
(1) Cemetery SUP SUP
(2) Churches and other places of worship X SUP
(3) Clinics and rehabilitation facilities (public/nonprofit) SUP SUP (4) Community center and related facilities(public/nonprofit) AUP AUP (5) Daycare center (public/ nonprofit/private) AUP AUP
(6) Educational facility (public/ private) SUP SUP*
(7) Galleries and museums (public/nonprofit) D AUP
(8) Large group care or group home (public/private/nonprofit) X SUP (9) Hospital (public/nonprofit/ private) X SUP
(10) Judicial center with or without jail facilities SUP/ AUP X/X (11) Nursing, convalescent and residential care facility (public/ nonprofit) X AUP (12) Post office* AUP AUP
(13) Use of community significance SUP SUP
(b) Lodging uses
(1) Campground (public) SUP X
(2) Conference center SUP X
(c) Government buildings
(1) Government offices(local/ state/federal) D X
(2) Nonprofit organization offices AUP AUP
(3) Fire/Paramedic Station D X
(4) Library (public) D X
(d) Recreation uses
(1) Equestrian facility SUP X
(2) Golf course SUP X
(3) Membership club or hall D SUP
(4) Outdoor recreation with lighted facilities D/ AUP AUP/ SUP (5) Park or playfield with lighted facilities D/ AUP AUP/ SUP (6) Public Recreation Center D SUP
(e) Residential uses

EXHIBIT A
Exhibit A
page 59 of 191

794-36 (Watsonville Supp. No. 36, 12-18)
(1) Affordable housing project (multi-family, rental) SUP SUP X X (2) Caretaker’s residence AUP AUP
(3) Emergency shelter P P
(4) Rectory/minister’s residence X AUP
(5) Transitional housing AUP X
(f) Transportation uses
(1) Airport (air field modifications) D X
(2) Airport support (terminal expansion) D X
(3) Aviation commercial (airport access) AUP X
(4) Aviation noncommercial (hangars and taxiways) D X
(5) Aviation compatible (research park improvements) SUP X (6) Helistop SUP X
(7) Mass transit center AUP X
(8) Park and ride facility D AUP
(9) Parking structure or parking lot (primary use) D X
(10) Terminal and passenger service facility AUP X
(g) Utility and public service uses
(1) Electrical power substation AUP X
(2) Public or quasi-public facility other than listed AUP AUP (3) Public safety telecommunication facility D X
(4) Sewage or water transmission lines P X
(5) Telecommunications Site/ Telecommunications Site exceeding height limit of district

AUP/ SUP AUP/ SUP
(6) Utility service facility P X
(7) Water tank, water treatment facility or sewer lift station D X (8) Telecommunications facilities SUP X
(h) Accessory uses
(1) Accessory outside storage D AUP
(2) Accessory structure D D
(3) Shipping containers D D
(4) Satellite earth station antennae P P
(i) Temporary uses
(1) Emergency noncommercial telecommunications facility TUP X (2) Temporary batch plant TUP X
(3) Temporary construction office and/or yard TUP TUP
(4) Temporary dwelling unit TUP TUP
* State or Federal facilities not subject to City of Watsonville Review except as leasehold project.

Key:

D - Requires Design Review
SUP - Requires Special Use Permit with Design Review X – Prohibited

EXHIBIT A
Exhibit A
page 60 of 191

794-37 (Watsonville Supp. No. 36, 12-18)
AUP - Requires Administrative Use Permit with Design Review TUP - Temporary Use Permit P - Principally Permitted (may require a Building Permit) (Ord. 1156-03 C-M, eff. May 22, 2003, as amended by § 1, Ord. 1373-18 (CM), eff. October 11, 2018) 14-16.802.1 Accessory Uses.
(a) The following uses are only permitted with an Administrative Review Permit if a primary residential unit is provided or present on the site:

DLU 02 Accessory dwelling unit
02 Junior accessory dwelling unit
14-16.803 Use regulations.
(a) Institutional and uses of community significance.
(1) Cemetery.
(i) Definition: A place designated for the burial or retention of the remains of the dead whether human or animals, including crematories, mausoleums, and columbariums operated within the boundaries of the cemetery.
(ii) Parking requirements: To be determined through a Use Permit.1 (iii) Loading requirements: To be determined through a Use Permit.1 (iv) Additional provisions: This use shall pro- vide proof of having obtained and of having maintained, as may be periodically requested by the City, all applicable local, State, and Federal permits. (2) Churches and other places of worship.
(i) Definition: A facility principally used for people to gather together for public worship, religious training, or other religious activities.
(ii) Parking requirements: One space per four (4) seats feet in the worship area, plus any parking required for accessory uses.1
(iii) Loading requirements: None.1
(iv) Additional provisions:
(aa) The structure height limitations of this code shall not apply to church spires, belfries, or cupolas; (bb) One single-family dwelling used to house a church official and family is considered customary and incidental as a part of this use.
(cc) Daycares subject to an Administrative Use Permit.
(dd) Schools subject to a Special Use Permit.
(3) Clinics and rehabilitation facilities (public/nonprofit). (i) Definition: An establishment where patients are admitted forstudy/treatment by two (2) or more medical professionals.
(ii) Parking requirement: One space per three (3) service units/beds plus one space per two (2) employees or one space per two hundred (200) square feet of area whichever is greater.1 (4) ???Community facility
(i) Definition: A facility for a use of community significance, public or quasi-public, where public services or information is provided on a nonprofit basis, including but not limited to government offices, senior centers, meeting rooms, family counseling or family help centers, and police substations. (i) Parking requirements: One space per two hundred and fifty (250) square feet of office area, meeting rooms thirty percent (30%) of maximum occupancy, or as determined by Design Review.1 (ii) Loading requirements: To be determined through Design Review. (5) Day care center (public/nonprofit).
(i) Definition: A facility providing less than twenty-four (24) hour care or supervision for fourteen (14) or more persons who are not related by blood, marriage, or adoption to the owner, operator, or manager.

EXHIBIT A
Exhibit A
page 61 of 191

794-38 (Watsonville Supp. No. 36, 12-18)
Such facility may operate by day or night, with or without compensation forsuch care, and with or without a stated educational purpose.
(ii) Parking requirements: One space for every eight (8) persons plus one space per employee.1 (iii)Additional provisions:
(aa) This use shall provide proof of having obtained and of having maintained, as may be periodically requested by the City, all applicable local, County, State and Federal permits. (6) Educational facility (public/private).
(i) Definition: Buildings and uses for public or private educational or research activities associated with an academic institution which has a curriculum for technical, vocational training, or higher education. (ii) Parking requirements:1
(aa) Elementary or junior high school, one space per employee plus one space for every twenty (20) students of school design capacity.
(bb) High school, one space per employee plus one space for every seven (7) students of school design capacity.1
(7) Galleries and museums (public/nonprofit).
(i) Definition: A place offering or displaying artistic works, decorative objects or the like for public viewing or sale.
(ii) Parking requirements: three (3) parking spaces plus one space per eight hundred (800) square feet of floor space.1
(8) Large group care or group home (public/private/nonprofit). (i) Definition: A facility which providestwenty­ four (24) hour care or supervision of more than twelve (12) persons who are not related by blood, marriage, or adoption, to the owner, operator, or manager, and who do not meet the definition of a family. A group care or foster home may be operated by a public, nonprofit, or private agency. This definition includes halfway houses and drug or alcohol rehabilitation facilities for any number of persons, with or without twenty-four (24) hour care or supervision,
(ii) Parking requirements: One-half (0.5) parking spaces per bed or one and one-quarter (1.25) parking spaces per living unit, whichever is greater.1
(iii)Additional provisions:
(aa) This use shall provide proof of having obtained and of having maintained, as may be periodically requested by the city, all applicable local, State, and Federal permits; (9) Hospital (public/nonprofit/private).
(i) Definition: An institution where people are given medical attention and treatment including but not limited to related facilities such as laboratories, outpatient clinics, and staff offices on primarily an inpatient basis.
(ii) Parking requirements: One space per two (2) patient beds plus one per employee on shift with maximum personnel.
1 (iii)Loading requirements: One loading space for ten thousand (10,000) or more square feet of floor area. (iv)Setbacks: Minimum setback of thirty (30), feet from any residential district. (v) Additional provisions: This use shall provide proof of having obtained and of having maintained, as may be periodically requested by the City, all applicable local, State, and Federal permits. (vi)Helipads: Helipads shall be allowed for hospitals as long asthey are setback a minimum of two hundred (200) feet from residential uses and they do not include support facilities such as refueling or similar use.
(10)Judicial center with orwithout jail facilities.
(i) Definition: Buildings used for courtrooms, police stations, jails, and accessory offices.

