Chapter 11-02
ZONING DISTRICTS

Sections:

Article 1. District Regulations

11-02-010    Zoning districts established.

11-02-020    Intent.

11-02-030    Overlay districts.

11-02-040    Zoning map and district locations and boundaries.

11-02-050    Permitted and conditional uses by zoning district, use matrix.

Article 1. District Regulations

11-02-010 Zoning districts established.

The City is divided into the following zoning districts:

R-1

Low Density Residential

R-2

Medium Density Residential

R-3

High Density Residential

C

Commercial

MU

Mixed Use

I

Industrial

P

Park

PF

Public Facilities

A

Agricultural

11-02-020 Intent.

(A) The intent of the residential (R) zoning districts is to:

(1) Provide appropriately located areas for single-family and multifamily dwelling units consistent with the General Plan and with standards of public health and safety established by this Code;

(2) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, population density, traffic congestion, and other adverse land use and environmental impacts;

(3) Achieve design compatibility through the use of property development regulations;

(4) Protect residential properties from the hazards, noise, and congestion created by commercial and industrial traffic;

(5) Protect adjoining lower density residential districts from excessive noise or loss of sun, light, quiet, and privacy resulting from proximity to multiple-family dwellings;

(6) Provide sites for public and quasi-public land uses needed to complement residential development or requiring a residential setting; and

(7) Ensure the provision of public services and facilities needed to accommodate planned population densities.

(B) The intent of the commercial (C) district is to provide small-scale commercial centers in which certain convenience goods and related services typically used on a daily basis are made available within walking distance of residential neighborhoods, while not competing with services unique to the downtown. Development standards are intended to prevent significant adverse effects on residential uses adjoining a C district.

(C) The intent of the mixed use (MU) district is to locate a mixing of commercial and residential uses at intensities that support a pedestrian presence. The intent is to continue the established development pattern and pedestrian-oriented shopping environment characteristic of downtown in San Juan Bautista and expand them to other areas of the City, especially at the Highway 156 Gateways. Within the MU district, development can be either “vertical,” meaning commercial use is on the first floor and residential is on the second, or “horizontal,” meaning that two (2) uses exist side by side or front to back, with residential located to the rear, on the same lot. Vertical development is preferred in this district with retail and service uses on the ground floor in the front of the lot.

(D) The intent of the industrial (I) district is to designate areas suitable for industrial uses. The emphasis is on agricultural services and industries. Only uses which do not generate excessive environmental impacts—uses commonly referred to as “light” industry—should be considered appropriate.

(E) The intent of the park (P) district is to designate City parks for active and passive recreation and to designate open space areas along streams intended for conservation, future trails, or linear parks.

(F) The intent of the public facilities (PF) district is to accommodate a variety of public, nonprofit, and institutional uses that meet health, safety, education, and welfare needs.

(G) The intent of the agriculture (A) district is to promote the long-term conservation of land in agricultural use around San Juan Bautista.

11-02-030 Overlay districts.

The following overlay districts are hereby established:

(A) HD – City-Designated Historic District;

(B) NRHD – National Register Third Street Historic District.

11-02-040 Zoning map and district locations and boundaries.

The districts established in SJBMC 11-02-010 and 11-02-030 and locations and boundaries thereof shall be shown on the San Juan Bautista zoning map. This map and all notations, references, data, and other information shown thereon are made a part of this Title. Any amendment to the zoning map shall constitute an amendment to this Title. Wherever any uncertainty exists as to the boundary of any district shown on the zoning map, the following rules shall apply:

(A) Where boundary lines are indicated as following streets and alleys, they shall be construed as following centerlines thereof.

(B) Where boundary lines approximately follow lot lines, the lot lines shall be construed to be such boundaries.

(C) Where a boundary line divides a lot or crosses unsubdivided property, the location of the boundary shall be determined on the zoning map using the scale appearing on the zoning map.

(D) Where further uncertainty exists, the City Council, upon written application by the property owner and recommendation from the Planning Commission, or upon its own motion, shall by resolution determine the location of a disputed boundary, giving due consideration to the apparent indicated location thereof and the scale of the zoning map and the expressed intent of this Title.

11-02-050 Permitted and conditional uses by zoning district, use matrix.

