Chapter 14-16 DISTRICT REGULATIONS

Part			Section
		RESIDENTIAL
2	R-1	Single-Family Residential District (Low Density)	14-16.200
2A	R-1P	Single-Family Planned 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
		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 N	Public Facilities and Institutional District	14-16.800
		COMMERCIAL RETAIL AND 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
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-1	Exclusive Agricultural District	14-16.1700
18	EM-A-2	Interim Agricultural District	14-16.1800
19	EM-OS	Open Space District (Privately-Owned Lands)	14-16.1900
20	EM-HP	Historical Preservation District	14-16.2000
21	EM-SC	Special Condition District	14-16.2100
22	EM-F	Flood Protection District
		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)

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

(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.

The following uses require an Administrative Review Permit:

DLU	4821	Amateur radio antennas
	6325	Private garage accessory to a principal residence
	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

(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.

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

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

(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 § 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 regulations shall 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
	Permitted for Single Lot	Permitted 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.
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. 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 Residential District is to 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

(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
		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

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 the 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
Exterior lot	3
Frontage
Interior lot at front setback (feet)	30
Exterior lot at front setback (feet)	35
“Flag lots” see Subdivision Ordinance
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
Side Yard
Interior lot: (determined by acceptable modification as requested)	Varies
Exterior lot: (street side only - feet)	10
Exterior lot—interior side (determined by acceptable modification as requested)	Varies
“Zero” lot line (when acceptable)	Yes
Accessory Buildings, detached, in rear half of lot—side and rear (feet)	1
Accessory buildings adjacent to alley (feet)	5
Maximum Building Heights
Principal building (2 stories) (feet)	28
With Special Use Permit (principal building only) (2 stories) (feet)	30
Accessory buildings (1 story) (feet)	18
Maximum lot coverage, total structures	45%
Includes principal and accessory buildings and required parking spaces.
Excludes recreational facilities, walks, outdoor living and open space areas.
Open Space	Permitted Use: Single Lot Subdivision
The following alternatives will be reviewed 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	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-1P 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-1P regulations.

(a) Each individual subdivision within the R-1P 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.

(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-1P Single-Family Planned Residential District shall be considered conforming in all respects at the time of reclassification to the R-1P District; provided, however, 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 provided 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 determined 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 subdivision 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.

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

(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
	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 multi-family 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)

14-16.304 District regulations.

The following regulations shall 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
PERMITTED	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
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

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 parcel map subdivision (less than five (5) lots) shall be permitted for a mini-lot or cluster lot developments.

Modification approval shall be subject to Site Plan Review and to the Multi-Family 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:

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

(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 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

(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
	4811	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 multi-family 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, § 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. 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 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	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
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 bedrooms	Additional bedrooms	Additional bedrooms	Additional bedrooms	Additional bedrooms
375 sq. ft.	375 sq. ft.	375 sq. ft.	375 sq. ft.	375 sq. ft.

(1) Excludes from 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, 1980, 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 14-16.404 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
	122	Drugs, chemicals; wholesale
		Exclusion: DLU 1229
	124	Food distributors; wholesale
	126	Electrical goods; wholesale
	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
	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, § 1, Ord. 679-85 C-M, eff. July 25, 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
	2	Cannabis manufacturing (Type 6 or 7 license) volatile and/or nonvolatile solvents
	6291	Cannabis testing lab (Type 8 license)
	91	Cannabis processing

(b) The following uses require a Special Use Permit:

DLU	114	Mini-warehouses, household goods
	129	Wholesale sales
	50	Retail cannabis facility (Type 10 license only)
	51	Service station
	547	Delicatessens
	581	Restaurants and coffee shops Exclusion: 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 thirty-five (35') feet in height
		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

(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

(4) The sales shall 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, synthetic 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

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
	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 regulations shall 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.

Maximum building height (unless extended by special exception)	35 feet
Distance between buildings on the same lot	10 feet
Lot coverage, total structures, 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.

(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 off-street 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; provided, 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 access shall 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 District shall 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 114
	12	Wholesaling
		Exclusion: DLU 1229
	13	Transportation services
	14	Manufacturing research and development
	16	Contractors, general and heavy
	17	Construction special trade contractors
	18	Vacant industrial nonmanufacturing buildings and uses.
	19	Heavy commercial uses Exclusion: 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	Ordnance 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
	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	Cannabis testing 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 products refining 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
	47	Utilities, R/W
	48	Communication
	49	Electric, gas, and sanitary service
	4811	Telecommunications sites
	4812	Telecommunications facilities
DLU	50	Retail cannabis facility (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
	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	Nonirrigated agriculture
	93	Pasture, native vegetation, pastured range, grass
	94	Animals, agriculture
	95	Reservoirs, water supply, 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	Farm labor housing
	4583	Crop dusting operation
		Radioactive materials, manufacture and use of

(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 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
	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

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.

(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 community.” 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 current 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.

(§ 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;

(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 employee 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)

14-16.705 Property development standards.

