Chapter 17.22
Commercial Zoning Districts

Sections:

17.22.010    Purpose

17.22.020    Purposes of Commercial Zoning Districts

17.22.030    Commercial District Land Uses and Permit Requirements

17.22.040    Commercial District Subdivision Standards

17.22.050    Commercial District Site Planning and Building Standards

17.22.060    CBD Frontage and Facade Standards

17.22.010 - Purpose

This Chapter lists the land uses that may be allowed within the commercial zoning districts established by Section 17.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

17.22.020 - Purposes of Commercial Zoning Districts

The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows.

A.    CN (Neighborhood Commercial) zoning district. The CN zoning district is applied to areas of the City that are appropriate for small-scale facilities providing convenience shopping and services for adjacent residential neighborhoods. The maximum allowable residential density within the CN district for the residential component of a mixed use project is 12 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CN zoning district implements and is consistent with the CN land use designation of the Coastal General Plan.

B.    CO (Office Commercial) zoning district. The CO zoning district is applied to areas of the City that are intended to serve the office and institutional needs of the community that cannot be accommodated within the CBD zoning district. Other related and office-supporting uses may also be allowed. The maximum allowable residential density within the CO district for either the residential component of a mixed use project or multi-family dwellings as a primary use is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CO zoning district implements and is consistent with the CO land use designation of the Coastal General Plan.

C.    CBD (Central Business District) zoning district. The CBD zoning district is applied to the core of the downtown which is the civic, cultural, and commercial center of the City. The CBD zone is intended to accommodate retail stores, government and professional offices, theaters, and other similar and related uses in the context of pedestrian oriented development. The maximum allowable residential density within the CBD zone for the residential component of a mixed use project is 40 dwelling units per acre; the maximum floor area ratio (FAR) is 2.0. The CBD zoning district implements and is consistent with the CBD land use designation of the Coastal General Plan.

D.    CG (General Commercial) zoning district. The CG zoning district is applied to areas of the City that are appropriate for less compact and intensive commercial uses than those accommodated within the CBD zone. Allowable land uses are typically more auto-oriented than pedestrian oriented, and may include automotive and service-related uses, a wide range of retail stores, including those selling large products (appliances, home furnishings, building materials, etc.) The maximum allowable residential density within the CG district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CG zoning district implements and is consistent with the CG land use designation of the Coastal General Plan.

E.    CH (Highway and Visitor Serving) zoning district. The CH zoning district is applied to sites along Highway 1 and arterials at the entry points to the community. Allowable land uses include lodging, restaurants, and retail stores. The maximum allowable residential density within the CH district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CH zoning district implements and is consistent with the CH land use designation of the Coastal General Plan.

17.22.030 - Commercial District Land Uses and Permit Requirements

A.    General permit requirements. Table 2-6 identifies the uses of land allowed by this Development Code in each Commercial zoning district, and the planning permit required to establish each use, in compliance with Section 17.20.030 (Allowable Land Uses and Planning Permit Requirements). A Coastal Development Permit shall be required for all development, including a change in land use in compliance with Section 17.71.045, and such CDP shall be fully consistent with all applicable provisions of the certified LCP. A land use may also require a Design Review approval (Section 17.71.050), a Building Permit, and/or other permit required by the Municipal Code.

B.    Requirements for certain specific land uses. Where the last column in Table 2-6 ("Specific Use Regulations") includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

C.    Findings for Use Permit or Minor Use Permit approval. The approval of a Use Permit or Minor Use Permit for a project within a commercial district shall require that the review authority first make the following findings for the zoning district applicable to the site, in addition to the findings required by Section 17.71.060 (Use Permit and Minor Use Permit).

1.    CN (Neighborhood Commercial) district. The use is designed and intended to serve the local neighborhood and not a broader service area, and is not of a size as to require a clientele larger than the neighborhood market area.

2.    CO (Office Commercial) district. The use acts to support primary uses in the zone, or clients or visitors of allowable permitted uses.