EXHIBIT A
Exhibit A
page 62 of 191

794-39 (Watsonville Supp. No. 36, 12-18)
(ii) Parking requirements: To be determined through a Special Use Permit.1 (iii)Loading requirements: To be determined through a Special Use Permit. (11)Nursing, convalescent and residential care facility (public/nonprofit). (i) Definition: A facility which providestwenty­ four (24) hour residential care to persons who are not related by blood, marriage, or adoption to the owner, operator, or manager of the facility. A nursing, convalescent, or residential care facility provides some level of skilled nursing or medical service to the residents.
(ii) Parking requirements: One parking space per five (5) patient beds plus one per each two (2) employees.1 (iii)Loading requirements: To be determined by Use Permit (iv)Additional provisions: This use shall provide proof of having obtained and of having maintained, as may be periodically requested by the City, all applicable local, State, and Federal permits. (12)Post office.
(i) Definition: A facility owned and/or operated by the United States Postal Service where public mailing services, including distribution and delivery of mail, are provided. (ii) Parking requirements: One space per three hundred (300) square feet of gross floor area over four thousand (4,000) square feet plus one per post office vehicle and one per three (3) employees.1 (iii)Loading: a minimum of two (2) loading spacesshall be provided and one additional loading space per each twenty thousand (20,000) square feet of building area. (13)Use of community significance.
(i) Definition: A use determined to have significant historic cultural, economic, social, or environmental value to the City, which does not conform to the use regulations of the district in which the use is located as a result of either the adoption or amendment of this Code, and which cannot be made conforming through any other discretionary review process under this Code. (ii) Parking requirements: To be determined through Use Permit.1 (iii)Loading requirements: To be determined through Use Permit. (iv)Additional provisions: The creation of murals falls within this definition. (b) Lodging uses.
(1) Campground (public).
(i) Definition: An area of land where accommodationsfor occupation on a transient basis are located or may be placed. This includes tents and recreational vehicles. (ii) Parking requirements: One parking space per tent or recreational vehicle space. (2) Conference center.
(i) Definition: An indoor overnight facility, including either a single building or multi-building complex with or without individual kitchens, which serves as a destination point for visitors, which includes conference facilities.
(ii) Parking requirements: One and one-half (1.5) spaces per room or two (2) spaces per cabin, plus one space per two hundred (200) square feet of meeting room(s).1 (iii)Loading requirements: To be determined through Use Permit. (iv)Additional provisions: Guest residency is limited to a transient basis. (c) Government Buildings.
(3) Government offices (public).
(i) Definition: A building/office used by Federal, State, County or City government agencies or an instrumentality thereof.
(ii) Parking requirements: One space per five hundred (500) square feet of floor area, or as deter- mined by Design Review based on the type of use.1
(4) Nonprofit organization offices.

EXHIBIT A
Exhibit A
page 63 of 191

794-40 (Watsonville Supp. No. 36, 12-18)
(i) Definition: Buildings or offices used by an Internal Revenue Service (IRS) designated 501 3(c) entity.

This use does not include medical/clinic facilities or other specific uses identified in this chapter where run by a non profit entity.
(ii) Parking requirement: One space per five hundred (500) square feet of floor area or as deter- mined by Design Review.1
(5) Fire/Paramedic Station.
(i) Definition: A facility operated by a municipality, fire district, department, or private company which houses fire and paramedic equipment and may be used for the housing of personnel. (ii) Parking requirements: To be determined through Design Review.1 (6) Library (public).
(i) Definition: Buildings used for public access to books, computers and other publications. (ii) Parking: Ten (10) spaces plus one per each four hundred (400)square feet of floor area over five thousand (5,000) square feet.1
(iii)Loading: To be determined through the Design Review process. (iv)Other standards: To be determined through the Design Review process. (d) Recreation uses.
(7) Equestrian facility.
(i) Definition: A public or commercial facility for horse training, horse boarding, competitive equestrian events, rentals, sales and lessons.
(ii) Parking requirements: Determined through Design Review. (iii)Additional provisions.
(iv)Setback requirements:
(aa) Structures intended or designed to house animals shall be located a minimum of fifty (50) feet from all lot lines.
(bb) Outdoor lighting of facility requires Use Permit approval. (8) Golf course.
(i) Definition: A recreational facility primarily used for the purpose of playing golf, but which may include accessory eating and drinking areas, retail sales areas, locker rooms and staff offices. The use includes stand-alone driving ranges, miniature golf and “pitch and putt” facilities. (ii) Parking requirements: four (4) spaces per hole, plus as required for accessory uses including but not limited to pro shops and restaurants. One and one-half (1.5) space per miniature hole or driving range station.1
(9) Membership club or hall.
(i) Definition: A facility, including associated eating, drinking, and recreational facilities, owned or operated by a group of people organized for a common social, educational, service, or recreational purpose. These clubs are usually characterized by certain membership qualifications, payment of fees or dues, regular meetings, a constitution, and bylaws.
(ii) Parking requirements: One space per three hundred (300) square feet of floor area.1 (10)Outdoor recreation, for day use or with lighted fields. (i) Definition: An area or facility which offers entertainment, recreation, or games of skill for a fee where any portion of the activity takes place outside. This includes but is not limited to a rifle range, boating facility, or tennis facility.
(ii) Parking requirements: As established through Title 9, Part 12 (Public and Quasi-Public Open Centers) standards and Design Review.1
(11)Park or playfield, for day use or with lighted facilities. (i) Definition: A recreational area providing parks and playfields. This includes publicly-owned and commonly-owned recreational facilities such as playgrounds, parks, game courts, swimming pools, and playing fields.

EXHIBIT A
Exhibit A
page 64 of 191

794-41 (Watsonville Supp. No. 36, 12-18)
(ii) Parking requirements: As established through Title 9, Part 12 (Public and Quasi-Public Open Centers) standards and Design Review or planned development.1
(12)Public recreation center.
(i) Definition: A publicly-owned area providing indoor recreational facilities such as multi-purpose rooms, basketball courts, training facilities.
(ii) Parking requirements: As established through Title 9, Part 12 (Public and Quasi-Public Open Centers) standards and Design Review or planned development.1
(e) Residential uses.
(13)Affordable housing project (multi-family, rental).
(i) Definition: Two (2) or more rental dwelling units which are restricted in rental rates so as to meet the definition of affordable of the City or Redevelopment Agency. (ii) Parking requirements: One and a half (1.5) spaces per unit for up to three (3) bedrooms; two (2) spaces per unit for four (4) or more bedrooms. Additionally, one additional guestspace shall be provided per eight (8) bedrooms.1
(iii)Density and Development Standards: Affordable housing developed under these provisions shall follow the RM-2 district regulations and minimum net land area standards. (14) Caretaker’s residence.
(i) Definition: An accessory structure intended to house an individual and immediate family who is principally employed by the principal use to provide maintenance, security or other services directly related to the facility.
(ii) Parking requirements: Two (2) dedicated spaces per unit.1 (iii)Additional provisions: There may be no more than one caretaker’s residence per facility. (15) Emergency shelter.
(i) Definition: Housing with minimal supportive services for homeless persons that is limited to occupancy of six (6) months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.
(ii) Parking requirements: As determined by Chapter 14-43. (iii)Development standards: As determined by Chapter 14-43. (16) Rectory/minister’s residence.
(i) Definition: Primary housing facility for ministry leaders, their family and guests which are located on the premises of the place of worship.
(ii) Parking requirements: Two (2) dedicated spaces per unit.1 (iii)Additional provisions: There may be no more than two (2) residences per facility. (17) Transitional housing.
(i) Definition: A structure or facility used as housing for a period of up to twenty-four (24) months for individuals and/or families who have been displaced from their home. (ii) Parking requirements: One space per unit if an additional 0.5 (1/2) spaces per unit is available on the street directly adjacent to the facility. Otherwise, projects shall be designed to provide one and one half (1.5) parking spaces per unit on-site.1
(iii)Development Standards: As determined by Use Permit. (f) Transportation uses.
(18) Airport (air field modifications).
(i) Definition: Facilities/modifications to the existing air field and infrastructure necessary to sup- port safe aircraft arrival and departure which are identified in the Watsonville Municipal Airport (ii) Master Plan including but not limited to: Instrument Landing System (ILS) improvements, runway extension, taxiway improvements allowed when a master plan is approved.