Mobile homes and mobile home parks shall conform to the property development standards set 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 permit shall be required for any remodels or additions to existing facilities so long as the existing density is not increased or the number of mobile home spaces reduced. Mobile homes proposed for conversion or closure shall be subject to the standards set forth in Chapter 4 (Mobile Home Park Conversions or Closures) of Title 11 (Mobile Homes and Parks).

(§ 1, Ord. 1376-19 (CM), eff. March 14, 2019, amended by § 3 (Exh. A), Ord. 1468-24 (CM), eff. November 7, 2024)

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 allowable uses within both the Public Facilities and Institutional zones. While certain uses owned by State or Federal agencies may not be totally under the jurisdiction 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).

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 permitted by right (P), subject to Design Review (D), requires an Administrative Use Permit with Design Review approval (AUP), requires a Special Use Permit with Design Review 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.

Uses (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
(1) Affordable housing project (multi-family, rental) SUP	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

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)

14-16.803 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 provide 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 for study/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

(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.

(ii) 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

(iii) 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. Such facility may operate by day or night, with or without compensation for such 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 provides twenty-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 as they 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 or without jail facilities.

(i) Definition: Buildings used for courtrooms, police stations, jails, and accessory offices.

(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 provides twenty-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 spaces shall 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 accommodations for occupation on a transient basis are located or may be placed. This includes tents and recreational vehicles.

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.

(1) 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 determined by Design Review based on the type of use.1

(2) Nonprofit organization offices.

(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 determined by Design Review.1

(3) 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

(4) 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.

(1) 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.1

(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.

(2) 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

(3) 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

(4) 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

(5) 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.

(ii) Parking requirements: As established through Title 9, Part 12 (Public and Quasi-Public Open Centers) standards and Design Review or planned development.1

(6) 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.

(1) 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 guest space 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.

(2) 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.

(3) 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.

(4) 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.

(5) 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.

(1) Airport (air field modifications).

(i) Definition: Facilities/modifications to the existing air field and infrastructure necessary to support safe aircraft arrival and departure which are identified in the Watsonville Municipal Airport

Master Plan including but not limited to: Instrument Landing System (ILS) improvements, runway extension, taxiway improvements allowed when a master plan is approved.

(ii) Development Standards: As outlined in a master plan and developed in conjunction with Design Review.

(2) Airport support (terminal expansion).

(i) Definition: Facilities to improve airport operations identified in the Watsonville 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.

(3) 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 repair shops, aircraft paint shops 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.

(4) 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.

(5) 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.

(6) 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.

(7) 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.

(8) Park and ride facility.

(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.

(9) Parking structure and parking lot (primary use).

(i) Definition: A structure or area the purpose of which is to 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.

(10) 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 or sewer 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.

(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 is located; 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 constructed of metal, wood, or other material which container was designed or patterned after structures 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

(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: 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 downtown 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 buildings 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
	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 uses identified 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

PRINCIPAL PERMITTED USES—UPPER FLOORS

GLU
04	Condominiums and Apartments
6801	Hotel
4833	Satellite earth station antennas

(d) 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.

(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)

14-16.1002 Conditional uses.

(a) 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

(b) 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
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
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

(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 § 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 C-M, eff. April 24, 2003, § 1, 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
6541 and 6542	Adult motion picture theaters

(§ 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

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 uses shall meet the multifamily 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 (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 § 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: 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 Exclusion: 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
GLU
60	Finance, insurance, and real estate
61	Personal services
	Exclusions: 616 and 618
62	Business services Exclusions: 6214, 6244, 6249 (janitorial service permitted), 6291, 6296, and 6297
64	Repair services, 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
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 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.

(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)

14-16.1105 District 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 modified by 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
Exception: When property directly abuts an R District:	None
Front, side or rear abutting	10 feet

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 and development standards. Parking district spaces shall 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 access for such structures/uses be permitted 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 uses shall meet the multifamily development guidelines for a minimum of two hundred (200) square feet per unit of open space, including ninety-six (96) square feet in private deck or patio. 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 convenient 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 Exclusion: All eating and drinking places offering live entertainment or dancing, 582 uses; and drive-through facilities
5811	Restaurant
59	Retail stores miscellaneous 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	Business services
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.

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
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
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	Contractors 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	Retail stores~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
50	Retail cannabis facility (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

(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.

(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 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, § 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 regulations shall be observed in the Thoroughfare Commercial 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 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	None
Exception: When property directly abuts an R District:
Side or rear abutting	10 feet

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 is to provide limited centers for 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
5811	Restaurant
5916	Coin dealers
5992	Florists, retail
6036	Title insurance companies
604	Insurance agent offices
605	Real estate~Exclusions: 6055 and 6056
606	Combination offices
611	Cleaning services
613	Personal service, 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	Professional services, 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)

14-16.1302 Accessory uses, buildings, and structures.

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.