Use (Residential) 

R-1

R-2

R-3

C

MU

I

P

PF

A

Accessory buildings

P, S

P, S

P, S

 

 

 

 

 

P, S

Co-housing/shared housing

 

 

C

 

C

 

 

 

 

Day care facilities, large

 

P, S

P, S

C

C

 

 

C

 

Day care facilities, small

P, S

P, S

P, S

C

C

 

 

C

P, S

Duplexes/duets

 

P, S

P, S

 

 

 

 

 

 

Emergency shelters, homeless shelters

C

C

C

 

C

 

 

P

 

Farmworker housing

 

P, S

P, S

 

 

 

 

 

P, S

Home occupations

P

P

P

 

C

 

 

 

P

Hostels

 

 

C

C

P

 

 

 

 

Manufactured homes

P, S

P, S

 

 

 

 

 

 

P, S

Mobile home parks

 

 

P, S

 

 

 

 

 

 

Multiple-family dwellings

 

P, S

P, S

 

P, S

 

 

 

 

Residential care facilities – Small 1 – 6

P, S

P, S

P, S

 

 

 

 

 

 

Residential care facilities – Large 7+

 

 

P, S

 

 

 

 

 

 

Residential located above commercial

 

 

C

P

 

 

 

 

 

Rooming and boarding

 

C

C

 

 

 

 

 

 

Accessory dwelling units

P, S

P, S

P, S

 

C

 

 

 

P, S

Single-family dwellings

P, S

P, S

 

 

 

 

 

 

P, S

Transitional housing, supportive housing

P

P

P

P

P

 

 

P

P, S

P – Permitted Use; C – Conditional Use; S – Site Review

Use (Commercial) 

R-1

R-2

R-3

C

MU

I

P

PF

A

Adult entertainment

 

 

 

 

 

C

 

 

 

Agricultural machinery sales and service

 

 

 

 

 

P

 

 

 

Agricultural processing facilities, when processing products raised on the same property

 

 

 

 

 

 

 

 

C

Agricultural uses that are soil-dependent, including crop and tree farming, dry land farming, greenhouses, and vineyards

 

 

 

 

 

 

 

 

P

Agriculture – wholesale animal-raising facilities/livestock grazing

 

 

 

 

 

 

 

 

C

Alcoholic beverage, off-site sales

 

 

 

P

P

P

 

 

 

Alcoholic beverage, on-site sales

 

 

 

C, P

C, P

C

 

 

 

Ambulance services

 

 

 

C

 

P

 

P

 

Animal boarding and services

 

 

 

 

 

C

 

 

C

Animal hospitals/veterinary offices

 

 

 

 

 

C

 

 

 

Antennas and telecommunications facilities

 

 

 

C

C

C

 

C

C

Antique and collectible shops

 

 

 

P

P

P

 

 

 

Assembly use/public assembly

C

C

C

C

P

 

C

C

 

Auction houses

 

 

 

C

C

C

 

 

C

Automated teller machines (ATMs)

 

 

 

C

C

 

 

 

 

Automobile sales, new/used

 

 

 

 

 

C

 

 

 

Automobile service stations, repair

 

 

 

C

 

C

 

 

 

Automobile parts

 

 

 

P

 

P

 

 

 

Automobile storage

 

 

 

 

 

C

 

 

C

Automobile washing

 

 

 

C

 

C

 

 

 

Bakeries, retail

 

 

 

P

P

 

 

 

 

Bakeries, wholesale

 

 

 

 

 

P

 

 

 

Banks

 

 

 

P

P

 

 

 

 

Bed and breakfast inns

 

P

P

P

C

 

 

 

 

Bars, nightclubs

 

 

 

C

C

 

 

 

 

Bicycle sales, rentals and service

 

 

 

P

P

P

 

 

 

Blueprinting services

 

 

 

 

 

C

 

 

 

Boat sales, new/used

 

 

 

 

 

C

 

 

 

Bowling alleys

 

 

 

C

 

C

 

 

 

Breweries

 

 

 

C

 

C

 

 

 

Building materials, services

 

 

 

 

 

C

 

 

 

Business services

 

 

 

P

P

 

 

 

 

Cannabis facilities

 

 

 

 

 

C

 

 

 

Card rooms

 

 

 

C

 

C

 

 

 

Catering services

 

 

 

P

 

P

 

 

 

Cemeteries, public and private

 

 

 

 

 

 

 

P, S

 

Commercial recreation and entertainment

 

 

 

 

 

C

C

 

C

Communication facilities

 

 

 

 

 

C

 

C

C

Community gardens

C

C

C

 

 

 

 

C

 

Contractor’s yards

 

 

 

 

 

C

 

 

 

Convenience stores, retail

 

 

 

C

C

 

 

 

 

Dance studios, gymnasium, music studios

 

 

 

C

 

C

 

 

 

Drug stores, retail

 

 

 

P

P

 

 

 

 