EXHIBIT A
Exhibit A
page 65 of 191

794-42 (Watsonville Supp. No. 36, 12-18)
(iii)Development Standards: As outlined in a master plan and developed in conjunction with Design Review.
(19)Airport support (terminal expansion).
(i) Definition: Facilities to improve airport operationsidentified in the Watsonvil1e Municipal Airport Master Plan including but not limited to: airport administration, airport maintenance, aviation fuel facilities, pilot lounge and general services facilities, terminal expansion, and aircraft rescue and fire fighting facilities.
(ii) Development Standards: As outlined in Master Plan and developed in conjunction with Design Review.
(iii)Height of structures and use of airspace are specified in Chapter 4 of Title 9 of this Code. (20)Aviation commercial (airport access).
(i) Definition: Facilities necessary to provide area for commercial uses that serve the needs of general aviation at the airport identified in the Watsonville Municipal Airport Master Plan including but not limited to: fixed base operator facilities involving the sale of general aviation products and services to the general public and limited service commercial facilities, such as avionics sales and repairshops, aircraft paintshops and aircraft maintenance facilities. (ii) Development Standards: As outlined in Master Plan and developed in conjunction with Design Review.
(iii)Height of structures and use of airspace are specified in Chapter 4 of Title 9 of this Code. (21)Aviation noncommercial (hangars and taxiways).
(i) Definition: Facilities necessary to provide area for non-commercial aircraft operators to store and service private aircraft' which are identified in the Watsonville Municipal Airport Master Plan including but not limited to: new hangars, taxiways, fuel facilities. (ii) Development Standards: As outlined in Master Plan and developed in conjunction with Design Review.
(iii)Height of structures and use of airspace are specified in Chapter 4 of Title 9 of this Code. (22)Aviation compatible (research park improvements).
(i) Definition: Facilities necessary to provide for non-aviation uses that support airport operations which are identified in the Watsonville Municipal Airport Master Plan including but not limited to automobile rental agencies, airport restaurant, motel, office park or research and development facilities. (ii) Development Standards: As outlined in Master Plan and following the Commercial development standards within the City's development codes for the specific use or as developed in conjunction with Design Review.
(iii)Height of structures and use of airspace are specified in Chapter 4 of Title 9 of this Code. (23)Helistop.
(i) Definition: Any designated area outside of the airport used for the landing and taking off of helicopters for the purpose of picking up or discharging passengers or cargo including designated emergency medical patients. This use does not include fueling, refueling, or service facilities. (ii) Additional provisions: This use shall provide proof of having obtained and of having maintained, as may be periodically requested by the City, all applicable local, State, and Federal permits. (iii)Helistops shall be no closer than two hundred feet (200') to any residential zone. (24)Mass transit center.
(i) Definition: A transportation facility that serves as a transportation hub for buses, trains or other forms of mass transportation. These can be associated with Park and ride facilities. (ii) Additional provisions: To be determined through the Use Permit process. (25)Park and ride facility.

EXHIBIT A
Exhibit A
page 66 of 191

794-43 (Watsonville Supp. No. 36, 12-18)
(i) Definition: A facility whose sole purpose is to provide parking for motor vehicles and bicycles with a connection to mass transit services or carpooling activities.1 (ii) Additional provisions: To be determined through Design Review process. (26)Parking structure and parking lot (primary use).
(i) Definition: A structure or area the purpose of which isto allow the parking of motor vehicles, for a fee or not, as the primary use on a parcel.
(ii) Additional provisions: To be determined through the Design Review process including screening lots by landscaping from adjacent rights­ of-way.
(27)Terminal and passenger service facility.
(i) Definition: Establishments engaged in the operation of motor vehicle passenger service terminals including maintenance and service facilities, including bus and taxicab fleet operations. (ii) Parking requirements: Customer and employee parking at one space for every two hundred and fifty (250) square feet of office area and one space for every one thousand feet (1,000') of maintenance service area vehicles related to the operation of the terminal may not be parked in customer or employee parking areas.1
(g) Utility and public service uses.
(1) Electrical power substation.
(i) Definition: A facility operated by an electrical utility company that acts as a collection and distribution point for electricity. The facility includes transformers, and other equipment that reduce high voltage current and transfer it to utility lines.
(2) Public or quasi-public facility other than listed.
(i) Definition: A public or quasi-public facility other than those specified in this chapter. (ii) Parking requirements: To be determined through Special Use Permit.1 (iii)Loading requirements: To be determined through Special Use Permit. (3) Public safety telecommunication facility.
(i) Definition: A facility owned or operated by a governmental agency or a volunteer public safety agency officially sanctioned by a government agency for that purpose, utilized for the transmission and reception of electromagnetic or electro-optic information for public safety communication uses in accordance with the provisions of Chapter 14-35, Telecommunications Uses. (4) Sewage or water transmission lines.
(i) Definition: Pipelines used for the transport of water (potable or non-potable) or sewage effluent. (5) Telecommunications site.
(i) Definition: See Section 14-18.804.
(ii) Additional provisions: Comply with Chapter 14-35, Telecommunication Uses. (6) Utility service facility.
(i) Definition: Any electrical distribution lines, natural gas distribution lines, minor gas regulator stations, cable television lines, telegraph and telephone lines, and gathering lines, or other minor service facilities.
(ii) Additional provisions: No buildings may be associated with this use. (7) Water tank, water treatment facility orsewer lift station. (i) Definition: A water facility with a capacity of five thousand (5,000) gallons or more for purifying, supplying, and holding water, or a sewer lift station facility, each including appurtenant wells, pumps, and control buildings.
(ii) Additional Provisions: Comply with Chapter 14-35, Telecommunications Uses. (8) Telecommunications facilities.
(i) Definition: See Section 14-18.803.

EXHIBIT A
Exhibit A
page 67 of 191

794-44 (Watsonville Supp. No. 36, 12-18)
(ii) Additional provisions: Comply with Chapter 14-35, Telecommunication Uses. (h) Accessory uses.

An accessory use must be a use customarily incidental to and on the same parcel as the main use. A use listed in Chapter 14-16.02 may be an accessory use if the Zoning Administrator determines that the use is customarily incidental to a main use. Except as provided in this section, an accessory use must comply with all regulations applicable to the main use.
(1) Accessory outside storage.
(i) Definition: The outside placement, for a period of more than forty-eight (48) hours, of items which are customary and incidental to the main use of the property. (ii) Additional provisions:
(aa) The area of placement may not exceed five (5%) percent of the lot area; (bb) Items must be screened from the view of adjacent roadways and properties; (cc) Accessory outdoor storage of agricultural products and operable agricultural equipment is exempt from these additional provisions;
(dd) For purposes of these regulations, recreational equipment includes motor homes, boats, and boat trailers, travel trailers, pick-up campers, tent trailers, utility trailers and similar equipment, and cases or boxes used for transporting recreation equipment, whether occupied by equipment or not. Recreation equipment must be parked or stored in a carport or in an enclosed building, or up to two (2) units may be parked behind the nearest portion of a building to the street,screened by a six foot (6') solid fence or wall provided that equipment may be parked anywhere for a time period not to exceed forty-eight (48) hours during loading or unloading. Recreational equipment must not be used for living, sleeping or housekeeping purposes when parked or stored on any lot or in any location not approved for the use. (2) Accessory structure.
(i) Definition: A structure detached from, but located on, the same lot as the principal use, the use of which is incidental and accessory to that of the principal use, and not designed for human habitation. (ii) Additional provisions: Any accessory structure is subject to the minimum requirements of the zoning district in which it islocated; however, accessory structures less than fifteen feet (15') in height from adjacent pre-developed grade may be located five feet (5') from the side or rear lot lines within the rear yard area.
(3) Shipping containers.
(i) Definition: Any enclosed container con- structed of metal, wood, or other material which container was designed or patterned afterstructures used in containerized shipping operations used for temporary or permanent storage.
(ii) Parking requirements: None for temporary applications; at least one per three (3) container units for permanent applications as determined by Design Review.1 (iii)Additional provisions: See Section 14-10.170.
(4) Satellite earth station antennae.
(i) Definition: See Section 14-18.064(8).
(ii) Development Standards: See Chapter 14-35, Telecommunications Uses. (i) Temporary uses.
(1) Emergency noncommercial telecommunications facility. (i) Definition: A facility owned or operated by a governmental agency or a volunteer public safety agency officially sanctioned by a government agency for that purpose used for the transmission and reception of electromagnetic or electro-optic information for public safety communication uses. This facility may operate for a maximum of six (6) months.
(ii) Parking requirements: To be determined through the Temporary Use Permit.1