(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
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)
581	Eating places
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 cannabis facility (Type 10 license only)
DLU
541	Convenience store with beer and wine sales
541	Grocery store with liquor sales

(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.

(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, Ord. 1135-02 C-M, eff. September 10, 2002, § 1, Ord. 1162-03 C-M, eff. October 23, 2003, § 1, Ord. 1201-06 (CM), eff. October 26, 2006, § 1, Ord. 1369-18 (CM), eff. October 11, 2018, and § 2, Ord. 1464-24 (CM), eff. July 11, 2024)

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 regulations shall be observed in the Neighborhood Commercial 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 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	None
Exception: When property directly abuts an R District:
Side or rear abutting	10 feet

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 Center District is to establish regulatory controls on commercial shopping center complexes located outside the central business district of the City; and to provide 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

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

COMMERCIAL AMUSEMENT AND RECREATION 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
	541	Grocery store with beer and wine sales
	5811	Restaurant with beer and wine sales

(b) The following uses require 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 cannabis facility (Type 10 license only)

(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.

(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)

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	Secretarial services to 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.

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

Cannabis testing 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

(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.

(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 regulations shall be observed in the Office 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 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	None
Exceptions: When property directly abuts an R District:
Side and rear abutting	10 feet

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)

14-16.1505 Additional requirements.

All portions of the yard not used for access drives, yard storage, or parking shall be landscaped and provided 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 development 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
	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 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:

DLU	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
	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

(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.

(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:

Minimum lot area and dimensions.
Area, interior and corner lot	6,000 square feet
Frontage, interior and corner lot	50 feet
Minimum yard setback requirements.
Front	15 feet
Side and rear yards	None
Exceptions: When property directly abuts an R District:
Side or rear abutting	15 feet
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	75 feet; provided, however, additional height may be allowed subject to approval by Special Use Permit

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1605 Additional requirements.

(a) All uses shall be conducted wholly within a completely enclosed building, except for service stations and off-street parking and loading facilities, recreational facilities, and outdoor restaurants.

(b) All portions of the yard not used for access drives, yard storage, or parking shall be landscaped and provided with adequate sprinklers or appropriate automatic irrigation devices.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 17: EM-A-1—Exclusive Agricultural District

14-16.1700 Purpose.

The purpose of the Exclusive Agricultural District is to protect and foster agriculture, to permit all normal uses related to agriculture, and to prohibit those that would be in conflict. Insofar as is practicable, it is the intention to retain solely for agricultural production lands of predominately Class I and Class II soils.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1701 Principal permitted uses.

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

AGRICULTURAL USES
GLU	91	Irrigated agriculture
	92	Nonirrigated agriculture
	93	Pasture and native grasses
	94	Animals, agriculture
	95	Reservoirs, water supply
	96	Native vegetation, forest, and brush
	97	Lake
	98	Wetlands
	99	Agricultural testing facilities

NONAGRICULTURAL USES
GLU	01	Single-family dwelling unit
	07	Foster home
	724	Pre-school day care for less than six (6) children
	01	Living quarters of persons regularly employed on the premises~Exclusions: 05: labor camps, labor dwellings, or other accommodations or areas for transient labor
	—	Home occupation
	115	Barns, storage buildings
	1982	Fruit packing, drying and storage sheds
	9130	Greenhouses of 500 square feet or less
	6915	Offices incidental and necessary to conduct a permitted use
	5499	Stands limited to the display and sale of agricultural commodities produced on the premises. Such stands shall not exceed 400 square feet in area
	152	Storage tanks and pumps for fuel
	8611	Facilities for fish and wildlife enhancement and preservation
	872	Pool, swimming, nonprofit
	6325	Private garages and off-street parking areas
	4	Public utility facilities, structure and uses

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1702 Conditional uses.

The following uses shall be subject to the approval of a Special Use Permit issued through the public hearing process by the Commission:

DLU	9130	Greenhouses in excess of 500 square feet
	05	Farm labor camp

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1703 District regulations.

The following regulations shall be observed in the Exclusive Agricultural District for the use proposed, except as otherwise provided in this title or as modified by Conditional Use Permit:

Height Regulations: No structure shall exceed thirty-five (35') feet in height.

Site and Building Requirements	Each S.F.D.U.	Accessory Buildings	Site
Lot Area	5 Acres	-	10 acre minimum, unless exception granted
Site and Building Requirements	Each S.F.D.U.	Accessory Buildings	Site
Lot Width—Minimum	-	-	300 feet, unless exception granted
Distance to any street	20 ft. minimum	20 ft. minimum	-
Distance between structures	As allowed by Uniform Building Code	As allowed by Uniform Building Code	-
Front yard	20 feet	20 feet	-
Interior Side Yard	5 feet	5 feet	-
Rear Yard	20 feet	*See Note	-

* Note: Accessory buildings shall not occupy more than fifty (50%) percent of the area of required rear yard.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 18: EM-A-2—Interim Agricultural District

14-16.1800 Purpose.