3.    CBD (Central Business District) district. The use complements the intense, pedestrian and regionally oriented shopping areas of the CBD, and will not detract physically from the basically pedestrian nature of the CBD.

4.    CG (General Commercial) district.

a.    The use is generally oriented to clients arriving by auto rather than pedestrians;

b.    The uses generally require larger display and/or storage areas; and

c.    The use is not dependent on heavy customer traffic per square foot.

5.    CH (Highway and Visitor Commercial) district.

a.    Secondary uses oriented to local clientele may be permitted where the primary use of a site is oriented to or serves visitor, regional, or transient traffic;

b.    Secondary uses may be allowed where primary uses are precluded because of environmental concerns or other site specific problems; and

c.    The use is generally vehicular-oriented unless part of a larger visitor-oriented complex.

TABLE 2-6 Allowed Land Uses and Permit Requirements for Commercial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
	CN	CO	CBD	CG	CH
AGRICULTURAL, RESOURCE & OPEN SPACE USES
Crop production, horticulture, orchard, vineyard	P	P	P	P	P
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Laboratory - Analysis, research and development, testing	—	—	—	P	—
Printing and publishing	—	—	P(2)	P	—
Recycling - Reverse vending machine	P	P	P	P	P
Recycling - Small collection facility	P	P	P	P	P	17.42.150
Recycling - Large collection facility	—	—	—	UP	—	17.42.150
Recycling - Light processing	—	—	—	UP	—

Key to Zoning District Symbols
CN	Neighborhood Commercial	CG	General Commercial
CO	Office Commercial	CH	Highway and Visitor Commercial
CBD	Central Business District

Notes:

(1)     See Article 10 for land use definitions.

(2)     Use allowed only on second or upper floors, in compliance with Section 17.22.060.B (Limitation on Location of Allowable Uses).

TABLE 2-6 Allowed Land Uses and Permit Requirements for Commercial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
	CN	CO	CBD	CG	CH
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Campground, recreational vehicle (RV) park	—	—	—	—	UP
Commercial recreation facility - Indoor	—	—	UP	P	P
Commercial recreation facility - Outdoor	—	—	—	UP	UP
Conference/convention facility	—	—	UP	UP	UP
Health/fitness facility	—	UP	UP	P	UP
Library, museum, art gallery	—	—	P	P	P
Meeting facility, public or private	UP	UP	UP	UP	UP
Park, playground	P	P	P	P	P
School - Specialized education/training	—	UP	UP	UP	—
Sports and entertainment assembly	—	—	—	UP	UP
Studio - Art, dance, martial arts, music, etc.	—	UP	P	P	P
Theater	—	—	P	P	P
RESIDENTIAL USES
Emergency/transitional shelter	—	—	—	P	—
Home occupation	P	P	P	P	P	17.42.080
Live/work unit	MUP	MUP	MUP	MUP	—	17.42.090
Multi-family dwellings	P	UP	UP	UP	UP	17.42.120
Residential care facility for the elderly (RCFE)	—	UP	UP	UP	—
Residential care facility, 7 or more clients	—	UP	UP	UP	—
Residential component mixed use project	P	UP	P(2)	UP	UP	17.42.100

Key to Zoning District Symbols
CN	Neighborhood Commercial	CG	General Commercial
CO	Office Commercial	CH	Highway and Visitor Commercial
CBD	Central Business District

Notes:

(1)    See Article 10 for land use definitions.

(2)    Use allowed only on second or upper floors, in compliance with Section 17.22.060.B (Limitation on Location of Allowable Uses).