EXHIBIT A
Exhibit A
page 68 of 191

794-45 (Watsonville Supp. No. 36, 12-18)
(iii)Loading requirements: To be determined through the Temporary Use Permit. (2) Temporary batch plant.
(i) Definition: A temporary facility for mixing concrete, asphalt or similar paving materials. (ii) Parking requirements: To be determined through the Temporary Use Permit.1 (iii)Loading requirements: To be determined through the Temporary Use Permit. (iv)Additional provisions:
(aa) limited to a maximum six (6) months for specific project needs; (bb) The Zoning Administrator may limit the hours of operation where the use is to be located within six hundred feet (600') of residentially zoned property. (3) Temporary construction office and/or yard.
(i) Definition: A facility temporarily used as a construction or sales office or staging/storage area. (ii) Parking requirements: To be determined through the Temporary Use Permit.1 (iii)Loading requirements: To be determined through the Temporary Use Permit. (iv)Additional provisions:
(aa) Office use limited to a maximum of twelve (12) months with up to two (2) six (6) month extensions;
(bb) Storage/staging uses limited to six (6) months with up to two (2) six (6) month extensions. (4) Temporary dwelling unit.
(i) Definition: A dwelling unit temporarily used by a watchperson during construction. (ii) Additional provisions:
(aa) May be approved only in conjunction with the issuance of a Building Permit for a commercial project or a residential project involving construction of three (3) or more new dwelling units. (bb) One unit per project site.
(cc) Unit must be connected to City water and sewer.
(Ord. 1156-03 C-M, eff. May 22, 2003, as amended by § 1, Ord. 1373-18 (CM), eff. October 11, 2018) 1 Parking requirements established by this Code supersede those established by Title 9, Chapter 3, for specific use listed.

Part 10: (Reserved) CCA—Central Commercial Core Area District 14-16.1000 Purpose.

The purpose of the Central Commercial Core Area District is to establish an area for the development of a concentrated, pedestrian-oriented down- town center with intensive commercial, financial, administrative, professional, entertainment, cultural, and residential uses within the heart of the city. Building regulations, floor area ratios, and site plan and design review regulations shall foster an efficient, concentrated, and balanced pattern of build- ings and land uses. Uses which are detrimental to, or adversely affect, the pedestrian environment shall not be permitted within the core area.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 1058-98 C-M, eff. October 22, 1998) 14-16.1001 Principal permitted uses.
(a) The following uses require an Administrative Review Permit:

PRINCIPAL PERMITTED USES—GROUND FLOOR FACING MAIN STREET GLU 50 Drugstore
52 Hardware-retail
53 General merchandise-retail

EXHIBIT A
Exhibit A
page 69 of 191

794-46 (Watsonville Supp. No. 36, 12-18)
54 Food-retail
541 Convenience store
541 Grocery store
56 Apparel and accessories-retail
57 Furniture-house furnishings and
equipment
58 Eating places only
5811 Restaurant
59 Retail stores-miscellaneous
60 Finance, insurance and real estate
61 Personal services
6232 Photocopying
6295 Travel bureau
6495 Key shop
654 Motion picture theaters
PRINCIPAL PERMITTED USES—GROUND FLOOR, FACING PASEOS AND ALL STREETS

EXCEPT MAIN STREET
(b) Permitted usesidentified above, and the following:

GLU 5995 Art gallery
62 Business services
6321 Parking lots (where existing)
651 Dance halls,studios and
schools
652 Theaters, except motion
picture
66 Medical and health services
67 Professional services, other
(c) Principal permitted uses as identified in the CO-Office District (Sec. 14-16.1501 of the Watsonville Municipal Code) are also Principal Permitted Uses for upper floors of the CCA District.

GLU
04 Condominiums and Apartments
6801Hotel
4833Satellite earth station antennas
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 1058-98 C-M, eff. October 22, 1998, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, and § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff.

April 24, 2003)

EXHIBIT A
Exhibit A
page 70 of 191

794-47 (Watsonville Supp. No. 36, 12-18)
14-16.1002 Conditional uses.

The following uses require an Administrative Use Permit:

DLU
2082 Brewpub
541 Grocery store with beer and wine sales
5811 Restaurant with beer and wine sales
The following uses require a Special Use Permit:

GLU
04 Single Room Occupancy units
07 Residential Dormitory
4171 Bus terminal
521 Paint stores
522 Glass stores
525 Awning shop
526 Foam rubber shop
532 Catalogue offices(without permitted
retail on premises)
533 Variety stores-limited price
536 Discount houses
541 Convenience store with beer and wine
sales
541 Grocery stores with liquor sales
553 Auto supply store
56 Discount clothing stores
5811 Drive-through facilities
5811 Restaurant with bar
5811 Restaurant with liquor sales
582 Bar
5911 Monument and tombstones-retail
592 Liquor store
593 Antique and secondhand stores
596 Farm and garden supply/top soil
5993 Cigar and cigarette stands-retail
5994 Magazine subscription dealers and
distributors
5995 Art gallery
6055 Developers and subdividers
6056 Builders

EXHIBIT A
Exhibit A
page 71 of 191

794-48 (Watsonville Supp. No. 36, 12-18)
6112 Laundromat
614 Personal improvement
616 Crematories and funeral services
6193 Equipment rentals
6242 Pest control services
6244 Industrial cleaning
653 Billiard parlors
653 Bowling alleys
653 Pool and billiard parlors
659 Amusement and recreation activities,
indoor commercial
659 Entertainment services
6801 Hotel-with liquor license
6803 Hostel
(Ord. 1201-06 (CM), eff. October 26, 2006, and § 1, Ord. 1369-18 (CM), eff. October 11, 2018) 14-16.1002.1 Prohibited uses.

The following uses are specifically prohibited within the CCA Central Commercial Core Area District:

GLU
541 Convenience store with liquor sales
553 Truck equipment and parts
592 Liquor store
5941 Book stores-adult
5961 Commercial feed lot
6541and
6542
Adult motion picture theaters
7 Public and quasi public buildings
81 Public recreation facilities
85 Commercial recreation facilities
89 Public and quasi public open space
— Interim uses for undeveloped private land
4811 Telecommunications sites
(a) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this sec- tion when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by this or any future amendment to this title, shall nonetheless be deemed to be an approved sitZSe for such permitted conditional use, which may be continued thereon. The conditions included in any district ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect. However, when a

EXHIBIT A
Exhibit A
page 72 of 191

794-49 (Watsonville Supp. No. 36, 12-18)
substantial change of mode or character of the operation of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone. (b) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any City, state or federal regulation, ordinance or statute; or a cessation of use for a period of six (6) months or more or upon an operational change as set forth in Section 14-25.030. (c) Any permitted use operating pursuant to any Conditional Use Permit as required by this section, shall require approval de novo of such Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 4, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 1058—98 C-M, eff. October 22, 1998, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 CM, eff. April 24, 2003, § 1) (§ 1, Ord. 1135-02 C-M, eff. September 10, 2002)
14-16.1003 Development Regulations.