The purpose of the Interim Agricultural District is to preserve land in interim agricultural use and protect against premature urban development, which are presently unneeded, and for which it may be uneconomic to provide urban services.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1801 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.

115	Barns, stables
1982	Fruit packing, drying, and storage sheds
9130	Greenhouses of 500 square feet or less
846	Aviaries and apiaries
94	Domesticated wild animals, i.e., bison, etc.
-	Home occupation
6915	Offices incidental and necessary to conduct a permitted use
5499	Stands limited to the display and sales of agricultural commodities produced on the premises. Stands shall not exceed 1,000 square feet of gross floor area and shall be set back twenty (20') feet from all street or lot lines
152	Storage tanks and pumps for fuel
01	One-family dwelling of the owner or lessee of the land or any employee or an employee of the owner or lessee of the land upon which the use or permitted use is carried on
07	Foster home
724	Pre-school day care for less than six (6) children
8611	Facilities for fish and wildlife enhancement and preservation
872	Pool, swimming, nonprofit

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1802 Conditional uses.

The following uses shall be subject to the approval of a Special Use Permit issued through the public hearing process by the Commission:

			Minimum Required Acreage
DLU	9130	Agriculture within structures, e.g., nurseries, mushrooms (over 500 square feet)	2
	081	Temporary (not more than three (3) years) use of a mobile home or travel trailer for caretaker or watchman in isolated areas	5
	01	Servants’ quarters	1
	59161	Commercial feed lot	1
	05	Farm labor quarters	10
	01	Caretaker’s quarters (permanent structure)	1
	473	Flood control works, including channel rectification and alteration, streets, highways, dams, canals, and aqueducts of any public water project
	724	Pre-school day care for (6) six or more children
	197	Kennels	2
	05	Labor camp	10
	242	Lumber mill	20
	1244	Poultry and other Fowl in excess of 100 acres	2 1/2
	4	Public utility facilities, structures, and uses	-
	855	Riding academies, public stables, guest ranch	2
	9425	Small animals in excess of 100 acres (e.g., rabbits, hamsters, guinea pigs, chinchilla, mink)	2 1/2
	197	Small animal hospital	1/2
	197	Veterinary office	1/2
	843	Zoo and natural science museum	2 1/2
	20	Processing of products produced on the premises	5
	85	Outdoor recreation areas, uses, and facilities, including country clubs, swimming pools, and golf courses
	90	Mines, quarries, and gravel pits
	4582	Private airports and landing strips
	7	Public and quasi-public buildings or structures and uses of an administrative, cultural, or public service type

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1803 District regulations.

The following regulations shall be observed in the Interim Agricultural District for the use proposed, except as otherwise provided in this title or as modified by Conditional Use Permit:

Height Regulations: No structure shall exceed thirty-five (35') feet in height.

Site and Building Requirements	Each S.F.D.U.	Accessory Buildings	Site
Lot Area, Minimum	1 Acre	-	5 Acres, unless exception granted
Lot Width, Minimum	-	-	330 feet, unless exception granted
Distance to any street	20 feet	20 feet	-
Distance between structures	As allowed by Uniform Building Code	As allowed by Uniform Building Code	-
Front Yard	20 feet	20 feet	-
Interior Side Yard	5 feet	5 feet	-
Rear Yard	20 feet	*See Note

* Note: Accessory buildings shall not occupy more than fifty (50%) percent of the area of required yard.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 19: EM-OS—Open Space District (Privately-Owned Lands)

14-16.1900 Purpose.

The purpose of the Open Space District (Privately-Owned Lands) is to provide regulations pertaining to privately owned lands which, because of poor drainage, danger of flooding, danger of land slippage or seismic action, danger of liquefaction, excessive slope, or similar reason related to the physiographic condition of the land, are unsuited or unsafe for intensive human use. The EM-OS District is intended to be located at those places indicated in the environmental constraint maps. Redistricting may also occur within any project area in the event field conditions would so indicate.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1901 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.

GLU	91	Irrigated agriculture. Exclusions: 913 Greenhouses in excess of 500 square feet
	92	Nonirrigated agriculture
	93	Pasture and native vegetation
	94	Animals, agriculture
	95	Reservoirs, water supply
	96	Native vegetation, forest, and brush
	97	Lake, river, stream
	98	Slough, marsh

NONAGRICULTURAL USES
GLU	-	Accessory buildings and accessory uses related to products produced on premises
	115	Barns, storage buildings, maximum ground floor area 1,000 square feet
	8611	Facilities for fish and wildlife enhancement and preservation
	-	Open space credited to adjacent cluster development

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1902 Conditional uses.

The following uses shall be subject to the approval of a Special Use Permit issued through the public hearing process by the Commission:

658	Trails, commercial pedestrian, equestrian, or bicycle, commercial
854	Park, picnic grounds, commercial or private
855	Riding academy, commercial or private
87	Private nonprofit facilities

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.1903 District regulations.