 

TABLE 2-6 Allowed Land Uses and Permit Requirements for Commercial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
	CN	CO	CBD	CG	CH
RETAIL TRADE
Art, antique, and collectables stores	—	—	P	P	P
Artisan shop	—	—	P	P	P
Auto and vehicle sales and rental	—	—	—	P	P
Auto parts sales with no installation services	—	—	—	P	P
Bar/tavern	—	—	UP	P	P
Big box retail	—	—	UP	UP	UP
Building and landscape materials sales - Indoor	—	—	—	P	—
Building and landscape materials sales - Outdoor	—	—	—	UP	—	17.42.130
Construction and heavy equipment sales and rental	—	—	—	UP	UP	17.42.130
Convenience or liquor store	UP	—	P	P	P
Drive-through retail	—	—	UP	UP	UP	17.42.070
Farm supply and feed store	—	—	—	P	—
Fuel dealer (propane for home and farm use, etc.)	—	—	—	UP	—
Furniture, furnishings and appliance store	—	—	P	P	—
General retail - 5,000 sf or larger	—	—	P	P	P
General retail - Less than 5,000 sf	P	—	P	P	P
Groceries, specialty foods	P	—	P	P	P
Mobile home, boat, or RV sales	—	—	—	UP	UP
Night club	—	—	UP	UP	UP
Office supporting retail	P	P	P	P	P
Outdoor retail sales and activities	—	—	P	P	P	17.42.130
Restaurant, café, coffee shop	UP	P	P	P	P	17.42.190
Second hand store	—	—	—	P	P
Service station	—	—	—	UP	UP	17.42.180
Shopping center	—	—	—	UP	UP

Key to Zoning District Symbols
CN	Neighborhood Commercial	CG	General Commercial
CO	Office Commercial	CH	Highway and Visitor Commercial
CBD	Central Business District

Notes:

(1)    See Article 10 for land use definitions.

TABLE 2-6 Allowed Land Uses and Permit Requirements for Commercial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
	CN	CO	CBD	CG	CH
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM	P	P	P	P	P
Bank, financial services	UP	P	P	P	P
Business support service	—	P	P	P	P
Medical services - Doctor office	P	P	P	P	UP
Medical services - Clinic, lab, urgent care	—	P	P	P	—
Medical services - Hospital	—	UP	—	UP	UP
Office - Accessory	P	P	P	P	P
Office - Business/service	—	P	P	P	P
Office - Processing	—	P	P(2)	P	—
Office - Professional/administrative	—	P	P	P	P
SERVICES - GENERAL
Adult day care	P	P	P	P	—
Catering service	—	P	—	P	—
Child day care center	UP	UP	UP	UP	—
Drive-through service	—	—	UP	UP	UP	17.42.070
Equipment rental	—	—	UP	P	UP
Kennel, animal boarding	—	—	—	UP	—
Lodging - Bed & breakfast inn (B&B)	—	—	UP	UP	P	17.42.050
Lodging - Hotel or motel	—	—	UP	UP	UP
Maintenance service - Client site services	—	—	—	P	—
Mortuary, funeral home	—	—	—	P	—
Personal services	P	P	P	P	UP
Personal services - Restricted	—	—	UP	UP	—
Public safety facility	—	P	P	P	P
Repair service - Equipment, large appliances, etc.	—	—	—	P	—
Social service organization	—	P	P	P	—
Vehicle services - Major repair/body work	—	—	—	UP	UP
Vehicle services - Minor maintenance/repair	—	—	—	P	P
Veterinary clinic, animal hospital	—	P	—	P	P

Key to Zoning District Symbols
CN	Neighborhood Commercial	CG	General Commercial
CO	Office Commercial	CH	Highway and Visitor Commercial
CBD	Central Business District

Notes:

(1)    See Article 10 for land use definitions.

(2)    Use allowed only on second or upper floors, in compliance with Section 17.22.060.B (Limitation on Location of Allowable Uses).