All development within the district shall be subject to the criteria set forth in the Downtown Land Use and Architectural Guidelines adopted by resolution of the Council. In addition, the following regulations shall be observed in the Central Commercial Core Area District for the use proposed, except as otherwise provided in this title or as modified by a Conditional Use Permit:
(a) Minimum lot area and dimensions.

Area, interior or corner lot 2,500 square feet
Frontage, interior and corner
lot
25 feet
(b) Minimum yard setback requirements.

Front,side, and rear yards As set forth in
Downtown Land
Use and
Architectural
Guidelines
(c) Maximum building height and lot coverage.

Maximum lot coverage by
buildings or structures subject
to other requirements
100%
Maximum allowable height
subject to other requirements
75 feet
(d) New residential uses shall provide all required parking on site consistent with the parking ordinance. (e) Residential uses not constructed in conjunction with other usesshall meet themultifamily development guidelines for a minimum of 200 square feet per unit of open space, including ninety-six (96) square feet in private deck or patio. Projects of five units or more shall provide centrally located and fenced play areas on site.

EXHIBIT A
Exhibit A
page 73 of 191

794-50 (Watsonville Supp. No. 36, 12-18)
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 1058-98 C-M, eff. October 22, 1998) 14-16.1004 Additional restrictions.

All uses shall be conducted wholly within a completely enclosed building, except for parking facilities or other outdoor uses when approved by the Commission.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 1058-98 C-M, eff. October 22, 1998) Part 11: Reserved CC — Central Commercial District
14-16.1100 Purpose.

The purpose of the Central Commercial District is to stabilize, improve, and protect the commercial characteristics of the central business district and to provide adequate locations for stores, shops, and offices supplying commodities or performing services for residents of the City as a whole or of the surrounding community. The Central Commercial District will only be located in the central downtown area. In addition, within the Central Commercial District a special core area shall be established which is intended to provide for the development of a concentrated, pedestrian-oriented commercial shopping center. (Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1101 (Not used).
14-16.1102 Principal permitted uses.

The following uses require an Administrative Review Permit:

RETAIL COMMERCIAL
GLU
50 Drugstores
52 Hardware, retail
53 General merchandise, retail (under
twenty-five (25) employees)
54 Food, retail (under fifteen (15)
employees)
541 Convenience store
55 Automobile dealers
Exclusions: 553 (truck equipment and
parts only), 552, 555, 556, and 557
56 Apparel and accessories, retail
57 Furniture, house furnishing, and
equipment
581 Eating places only
Exclusions: Drive-through facilities
5811 Restaurant
59 Retail stores, miscellaneous
Exclusions: 593, 596 (soil, rock, and
gravel sales only) and 5941
4833 Satellite earth station antennas

SERVICES, BUSINESS AND PERSONAL

EXHIBIT A
Exhibit A
page 74 of 191

794-51 (Watsonville Supp. No. 36, 12-18)
GLU
60 Finance, insurance, and real estate
61 Personal services
Exclusions: 616 and 618
62 Businessservices
Exclusions: 6214, 6244, 6249 (janitorial
service permitted), 6291, 6296, and 6297
64 Repairservices, miscellaneous
65 Commercial amusement and recreational
services
Exclusions: 655, 656, 657, 6541, 6542
66 Medical and health services
67 Professional services, other
68 Transient accommodations
69 Commercial vacant and temporary uses
and buildings
Exclusions: 6913, 6991, 6992, and 6993
77 and
79 Art galleries
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 573-82 C-M, eff. January 13, 1983, § 5, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, and § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003) 14-16.1103 Accessory uses.

Other uses and buildings customarily appurtenant or incidental to a principal permitted use on the same parcel, subject to applicable laws and Performance Standards and intended solely for use by the occupants of a principal permitted use or uses.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1104 Conditional uses.
(a) The following uses require an Administrative Use Permit:

GLU
2082 Brewpub
541 Grocery store with beer and wine sales
5811 Restaurant with beer and wine sales
(b) The following uses require a Special Use Permit:

GLU
411
412, 413 Passenger transportation
51 Service stations

EXHIBIT A
Exhibit A
page 75 of 191

794-52 (Watsonville Supp. No. 36, 12-18)
53 General merchandise, retail (twenty-five
(25) employees or more)
552 Automotive outdoor sales lots
555 Automotive trailer sales
556 Boat dealer sales
58 Eating and drinking places offering live
entertainment or dancing
Drive-through facilities
5811 Restaurant with bar
5811 Restaurant with liquor sales
582 Bar
01-04 Single and multi-family dwellings above
the first floor of any structure having the
first floor devoted to uses enumerated in
the CC District, condominiums
04 Multi-family dwelling units not
constructed in conjunction with another
use
07 Dormitory
07 Single room occupancy units
63 Automotive repair, services, and garage
Exclusions: 6338 (truck and tractor repair
only) and 634 (mechanical car wash only)
593 Antique and secondhand stores
616 Crematories and funeral services
5941 Adult book stores
6521 Adult theaters, not motion pictures
6541 Adult motion picture theaters
6542 Mini-adult motion picture theaters
DLU
541 Food retail, with alcohol beverage
541 Convenience store with beer and wine
sales
541 Convenience store with liquor sales
541 Grocery store
541 Grocery store with liquor sales
592 Liquor store
4811 Telecommunications sites
(c) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this section when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by

EXHIBIT A
Exhibit A
page 76 of 191

794-53 (Watsonville Supp. No. 36, 12-18)
this or any future amendment to this title, shall nonetheless be deemed to be an approved site for such permitted conditional use, which may be continued thereon. The conditions included in any district Ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect.

However, when a substantial change of mode or character of the operation of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone.
(d) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any city, state or federal regulation, ordinance or statute; or a cessation of use for a period of six (6) months or more or upon an operational change as set forth in Section 14-25.030. (e) Any permitted use operating pursuant to any Conditional Use Permit as required by this section, shall require approval de novo of such Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(Ord. 506-80, C-M, eff. September 11, 1980, as amended by § 1, Ord. 574-82 C-M, eff. January 13, 1983, as amended by § 1, Ord. 845-90 C-M, eff.July 26, 1990, § 1, Ord. 977-95 C-M, eff. August 24, 1995, Ord. 1095-00 C-M, eff. October 12, 2000, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003, § 1, Ord. 1201-06 (CM), eff. October 26, 2006, § 1, Ord. 1310-14 (CM), eff. November 13, 2014, and § 1, Ord. 1369-18 (CM), eff. October 11, 2018)
14-16.1105District regulations.

The following regulations shall be observed in the Central Commercial District for the use proposed, except as otherwise provided in this title or as modi- fied by Conditional Use Permit:
(a) Minimum lot area and dimensions.

Frontage, interior and corner
lot
25 feet
(b) Minimum yard setback requirements.

Front, side, and rear yards
Exception: When property
directly abuts an R District:

None
Front, side or rear abutting 10 feet
(c) Maximum building height and lot coverage.

Maximum lot coverage by
buildings or structuressubject
to other requirements
100%
Maximum allowable height
subject to other requirements
75 feet
(d) New residential uses shall provide all required parking on site consistent with the parking ordinance and development standards. Parking districtspacesshall not be permitted to satisfy part of all of the required parking. (e) Exclusively residential uses/structures shall not have direct frontage on Main Street. Neither shall mid-block

EXHIBIT A
Exhibit A
page 77 of 191

794-54 (Watsonville Supp. No. 36, 12-18)
access for such structures/uses be permit- ted to/from Main Street. (f) Parking provided at grade for residential uses stated above shall be set back from the street and screened by at least fifteen (15') feet of landscaped open space or commercial/retail/office use fronting the street. (g) Multifamily residential uses not constructed in conjunction with other uses shall observe the RM-3 setbacks for structures up to forty (40') feet in height. Above that height, the setback will increase five (5') feet for every ten (10') feet increase in height.
(h) Residential uses not constructed in conjunction with other usesshall meet themultifamily development guidelines for a minimum of two hundred
(i) (200) square feet per unit of open space, including ninety-six (96) square feet in private deck or patio.

Area, interior or corner lot 2,500 square feet
Projects of five (5) units or more shall provide centrally located and fenced play areas on site. (Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 2, Ord. 845-90 C-M, eff. July 26, 1990) Part 12: CT — Thoroughfare Commercial District
14-16.1200 Purpose.