The following regulations shall be observed in the Open Space District (Privately-Owned Lands) for the use proposed, except as otherwise provided in this title or as modified by Special Use Permit:

(a)	Distances of structures to any street or alley or property line	20 feet
	Distance between structures	As allowed by Uniform Building Code
	Height limitation	25 feet

(b) Density credit. That portion of the area of any parcel which is included in the EM-OS District shall be counted at twenty (20%) percent of its actual area in square feet for the purpose of determining the number of dwelling units permitted on the balance of the parcel lying outside the EM-OS District, or, if the balance of the parcel lies in a commercial or industrial district, the area within the EM-OS District shall be counted at twenty (20%) percent of its actual area for the purpose of determining the permitted commercial or industrial development.

Should any parcel lie partially within the EM-OS District, and partially within a single-family zoning district, the number of dwelling units permitted shall be determined in accordance with the provisions above. The subdivision shall be so designed as to cluster the permitted dwelling units on the portion of the parcel lying in the single-family zoning district. The portion of the parcel lying within the EM-OS District shall be used only for a use listed above, or may be dedicated to the City in satisfaction, or partial satisfaction, of the requirements of the Land Dedication Ordinance.

Should any parcel lie partially within the EM-OS District, and partially within a multi-family zoning district, the number of dwelling units permitted shall be determined in accordance with the provisions above. The Site Plan Review required for all multi-family development shall, in addition to determining conformity with the adopted guidelines of standards, insure that no dwelling units will lie within the boundaries of the EM-OS District and only the uses listed above are established on such lands.

Should any parcel lie partially within the EM-OS District and partially within any district other than a residential district, the uses permitted on such portion shall be those permitted in said district, except that the total area of the parcel as provided above may be taken into consideration in the Site Plan Review process in determining the quantity or extent of the uses permitted. The Site Plan Review shall insure that only those uses listed above are established on that portion of the site lying within the EM-OS District.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 20: EM-HP—Historical Preservation District

(For Future Enactment)

Part 21: EM-SC—Special Condition District

14-16.2100 Purpose.

The purpose of the Special Condition District is to establish provisions whereby the special or unique needs or characteristics of particular districts, or the uses proposed therein, may be met, and to assure a harmonious relationship between the existing and proposed uses in all areas, and to coordinate and promote the community improvement efforts of both private and public sources.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2101 General provisions.

In considering any proposed amendment, the Commission may recommend and the Council may impose conditions to any zoning classification of property where it is found that such conditions must be imposed so as not to create problems inimical to the public health, safety, and general welfare of the City, or to assure that uses made of property so reclassified are consistent with, and not detrimental to, the uses of adjacent or nearby property, and to assure the adequacy of public facilities which may be required by reason of the development of any such use.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2102 Applicability.

In any district to which special conditions have been applied (designated by the letter “X” on the Zoning Map), such conditions shall be fully set forth as a part of the ordinance adopting and establishing such district. When so designated, no development shall take place and no permits shall be issued for such within such district until all special conditions have been complied with and the “X” designation has been removed from the Zoning Map; provided, however, such development and/or improvements as have been required by the special conditions shall be permitted.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2103 Removal of “X” designation.

Upon compliance with all of the provisions and requirements of the special conditions, the City Clerk shall cause the “X” designation to be removed from the Zoning Map, and the district designation shall revert to the zone to which the area was reclassified, and development may take place in accordance with the provisions of the zoning classification.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 22: EM-F—Flood Protection District

14-16.2200 Purpose.

The purpose of the Flood Protection District is to establish regulations to those areas subject to being inundated by a 100-year flood in order to prevent loss of life and property damage and to prevent or minimize unnecessary interference with the flow of flood waters in the flood channel. The regulations of the EM-F district shall supplement the requirements of the zoning district otherwise applying to land lying within the EM-F District.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2201 General provisions.

Reference is made to Chapter 2 of Title 9 of this Code entitled “Flood Damage Prevention”, as amended from time to time, which provides administrative procedures for the establishment of a flood damage prevention development permit required for any development proposed on lands designated as being within established areas of special flood hazard.

The area of any EM-F District shall be further subdivided into two (2) districts as follows:

(a) The Floodway District shall include the normal channel of any stream included within an EM-F District, plus any additional land lying outside of the banks of the stream which is necessary to safely convey the 100-year flood as designated on official Federal Insurance Administration Rate maps. On the Zoning Map that portion of the EM-F District including the flood channel shall be designated by the initials FW.

(b) The Flood Plain District shall be all the land subject to inundation by a 100-year flood, except that land included in the Floodway District. On the Zoning Map that portion of the EM-F District outside the flood channel shall be designated by the initials FP.

(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 9, Ord. 659-84 C-M, eff. December 27, 1984)

14-16.2202 Regulations: FW—Floodway District.