TABLE 2-6 Allowed Land Uses and Permit Requirements for Commercial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
	CN	CO	CBD	CG	CH
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Ambulance, taxi, or limousine dispatch facility	—	UP	—	UP	UP
Broadcasting studio	—	P	P	P	—
Parking facility, public or commercial	P	P	P	P	P
Pipelines, transmission lines	S	S	S	S	S	17.42.144
Telecommunications facility	S	S	S	S	S	17.44
Transit station or terminal	UP	UP	UP	UP	UP
Utility facility	P	P	P	P	P
Vehicle storage	—	—	—	UP	UP

Key to Zoning District Symbols
CN	Neighborhood Commercial	CG	General Commercial
CO	Office Commercial	CH	Highway and Visitor Commercial
CBD	Central Business District

Notes:

(1)    See Article 10 for land use definitions.

17.22.040 - Commercial District Subdivision Standards

A.    Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-7 for the applicable zoning district.

B.    The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

C.    A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size, and the total number of any allowed dwellings complies with the maximum density for the applicable zone.

TABLE 2-7 - MINIMUM PARCEL SIZE STANDARDS

Zoning District	Minimum Parcel Size
	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth
CN	2,000 sf	25 ft	N.A.	3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.
CO	6,000 sf	50 ft	N.A.	3 times width
CBD	2,000 sf	20 ft	N.A.	3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.
CG	5,000 sf	50 ft	N.A.	3 times width
CH	6,000 sf	50 ft	N.A.	3 times width

17.22.050 - Commercial District Site Planning and Building Standards

A.    General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-8 and 2-9 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3 and all other applicable policies and standards of the Local Coastal Program.

.

TABLE 2-8 - CN, CO, AND CBD DISTRICT DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District
	CN Neighborhood Commercial	CO Office Commercial	CBD Central Business District
Residential density	Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
Maximum density	24 units per acre	24 units per acre	40 units per acre
Setbacks	Minimum and, where noted, maximum setbacks required for primary structures. See Section 17.30.100 for exceptions to these requirements.
Front	Same as the front setback for an R zone on the same block; 10 ft elsewhere.	20 ft for buildings 20 ft or more in height; 15 ft for other buildings	None allowed - Building facades shall abut the back of the public sidewalk, except as provided in 17.22.060.
Side - Interior (each)	Same as the front setback required for an R zone abutting the side property line; none required elsewhere.	10 ft; 15 ft adjacent to an abutting R zone.	None required
Side - Street side	None required	Same as front setback	None required
Rear	15 ft; 5 ft adjacent to an alley.	10 ft; 15 ft adjacent to an abutting R zone; 5 ft adjacent to an alley.	15 ft for a building 12 ft or more in height on a site abutting an R zone; 5 ft adjacent to an alley; none required elsewhere.
Floor area ratio (FAR)	Maximum floor area ratio allowed. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to the maximum density allowed in the zone.
	0.40	0.40	2.00
Site coverage	Maximum percentage of the total lot area that may be covered by structures and pavement.
Maximum coverage	No limitation
Height limit	Maximum allowable height of structures. See Section 17.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height	25 ft	25 ft; 35 ft with Use Permit approval.	35 ft and 3 stories; 45 ft and 3 stories with Use Permit approval, except west of Highway 1.
Fencing	See Section 17.30.050 (Fences, Walls, and Screening)
Landscaping	See Chapter 17.34 (Landscaping Standards)
Parking	See Chapter 17.36 (Parking and Loading)
Signs	See Chapter 17.38 (Signs)

 