The purpose of the Thoroughfare Commercial District is to provide for retail, commercial, service, amusement, and transient-residential uses which are appropriate to thoroughfare location and dependent upon thoroughfare travel; to be located only in the immediate vicinity of major streets and arterials or on the service drives thereof; and to provide conve- nient vehicular access and parking for the public. (Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1201 Principal permitted uses.

The following uses require an Administrative Review Permit:

GLU
50 Drugstores
52 Hardware, retail
53 General merchandise, retail
Exclusions: 531
54 Food, retail
541 Convenience store
541 Grocery store
56 Apparel and accessories, retail
57 Furniture, house furnishings, and
equipment
581 Eating places
Exclusions: All eating and drinking
places offering live entertainment or
dancing, 582 uses; and drive-through
facilities
5811 Restaurant
59 Retail stores miscellaneous

EXHIBIT A
Exhibit A
page 78 of 191

Exclusions: 5911, 5936, 5937, 5938,
5941, 596 (soil, rock and gravel sales
only), and 5939
60 Finance, insurance, and real estate
61 Personal services
62 Businessservices
66 Medical and health services
67 Professional services, other
79 Nonprofit organizations, offices and
facilities
4833 Satellite earth station antennas
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 6, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 693-86 C-M, eff. March 27, 1986, § 1, Ord. 888-92 C-M, eff. April 23, 1992, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, and § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153- 03 C-M, eff. April 24, 2003)
14-16.1202 Accessory uses.
(a) The following uses are only permitted with an Administrative Review Permit if a primary residential unit is provided or present on the site:

DLU 02 Accessory dwelling unit
02 Junior accessory dwelling unit
(b) Other uses and buildings customarily appurtenant or incidental to a principal permitted use on the same parcel, subject to the general and special provisions, applicable laws, and Performance Standards, and intended solely for use by the occupants of a principal permitted use or uses. (Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1203 Conditional uses.
(a) The following uses require an Administrative Use Permit:

DLU
10 Lumber and other building material
dealers, retail
2082 Brewpub
41 Transit, local and suburban
541 Grocery store with beer and wine sales
55 Automotive dealers
Exclusions: 552, 555, and 556
5811 Restaurant with beer and wine sales
596 Farm and garden supply store and retail
nurseries
64 Repair services, miscellaneous
68 Transient accommodations

EXHIBIT A
Exhibit A
page 79 of 191

77 Art galleries and museums
(b) The following uses require a Special Use Permit:

GLU
04 Multi-family dwellings, not constructed
in conjunction with another use
09 Supportive housing
09 Transitional housing
07 Dormitory
09 Single-family residential in conjunction
with the following: GLU: 50, 52, 53, 54,
58, 59, 60, 61, 62, 64, 65, 66, 67, 68, 77,
and 79
113 Frozen food lockers, retail
114 Mini warehouses, household goods
1633 Utility company storage yards
17 ContractorsContractors’ offices
191 Feed stores, retail
192 Fuel and ice dealers, retail
193 Laundries and cleaning and dyeing plants
197 Veterinarian hospitals and clinics -~
Exclusions: Outdoor kennels
27 Printing, publishing, and reproduction
51 Service stations, gasoline, single use
subject to criteria and standards
552 Automotive outdoor sales lots
555 Automotive trailer sales
556 Boat dealer sales
581 Eating places offering live entertainment
and dance or drive-through facilities
59 Retailstores~-
Exclusions: 5941
63 Automotive repair,services, and garages
subject to criteria and standards
65 Commercial amusement and recreation
services~-
Exclusions: 6541 and 6542
69 Commercial vacant and temporary uses
and buildings
85 Commercial recreation facilities
4811 Telecommunications sites
02 Accessory dwelling unit

EXHIBIT A
Exhibit A
page 80 of 191

50 Retail cannabisfacility (Type 10 license
only)
DLU
541 Convenience store with beer and wine
sales
541 Convenience store with liquor sales
541 Grocery store with liquor sales
5811 Restaurant with bar
DLU
5811 Restaurant with liquor sales
582 Bar~-
Exclusion: 5823
592 Liquor store
6144 Body Art Facilities
(c) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this sec- tion when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by this or any future amendment to this title, shall nonetheless be deemed to be an approved site for such permitted conditional use, which may be continued thereon. The conditions included in any district ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect. However, when a substantial change of mode or character of the operation of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone. (d) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any city, state or federal regulation, ordinance or statute; or a cessation of use for a period of six (6)months or more or upon an operational change as set forth in Section 14-25.030.
(e) Any permitted use operating pursuant to any Conditional Use Permit as required by this section, shall require approval de novo of such Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 2, Ord. 693-86 C-M, eff. March 27, 1986, § 1, Ord. 888-92 C-M, eff. April 23, 1992, § 1, Ord. 977-95 C-M, eff. August 24, 1995, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 CM, eff. April 24, 2003, § 1, Ord. 1162-03 C-M, eff. October 23, 2003, § 1, Ord. 1201-06 (CM), eff. October 26, 2006, § 1, Ord. 1224-07 (CM), eff. October 25, 2007, § 1, Ord. 1369-18 (CM), eff. October 11, 2018, and § 2, Ord. 1464-24 (CM), eff. July
11, 2024)
14-16.1204 District regulations.

The following regulationsshall be observed in the Thoroughfare Commercial District for the use pro- posed, except as otherwise provided in this title or as modified by Conditional Use Permit:
(a) Minimum lot area and dimensions.

Area, interior and corner lot 6,000 square feet

EXHIBIT A
Exhibit A
page 81 of 191

Frontage, interior and corner lot 50 feet
(b) Minimum yard setback requirements.

Front 15 feet
Side and rear yards
Exception: When property
directly abuts an R District:

None
Side or rear abutting 10 feet
(c) Maximum building height and lot coverage.

Maximum lot coverage by
building or structure subject to
all other requirements
Varies
Maximum allowable height
subject to other requirements,
three (3) stores maximum
35 feet
(Ord. 506-80 C-M, eff. September 11, 1980)
Part 13: CN—Neighborhood Commercial District
14-16.1300 Purpose.

The purpose of the Neighborhood Commercial District isto provide limited centersfor convenience shopping in the residential communities and neighborhoods of the City; to provide for a limited amount of retail and service uses adequate to supply the day-to-day needs of the surrounding area; but not to permit the development of a commercial center of such scope and variety as to attract substantial volumes of traffic from outside the neighborhood. (Ord. 506-80 C-M, eff. September 11, 1980) 14-16.1301 Principal permitted uses.

The following uses require an Administrative Review Permit:

GLU
0 Existing residential only
50 Drugstores
52 Hardware, retail
533 Variety stores
54 Food, retail
541 Convenience store
541 Grocery store
57 Furniture, house furnishings, and
equipment
581 Eating places~ -
Exclusion: Drive-through facilities

EXHIBIT A
Exhibit A
page 82 of 191

5811 Restaurant
5916 Coin dealers
5992 Florists, retail
6036 Title insurance companies
604 Insurance agent offices
605 Real estate - e~
Exclusions: 6055 and 6056
606 Combination offices
611 Cleaning services
613 Personalservice, beauty, barber
615 Shoe repair shops
6195 Video rental and sales
627 Accountant services, bookkeeping
64 Repair services, miscellaneous ~-
Exclusions: 6499 (Blacksmith only)
66 Medical and health services
67 Professionalservices, other
622 Adjustment, credit, and collection
agencies
4833 Satellite earth station antennas
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 575-82 C-M, eff. January 13, 1983, §§ 7 and 16, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 758-87 C-M, eff. December 10, 1987, § 1, Ord. 773-88 C-M, eff. April 7, 1988, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, and § 1, Ord. 1135- 02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003) (b) The following uses are only permitted with an Administrative Review Permit if a primary residential unit is provided or present on the site:

DLU 02 Accessory dwelling unit
02 Junior accessory dwelling unit
14-16.1302 Accessory uses, buildings, and structures.

Other uses and buildings customarily appurtenant or incidental to a principal permitted use on the same parcel, subject to the general and special provisions, applicable laws, and Performance Standards, and intended solely for use by the occupants of a principal permitted use or uses. (c) The following uses are only permitted with an Administrative Review Permit:

GLU
6321 Parking lots
(Ord. 506-809 C-M, eff. September 11, 1980, as amended by § 1, Ord. 576-82 C-M, eff. January 13, 1983) 14-16.1303 Conditional uses.