(a) Any of the following uses, provided they are listed as Principal Uses in the underlying zoning district, shall be deemed to be permitted principal uses in the Floodway District of the EM-F District:

(1) Agriculture;

(2) Open air private and public recreation facilities not requiring major structures;

(3) Loading and unloading areas and parking lots provided there shall be no buildings or structures; and

(4) Storage yards for equipment or materials not subject to substantial damage by flood and not subject to flotation or movement.

(b) Any use listed as a principal or conditional use in the underlying zoning district, but not included in the uses listed in subsection (a) of this section, may be permitted as a conditional use in the Floodway District subject to securing a Special Use Permit and subject to the following regulations:

(1) Structures shall be set back at least twenty-five (25') feet from the top of the natural or improved stream bank.

(2) Special design and/or flood-control works shall be employed to render the structures and/or building sites free from the effects of bank erosion and so as not to otherwise constitute a threat to life or property.

(3) The ground floor level of such structures shall be to or above the 100-year flood profile level.

(4) Such uses will not increase the flood hazard, or increase the possibility or rate of erosion, or in any way impair the carrying capacity of the flood channel as determined by the Federal Emergency Management Agency (FEMA) and applicable Federal regulations.

(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 10, Ord. 659-84 C-M, eff. December 27, 1984)

14-16.2203 Regulations: FP—Flood Plain District.

(a) Any use listed as a principal use in the Floodway District of the EM-F District shall be deemed a principal permitted use in the Flood Plain District provided it is included as a principal use in the underlying zoning district.

(b) Any use customarily accessory to a permitted principal use shall be deemed to be a permitted accessory use provided it does not require the construction of a permanent building or, if such a building is required, that its floor level be to or above the 100-year flood profile level.

(c) Any other use listed as a principal or conditional use in the underlying zoning district may be permitted as a conditional use in the Flood Plain District of the EM-F District subject to securing a Special Use Permit and subject to the following regulations:

(1) The ground floor level of any structure shall be to or above the 100-year storm profile level.

(d) All building foundations and utilities shall be constructed to withstand water pressure shown by competent engineering data to be necessary for the public safety and the preservation of property.

(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 11, Ord. 659-84 C-M, eff. December 27, 1984)

Part 23: EM-SS—Seismic Safety District

14-16.2300 Purpose.

The purpose of the Seismic Safety District is to implement the Seismic Safety Element of the General Plan and the Alquist-Priolo Special Studies Zone Act and to reduce the loss of life, injury, and damage to public and private property and government costs for disaster relief associated with geologic hazards.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2301 Designation.

The EM-SS overlay district shall be combined with the underlying district currently in effect. The EM-SS overlay district shall be designated by the use of the letters EM-SS following the underlying zoning designation.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2302 Application of regulations.

The provisions of the EM-SS District shall be in addition to those of the underlying district. If any of the regulations of the underlying district are less restrictive than the regulations of the EM-SS overlay district, then the regulations of the EM-SS District shall govern.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2303 Uses.

(a) Permitted uses. All uses allowed in the underlying district, with the exception of those listed in subsection (b) of this section as conditional uses, shall be permitted subject to the regulations of the EM-SS District.

(b) Conditional uses. Critical structures (see reference material for definition) shall not be permitted in the Zayante Fault Zone or the “A” Liquefaction Zone unless a Special Use Permit is granted in accordance with the underlying district regulations. In addition to the findings required, the Zoning Administrator or Commission shall find that alternative locations not subject to geologic hazards are not available and that the proposed use is vital to the provisions of necessary public services before such use is approved.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2304 Geologic reports.

Geologic reports shall be in sufficient detail to meet the criteria and policies established by the State Mining and Geology Board for individual parcels of land. Geologic reports shall be required prior to development as follows:

(a) Zayante Fault Zone. Permit applications for subdivisions, minor land divisions, critical structures, and structures for human occupancy other than building permit applications for a single-family wood frame dwelling not exceeding two (2) stories within the Zayante Fault Zone shall be accompanied by a geologic report.

(b) “A” Liquefaction Zone. Permit applications for subdivisions, minor land divisions, critical structures, and structures for human occupancy other than building permit applications for a single-family wood frame dwelling not exceeding two (2) stories within the “A” Liquefaction Zone shall be accompanied by a geologic report.

(c) “B” Liquefaction Zone. Permit applications for critical structures within the “B” Liquefaction Zone shall be accompanied by a geologic report.

The Planning Director may waive a requirement for a geologic report if sufficient geologic information is on file.

Geologic reports shall be reviewed for adequacy, if necessary, by a geologist retained by the City. Based on the geologic report, the decision-making body shall determine the specific geologic hazard at the site and shall evaluate the suitability of the proposed use in relation to the hazard. In granting any permit, the decision-making body shall attach such conditions as may be deemed necessary to fulfill the purposes of the district. Such conditions may include, but shall not be limited to, alternative locations of structures, special foundation design, and special structural design or equipment which will facilitate restoration of utility service in the event of displacement. A permit shall be denied if the decision-making body finds that the site is unsuitable for the proposed use because of geologic hazards which cannot be mitigated.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2305 Setbacks.