Equipment sales, services, and rentals

 

 

 

 

 

 

C

 

C

Feed stores

 

 

 

C

 

P, S

 

 

P, S

Financial institutions

 

 

 

P

P

 

 

 

 

Food and beverage sales, wholesale

 

 

 

P

P

 

 

 

 

Fortunetelling

 

 

 

C

C

 

 

 

 

Funeral services

 

 

 

C

 

C

 

 

 

Galleries, arts, crafts, and artist studios

 

 

 

 

P

 

 

 

 

Golf courses

 

 

 

 

 

 

 

C

 

Grocery stores and delis

 

 

 

P

P

 

 

 

 

Ice cream shops

 

 

 

P

P

 

 

 

 

Inns

C

C

C

C

C

 

 

 

C

Instructional services

 

 

 

C

C

C

 

C

 

Laboratories/research

 

 

 

C

 

C

 

 

C

Laundromats, dry cleaning

 

 

 

P

 

P

 

 

 

Maintenance and repair services (nonautomotive)

 

 

 

C

C

P

 

 

 

Manufacturing, assembly, packaging, processing, and other industrial operation where all emissions are effectively confined

 

 

 

 

 

P, S

 

 

 

Medical clinics and laboratories

 

 

 

P

 

P

 

 

 

Motels and hotels

 

 

 

C

C

 

 

 

 

Offices (business, professional, administrative, and executive)

 

 

 

P

P

P

 

 

 

Outdoor dining as an accessory use to a principal on-site restaurant

 

 

 

C

C

 

 

 

 

Pawn shops

 

 

 

C

C

 

 

 

 

Personal services

 

 

 

P

P

 

 

 

 

Pet stores, including grooming as long as no kenneling services are provided

 

 

 

P

C, S

 

 

 

 

Plant nurseries – Indoor

 

 

 

C

C

 

 

 

P

Plant nurseries – Outdoor

 

 

 

C

C

 

 

 

P

Pool and billiards establishments

 

 

 

C

C

 

 

 

 

Printing, publishing, and blueprint services

 

 

 

 

 

P

 

 

 

Public storage

 

 

 

 

 

C

 

 

 

Public utilities facilities

C

C

C

C

 

C

C

C

C

Recreation facilities, commercial

 

 

 

C

 

P

C

C

C

Recycling drop-off

 

 

 

C

 

P

 

 

 

Recycling facilities

 

 

 

 

 

C

 

 

 

Research and development

 

 

 

 

 

C

 

 

C

Restaurants

 

 

C

P

P

 

 

 

 

Retail shops

 

 

 

P

P

 

 

 

 

Secondhand or consignment shops

 

 

 

C

C

C

 

 

 

Shopping centers

 

 

 

P

C

 

 

 

 

Special events

 

 

 

C

C

C

C

C

 

Theater

 

 

 

C

 

P

 

 

 

Tow yards/impound

 

 

 

 

 

C

 

 

 

Warehousing

 

 

 

 

 

C

 

 

P

Wineries and wine tasting

 

 

 

 

 

C

 

 

C

Wine tasting

 

 

 

P

P

C

 

 

 

P – Permitted Use; C – Conditional Use; S – Site Design Review

 

Use (Public) 

R-1

R-2

R-3

C

MU

I

P

PF

A

Clubs and lodges

 

 

 

C

 

C

 

C

 

Community centers

 

 

 

 

P

 

C

C

 

Convalescent hospitals/nursing homes

 

 

C

P

C

 

 

 

 

Cultural or historical establishments (museums, libraries, etc.)

 

 

 

C

 

 

C

C

 

Government offices

 

 

 

C

C

C

 

C

 

Parking lot, public

 

 

 

C

 

 

C

C

 

Parks and playgrounds, public

C

C

C

 

 

 

 

 

 

Places of worship

C

C

C

 

 

 

 

 

 

Public utility service yards

 

 

 

 

 

C

 

 

 

Recreation facilities, noncommercial

C

C

C

 

 

 

 

 

 

Schools, accredited/public

C

C

C

 

 

 

 

C

 

Utilities

C

C

C

C

C

C

C

C

C

P – Permitted Use; C – Conditional Use

Legislative History: Ords. 2007-03 (2/20/07), 2012-05 (8/21/12), 2014-02 (8/19/14), 2016-02 (1/19/16), 2019-04 (8/20/19)1, 2019-09 (11/19/19).

1

Code reviser’s note: The only change intended to be made by Ord. 2019-04 was the addition of the “Cannabis Facilities” row. The rest of the table was not amended, per the direction of the city.