EXHIBIT A
Exhibit A
page 83 of 191

(a) The following uses require an Administrative Use Permit:

GLU
2082 Brewpub
541 Grocery store with beer and wine sales
5811 Restaurant with beer and wine sales
(b) The following uses require a Special Use Permit:

GLU
03 Multi-family dwellings
04 Apartments, condominiums
09 Supportive housing
09 Transitional housing
07 Bed and Breakfast Inns
07 Dormitory
90 Single-family dwelling, in conjunction
with permitted uses
51 Service stations, gasoline, single use
(subject to criteria and standards)
5811 Eating placesRestaurant with bar
5811 Restaurant with liquor sales
872 Pool, swimming, nonprofit
6325 Garage, private
6341 Mechanical car wash (subject to criteria
and standards)
7242 Nursery schools
7917 Charitable organizations: Social Service
and Welfare Organization
7921 Clubs, fraternal and social
02 Accessory dwelling unit
50 Retail cannabisfacility (Type 10 license
only)
DLU
541 Convenience store with beer and wine
sales
541 Grocery store with liquor sales
(c) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this section when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by this or any future amendment to this title, shall nonetheless be deemed to be an approved site for such permitted conditional use, which may be continued thereon. The conditions included in any district ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect. However, when a substantial change of mode or character of the operation

EXHIBIT A
Exhibit A
page 84 of 191

of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone. (d) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any city, state or federal regulation, ordinance or statute; or a cessation of use for a period of six (6) months or more or upon an operational change as set forth in Section 14-25.030.
(e) Any permitted use operating pursuant to any Conditional Use Permit as required by this section, shall require approval de novo of such Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 539-81 C-M, eff. December 10, 1981, § 1, Ord. 856-91 C-M, eff. February 21, 1991, § 1, Ord. 977-95 C-M, eff. August 24, 1995, § 1, Ord. 1095-00 C-M, eff. October 12, 2000; § 1)
14-16.1303.1 Prohibited uses.

The following uses are specifically prohibited within the CN Neighborhood Commercial District:

DLU
541 Convenience store with liquor sales
5811 Restaurant with bar
582 Bar
592 Liquor store
(§ 1, Ord. 1135-02 C-M, eff. September 10, 2002)
14-16.1304 District regulations.

The following regulationsshall be observed in the Neighborhood Commercial District for the use pro- posed, except as otherwise provided in this title or as modified by Special Use Permit:
(a) Minimum lot area and dimensions.

Area, interior and corner lot 6,000 square feet
Frontage, interior and corner
lot
50 feet
(b) Minimum yard setback requirements.

Front 15 feet
Side and rear yards
Exception: When property
directly abuts an R District:

None
Side or rear abutting 10 feet
(c) Maximum building height and lot coverage.

EXHIBIT A
Exhibit A
page 85 of 191

Maximum lot coverage by
buildings or structures subject
to all other requirements, three
(3) stories maximum
35 feet.
(Ord. 506-80 C-M, eff. September 11, 1980)
Part 14: CNS—Neighborhood Shopping Center District
14-16.1400 Purpose.

The purpose of the Neighborhood Shopping Cen- ter District is to establish regulatory controls on commercial shopping center complexes located outside the central business district of the City; and to pro- vide predominantly commercial retail with limited service and amusement uses on a common parcel, or a combination of adjacent parcels with common access for the public to be located on major streets and arterials.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1401 Principal permitted uses.

The following uses require an Administrative Review Permit:

RETAIL COMMERCIAL
GLU
27 Printing, publishing, and reproductions
50 Drugstores
51 Automobile service stations
52 Hardware, retail
53 General merchandise, retail
54 Food, retail~ -
Exclusions: 5491 and 5499
541 Convenience store
541 Grocery store
553 Auto supply stores~ -
Exclusions: Truck equipment and parts
56 Apparel and accessories
57 Furniture, house furnishings, and
equipment
58 Eating places and soft drink fountains~ -
Exclusion: Drive-through facilities
5811 Restaurant
59 Retail stores, miscellaneous - ~
Exclusions: 5911, 5936, 5937, 5938,
5941, 596 (soil,
rock, and gravel sales only), and 5939
4833 Satellite earth station antennas

EXHIBIT A
Exhibit A
page 86 of 191

SERVICE, BUSINESS AND PERSONAL
GLU
60 Finance, insurance, and real estate
61 Personal services -~
Exclusions: 6144,
6145, 6149, 616, and 618
62 Business and office services~ -
Exclusions: 621, 622, 624, 628,
6291, 6294, 6296, 6297, and 6298
632 Automobile parking~ -
Exclusions: 6323,
6325, and 6329
64 Repair services, miscellaneous~ -
Exclusions: 6494

COMMERCIALAMUSEMENT AND RECRE- ATION SERVICES
GLU 653 Bowling lanes, billiards
654 Motion picture theaters~ -
Exclusions: 6541 and
6542
6593 Amusement arcades
66 Medical and health services
67 Professional services
74 Postal facilities only
77 Art galleries and museums
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 888-92 C-M, eff. April 23, 1992, § 1, Ord. 908-92 C-M, eff. November 5, 1992, § 1, Ord. 1095-00 C-M, eff. October 12, 2000; § 1, Ord. 1135- 02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003) 14-16.1402 Accessory use.
(None)
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1403 Conditional uses.
(a) The following uses require an Administrative Use Permit:

DLU
2082 Brewpub

EXHIBIT A
Exhibit A
page 87 of 191

541 Grocery store with beer and wine
sales
5811 Restaurant with beer and wine
sales
(b) The following usesrequire a Special Use Permit:

DLU 541 Convenience store with beer and
wine sales
541 Convenience store with liquor
sales
541 Grocery store with liquor sales
581 Eating and drinking places with
drive-through facilities
5811 Restaurant with bar
5811 Restaurant with liquor sales
592 Liquor store
6341 Mechanical car wash, accessory
to service stations
50 Retail cannabisfacility (Type 10
license only)
(c) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this section when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by this or any future amendment to this title, shall nonetheless be deemed to be an approved site for such permitted conditional use, which may be continued thereon. The conditions included in any district ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect. However, when a substantial change of mode or character of the operation of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone. (d) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any city, state or federal regulation, ordinance or statute; or a cessation of use for a period of six (6) months or more or upon an operational change as set forth in Section 14-25.030.
(e) Any permitted use operating pursuant to any Conditional Use Permit as required by this section, shall require approval de novo of such Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 8, Ord. 557-82 C-M, eff. July 22, 1982, § 1, Ord. 587-83 C-M, eff. March 24, 1983, § 1, Ord. 755-87 C-M, eff. October 8, 1987, § 1, Ord. 769-87 C-M, eff.January 21, 1988, § 1, Ord. 888-92 C-M, eff. April 23, 1992, § 1, Ord. 977-95 C-M, eff. August 24, 1995, § 1, Ord. 1095-00 C-M, eff. October 12, 2000, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, § 1, Ord. 1369-18 (CM), eff. October 11, 2018, § 1, Ord. 1424-21 (CM), eff. January 13, 2022, and § 2, Ord. 1464-24 (CM), eff. July 11, 2024)

EXHIBIT A
Exhibit A
page 88 of 191

14-16.1403.1 Prohibited uses.

The following uses are specifically prohibited within the CNS Neighborhood Commercial Shopping Center District:

DLU 582 Bar
(§ 1, Ord. 1135-02 C-M, eff. September 10, 2002)
14-16.1404 District regulations.

All development shall be subject to criteria as set forth in the Commercial Development Technical Regulations adopted by resolution of the Council. (Ord. 506-80 C-M, eff. September 11, 1980) Part 15: CO—Office District
14-16.1500 Purpose.

The purpose of the Office District is to provide for concentrations of nonretail business and professional offices at locations where intensive service use of land is desirable and to serve appropriate land adjacent or close to hospitals and clinics for related medical offices and services. (Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1501 Principal permitted uses.