No structure for human occupancy subject to the geologic report requirement shall be permitted within fifty (50') feet of the tract of an active or potentially active fault. Critical structures, other than major utility transmission lines, shall be permitted within 100 feet of the tract of an active or potentially active fault. These setback requirements may be waived only if the geologic report has satisfactorily demonstrated that the fault is inactive.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2306 Existing structures.

Alterations or additions to any structure permitted in the Seismic Safety District, the value of which does not exceed fifty (50%) percent of the value of the structure, shall be exempt from the regulations of the Seismic Safety District. Structural alterations or additions to any structure requiring a Use Permit under this district shall be subject to the regulations of this district.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 24: EM-H—Hillside District

14-16.2400 Purpose.

The purpose of the Hillside District is to place special controls on proposed development, public or private, within hillside areas which have an average natural slope greater than fifteen (15%) percent in order:

(a) To preserve and enhance hillsides as a fragile resource;

(b) To protect people and property from potentially hazardous conditions particular to hillsides;

(d) To enhance the beauty of the City’s landscape;

(e) To provide density, grading, and land use criteria that will assure the best possible treatment of the hillsides’ natural features and open space;

(f) To reduce excessive padding or terracing of building sites on the hillsides;

(g) To provide safe and functional ingress and egress of vehicular, pedestrian, and bicycle traffic to and within hillside areas;

(h) To provide for access by emergency vehicles necessary to serve the hillside areas; and

(i) To encourage the concentration of dwellings and other structures by clustering and/or high rise on small areas, thereby preserving hillsides in their natural state.

(Ord. 506-80 C-M, eff. September 11, 1980)

14-16.2401 General provisions.

The following regulations shall apply to the EM-H District. Where conflicts in regulations occur, the regulations set forth in this part shall apply:

(a) Slope/natural state requirements. All proposed developments in the EM-H District shall calculate the maximum percentage of the property which shall remain undisturbed by any building or grading, utilizing the following formula:

Percent Average slope	=	100 CL	where:
		A

C is the contour interval, in feet

L is the combined length of such contours, in feet

A is the area of the property in square feet.

The percent of average slope shall be certified by a registered civil engineer. Once the percent of average slope is determined, that percentage of the parcel which shall remain undisturbed can be determined by using the following graph:

(b) Maintenance of open space. Open space areas which are under private ownership shall include covenants and restrictions placed on such properties requiring the owners to conduct annual inspections, consisting of clearance of adequate fire breaks and replanting where necessary to protect bare soil from erosion.

(c) Parking standards. Parking standards may be subject to modification by the decision-maker where the parking in the proposal will satisfy the intent of providing safe adequate parking. Parking in bays may be provided in lieu of on-street parking:

(1) Between dwellings of clusters of dwellings;

(2) In the center of cul-de-sac turnarounds; and

(3) Behind dwellings.

(d) Street requirements. The width of streets and street designs shall be constructed in accordance with the standards established by the Council as adopted by resolution.

(e) Pre-submission conferences. Prior to the submission of proposed plans, the applicant shall schedule a meeting with planning staff members to discuss the requirements of the Hillside District. At this meeting the applicant shall be prepared to present the following information about his development:

(1) Outline and size of parcel;

(2) Percent average slope;

(3) Location and percent coverage by buildings, parking, private drives, and other improvements, including any necessary grading; and

(4) Area to remain undisturbed.

(f) Design standards. Design modifications, such as clustering or grouping of buildings on the flat section of parcels, shall be encouraged to reduce necessary grading to a minimum. In no case shall disturbed areas exceed that allowed by the slope/natural state requirements of this title.

(g) Lots of record. Any lot of record within the Hillside District prior to the enactment of this title shall be permitted at least one dwelling unit.

(h) Findings required. No development in the EM-H District shall be approved unless a finding is made that the development conforms to the provisions of this title.

(Ord. 506-80 C-M, eff. September 11, 1980)

Part 25: PD—Planned Development District*

* Former Part 25, Planned Development Residential District, codified from Ordinance No. 714-86 C-M, as amended by Ordinance No. 812-89, effective August 10, 1989, repealed and replaced in its entirety by Ordinance No. 918-93 C-M, effective April 8, 1993.

14-16.2500 Purpose.

The purpose of the Planned Development District is to provide a technique to foster development plans for eligible lands which serve public objectives more fully than development plans permitted under conventional zoning regulations; and to establish criteria for identifying those parcels of land which are eligible for the special procedures available for creative development plans requiring special review and approval procedures.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2501 Designation.

The Planned Development District (PD) shall be combined with the underlying residential, commercial, or industrial districts currently in effect. The PD overlay district shall be designated by the use of the letters PD following the underlying zoning designation. The regulations of the underlying district may be superseded, modified or amended upon approval of the planned development as provided in this part.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2502 Intent.