TABLE 2-9 - CG AND CH DISTRICT DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District
	CG General Commercial	CH Highway and Visitor Commercial
Residential density	Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
Maximum density	24 units per acre
Setbacks	Minimum and, where noted, maximum setbacks required for primary structures. See Section 17.30.100 for exceptions to these requirements.
Front	10 ft on an arterial street; same as the front setback for an R zone on the same block; none required elsewhere.	15 ft on an arterial street; same as the front setback for an R zone on the same block; 5 ft required elsewhere.
Side - Interior (each)	Same as the front setback required for an R zone abutting the side property line; none required elsewhere.
Side - Street side	Same as front setback.	Same as front setback. Except for properties north of Pudding Creek and west of Main Street with more than 135 feet of frontage, see Section 17.50.070 (H)
Rear	5 ft adjacent to an alley; 15 ft adjacent to an abutting residential zone; none required elsewhere.	10 ft adjacent to an alley; 15 ft adjacent to residential zone; 30 ft from the Haul Road; none required elsewhere.
Floor area ratio (FAR)	Maximum floor area ratio allowed. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to the maximum density allowed in the zone.
	0.40
Maximum floor area	Maximum floor area allowed for individual commercial buildings in the locations noted.
	a.    Between the Noyo River and Pudding Creek bridges - 50,000 sf. b.    East of Highway 1 and north of Pudding Creek bridge, and south of the Noyo River bridge - 40,000 sf. c.    West of Highway 1 and north of Pudding Creek bridge and south of the Noyo River bridge - 15,000 sf.
Site coverage	Maximum percentage of the total lot area that may be covered by structures and pavement.
Maximum coverage	No limitation
Height limit	Maximum allowable height of structures. See Section 17.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height	35 ft; 45 ft with Use Permit approval. 28 ft and 2 stories west of Highway 1.	35 ft. 28 ft and 2 stories west of Highway 1; 35 ft and 3 stories west of Highway 1 and north of Pudding Creek with Use Permit approval, provided that the building setback from the Haul Road shall be increased by 1 ft for each 1 ft of additional height over 28 ft.
Fencing	See Section 17.30.050 (Fences, Walls, and Screening)
Landscaping	See Chapter 17.34 (Landscaping Standards)
Parking	See Chapter 17.36 (Parking and Loading)
Signs	See Chapter 17.38 (Signs)

17.22.060 - CBD Frontage and Facade Standards

A.    Applicability. The requirements of this Section apply to proposed development within the CBD zoning district. Each new non-residential structure, and all alterations to existing structures involving any change in the facade at the street frontage, shall comply with the following standards. The review authority may approve minor variations to these standards as deemed appropriate, provided that the review authority also first finds that the minor variation will still produce a new or altered building that complies with the intent of this Section.

B.    Limitation on the location of allowable land uses. Each land use shall be located as follows.

1.    The ground floor of each non-residential structure shall be limited to the uses allowed on the ground floor by Section 17.22.020, Table 2-6, to enhance the pedestrian orientation of downtown streets. Examples of the pedestrian-oriented uses allowed by Table 2-6 include walk-in uses such as restaurants, retail stores, health/fitness facilities, personal services, community service organizations, and similar uses. The review authority may modify the Table 2-6 limitations on ground floor uses when existing structures are re-occupied by different tenants or uses, or when this requirement is determined by the review authority to be infeasible because of excessive storefront vacancies.

2.    Ground floor, street fronting business/service offices may be approved if the review authority first determines that the use will not impair the pedestrian character of the street, provided that:

a.    Parcels on the block occupied by office uses that are not pedestrian oriented constitute less than 50 percent of the block frontage;

b.    The remainder of the block is characterized primarily by retail and/or restaurant uses; and

c.    The facade design of the structure that accommodates the office contributes to the visual interest of the street and conspicuously expresses the nature of the use.

C.    Elevation of first floor. At least 75 percent of the street fronting length of the first habitable floor of a nonresidential structure shall be located no more than two vertical feet above or below the sidewalk elevation at any point along the street property line.

D.    Pedestrian access. The primary entrance of each ground floor use shall be recessed a minimum of three feet when accessed from the public right-of-way. Walk-up facilities and entries shall be recessed and provide adequate queuing space to avoid interruption of pedestrian flow.

E.    Formula design prohibited. The architectural style and exterior finish materials of each proposed structure shall be designed based upon the architectural traditions of Fort Bragg and Mendocino County, and the architectural styles prevalent in the site vicinity. A building proposed with architectural features substantially similar to those found in other communities on buildings occupied by the same corporate or franchise entity that will occupy the proposed building shall not be approved.