The following uses require an Administrative Review Permit:

DLU 60 Finance, insurance, and real estate
612 Photography
6146 Counseling services
621 Advertising
622 Adjustment and collection
agencies
623 Secretarialservicesto business
6243 Interior decorators
626 Employment agencies
627 Accountant offices
629 Business services
66 Medical and health services
67 Professional services
692 Utility company offices
4833 Satellite earth station antennas
(Ord. 506-80 C-M, eff. September 11, 1980, Ord. 1153-03 C-M, eff. April 24, 2003) 14-16.1502 Accessory uses.

The incidental services listed in this section are intended primarily to serve occupants and patrons of the permitted uses when conducted and entered from within the building provided there is no display or advertising visible at or beyond the property lines.

EXHIBIT A
Exhibit A
page 89 of 191

GLU 119 Storage, special (incidental
on-site storage uses appurtenant
to a permitted use only)
50 Pharmacies and medical supplies
5814 Coffee shops
5998 Optical goods stores
632 Automobile parking, public
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 658-84 C-M, eff. December 13, 1984) 14-16.1503 Conditional uses.
(a) The following uses require an Administrative Use Permit:

DLU 6291 Cannabistesting lab (Type 8
license)
(b) The following uses require a Special Use Permit:

DLU 197 Veterinary hospitals and clinics
Exclusions: kennels
2082 Brewpub
4119 Ambulance firms
48 Communication
5811 Restaurant
5811 Restaurant with beer and wine sales
5811 Restaurant with liquor sales
5811 Restaurant with bar
6149 Instruction schools
616 Mortuaries
628 Vocational schools, commercial
736 Health clinics
75 Hospitals
7924 Athletic clubs
(c) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this section when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by this or any future amendment to this title, shall nonetheless be deemed to be an approved site for such permitted conditional use, which may be continued thereon. The conditions included in any district ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect. However, when a substantial change of mode or character of the operation of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone.

EXHIBIT A
Exhibit A
page 90 of 191

(d) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any City, State or Federal regulation, ordinance or statute; or a cessation of use for a period of six (6) months or more or as set forth in Section 14-25.030. (e) Any permitted use operating pursuant to a Conditional Use Permit as required by this section shall require approval de novo of a Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(f) Maximum building height and lot coverage.

Lot coverage by
buildings or structures
subject to all other
requirements
Varies
Maximum allowable
height subject to
other requirements
3 stories
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 2, Ord. 658-84 C-M, eff. December 13, 1984, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, § 1, Ord. 1369-18 (CM), eff. October 11, 2018, and § 1, Ord. 1405-20 (CM), eff. July 23, 2020)
14-16.1503.1 Prohibited uses.

The following uses are specifically prohibited within the CO Office District:

DLU 541 Convenience store
541 Convenience with beer and wine sales
541 Convenience with liquor sales
541 Grocery store
541 Grocery store with beer and wine sales
541 Grocery store with liquor sales
592 Liquor store
(§ 1, Ord. 1135-02 C-M, eff. September 10, 2002)
14-16.1504 District regulations.

The following regulationsshall be observed in the Office District for the use proposed, except as other- wise provided in this title or as modified by Conditional Use Permit:
(a) Minimum lot area and dimensions.

Area, interior and
corner lot
6,000 square feet
Frontage, interior
and corner lot
50 feet
(b) Minimum yard setback requirements.

EXHIBIT A
Exhibit A
page 91 of 191

Front 15 feet
Side and rear yards None; Exceptions:

When property
directly abuts an R
District
Side and rear
abutting
10 feet
(c) Maximum building height and lot coverage.

Lot coverage by
buildings or
structures subject to
all other
requirements
None
Maximum
allowable height
subject to other
requirements
3 stories
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1505 Additional requirements.

All portions of the yard not used for access drives, yard storage, or parking shall be landscaped and pro- vided with adequate sprinklers or appropriate automatic irrigation devices. (Ord. 506-80 C-M, eff. September 11, 1980)
Part 16: CV—Visitor Commercial District
14-16.1600 Purpose.

The purpose of the Visitor Commercial District is to provide for commercial areas catering primarily to tourists and visitors; to encourage the orderly devel- opment of areas of attraction and special interest to persons residing both within and outside the community; and to provide business, service, lodging, amusement, and entertainment facilities which will enhance such areas and meet the needs of the visiting public.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1601 Principal permitted uses.

The following uses require an Administrative Review Permit:

RETAIL COMMERCIAL
DLU 50 Drugstores
537 Notions, retail, yarn shops
541 Convenience store
541 Grocery store

EXHIBIT A
Exhibit A
page 92 of 191

581 Eating places~
Exclusions: Eating and
drinking places offering live
entertainment and dancing or
drive through facilities
5811 Restaurant
5932 Antique stores
594 Book and stationary stationery
stores~ Exclusions: 5941
597 Jewelry stores
599 Miscellaneous retail stores~
Exclusions: 5991, 5998, and
5999 (imported goods, retail,
excepted)
605 Real estate
4833 Satellite earth station antennas
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 1, Ord. 1135-02 C-M, eff. September 10, 2002, Ord. 1153-03 C-M, eff. April 24, 2003)
14-16.1602 Accessory uses.

Other uses and buildings customarily appurtenant or incidental to a principal permitted use on the same parcel, subject to applicable regulations and Performance Standards, and intended solely for use by the occupants of a principal use or uses.
(Ord. 506-80 C-M, eff. September 11, 1980)
14-16.1603 Conditional uses.
(a) The following uses require an Administrative Use Permit:

GLU 2082 Brewpub
541 Grocery store with beer and
wine sales
5811 Restaurant with beer and wine
sales
(b) The following uses require a Special Use Permit:
50 Retail cannabis facility (Type
10 license only)
51 Service stations, gas, single use
54 Food, retail~
Exclusions: 5491
541 Convenience store with beer
and wine sales
541 Convenience store with liquor
sales

EXHIBIT A
Exhibit A
page 93 of 191

56 Apparel and accessories, retail
581 Eating places offering live
entertainment or dances or with
drive through facilities
5811 Restaurant with bar
5811 Restaurant with liquor sales
582 Bar
592 Liquor stores
632 Automobile parking, public
6341 Automobile car wash
654 Motion picture theaters~
Exclusions: 6541 and 6542
655 Outdoor recreation facilities
656 Amusement parks, commercial
657 Amusement parks, commercial
and recreational facilities,
indoors, commercial
68 Transient accommodations
853 Recreation, commercial
854 Parks, resorts, commercial
(c) Any lot or portion thereof being lawfully used for any of the purposes enumerated in this sec- tion when such property is first classified in a zone wherein such use is not permitted by right or when the use is prohibited by this or any future amendment to this title, shall nonetheless be deemed to be an approved site for such permitted conditional use, which may be continued thereon. The conditions included in any district ordinance, Conditional Use Permit or Variance which authorized such use shall also continue in effect. However, when a substantial change of mode or character of the operation of such property occurs, continuation of such use shall require approval by means of a Conditional Use Permit which permit may be granted notwithstanding that the pre-existing nonconforming use is otherwise not permitted by right or is a prohibited use within the zone. (d) As used herein, the phrase “substantial change of mode or character of operation” shall include, but not be limited to: a transfer of ownership of any type of regulatory license required specifically for that use; a pattern of conduct in violation of any city, state or federal regulation, ordinance or statute; or a cessation of use for a period of six (6) months or more or upon an operational change as set forth in Section 14-25.030.
(e) Any permitted use operating pursuant to any Conditional Use Permit as required by this section, shall require approval de novo of such Conditional Use Permit upon a substantial change of mode or character of operation of such property.
(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 8, Ord. 659-84 C-M, eff. December 27, 1984, § 1, Ord. 977-95 C-M, eff. August 24, 1995, § 1, Ord. 1135-02 C-M, eff. September 10, 2002, § 1, Ord. 1369-18 (CM), eff. October 11, 2018, and § 1, Ord. 1405-20 (CM), eff. July 23, 2020) 14-16.1604 District regulations.

The following regulations shall be observed in the Visitor Commercial District for the use proposed, except as otherwise provided in this title or as modified by Conditional Use Permit:
(d) Minimum lot area and dimensions.

EXHIBIT A
Exhibit A
page 94 of 191