The intent of this overlay district is to insure that:

(a) Planned development zoning will be granted only where the subject parcel is large enough to make innovative and creative site planning possible;

(b) Applicants shall have the professional capability to produce a creative plan;

(c) The public interest in achieving goals stated in the General Plan will be served more fully through the planned development process rather than through application of conventional district regulations;

(d) The advantages to landowners afforded by the planned development process will be balanced by public benefits;

(e) Natural or man-made features and resources of the site such as topography, trees, watercourses, and the like are preserved; and

(f) A Planned Development Overlay District shall only be allowed in any existing zoning districts.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2503 Modified regulations.

A Planned Development District may provide for modifications on district regulations, where appropriate, in the following areas:

(a) Building setbacks;

(b) Street standards;

(d) Parking and loading;

(e) Landscaping;

(f) Open space;

(g) Lot area;

(h) Height;

(i) Density (units/acre); and

(j) Use.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2504 Eligibility criteria.

An applicant for a Planned Development District must demonstrate the following before the application may be heard:

(a) Land area. The land subject to planned development applications comprises one acre or more of buildable land.

(b) Land ownership. The applicant owns or controls the land subject to the Planned Development zoning application.

(c) Development team. A development team of design professionals (architect, landscape architect, planner, civil engineer, soils engineer, solar energy expert, as appropriate) with the expertise and experience to carry out the intent of the permit has been engaged.

(d) Justification. All aspects of the proposed development which represent a departure from strict application of district regulations shall be explained in the application and reasons given why the proposed development plan affords greater public benefits than would be achieved through application of conventional zoning regulations.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2505 General procedure.

(a) Process. Generally, utilization of the Planned Development District zone will involve the following process: general development plan and PD zoning approval at public hearings by Planning Commission and City Council; specific development plan approval through special use permit issued by the City Council at public hearing; issuance of building permits.

(b) Phased Development. A proposed phased development shall be accompanied by a schedule establishing approximate dates when each phase shall be complete. Each phase of a phased development shall be independently self-sufficient, and include at least its pro rata share of total planned common space, facilities, and services.

(c) Provision, operation and maintenance of common areas. Where common areas of facilities are proposed, an operation and maintenance program shall be prepared prior to the issuance of the planned development permit.

(d) Applicable district regulations. Regulations and standards of the underlying district shall apply except where departures from strict application of district regulations are authorized by the planned development permit.

(e) Legal advertising. All aspects of a proposed project which represent a departure from district regulations shall be set forth in the legal advertising of such proposed project.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2506 Adopting planned development residential combining district.

General development plan required. An application for adopting a PD district shall be accompanied by a graphic general development plan which, if approved by the Planning Commission and City Council, shall become a part of the zoning map.

(a) The graphic general development plan shall show the following information presented in graphic and schematic form and at a scale satisfactory to the Zoning Administrator with a reduced reproducible print of the approved drawing suitable to the Zoning Administrator for publication purposes.

(1) Proposed land uses;

(2) Location of buildings, structures and building groups;

(3) A tabulation of proposed dwelling unit density in residential areas;

(4) Proposed circulation systems including preliminary street cross-sections;

(5) Proposed parks, playgrounds, school sites and other open spaces;

(6) Location and type of existing and proposed landscaping, and identification of any existing trees to be removed;

(7) An economic feasibility analysis of proposed mixed uses;

(8) Development phasing for entire project;

(9) Relation to future land uses in surrounding area as proposed in the general plan;

(10) Proposed off-street parking (ratio, locations, total number of spaces);

(11) Any additional data required by the Zoning Administrator as necessary to analyze the rezoning application;

(12) Elevations and perspective drawings of all proposed structures, such drawings need not be the result of the final architectural decisions and need not be in detail; the purpose of such drawings is to indicate within stated limits the height of the proposed buildings and the general appearance of the proposed structure, to the end that the entire development will have architectural unity and be in harmony with surrounding developments; and

(13) A written statement regarding all aspects of the proposed development which represent a departure from strict application of district regulations, including explanations and reasons why the proposed development plan affords greater public benefits than would be achieved through application of conventional district regulations.

(b) A PD District initiated by the Planning Commission or City Council will require a graphic general development plan only if so determined by the initiating body. In such cases the initiating body may require a graphic general development plan which contains all or only part of the required information as outlined in subsection (a) of this section.

(c) The Planning Commission and City Council may require such other information which, combined with the original information submitted, shall be for the purpose of ascertaining substantial conformity with the General Plan, and with the surrounding area.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2507 Adoptions.

(a) Adoption of a Planned Development District shall be conducted according to procedure established in Part 10, Chapter 14-10 of this Code.

(b) Recommendation by the Planning Commission, adoption by Ordinance of a Planned Development District by the City Council, and issuance of a special use permit by the City Council after adoption of a Planned Development District shall in each instance be passed by at least five (5) affirmative votes.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2508 Criteria for approval.

Before recommending or approving any Planned Development District and related development plan, the Planning Commission and the City Council shall find that:

(a) The District is:

(1) Consistent with the General Plan and/or the Local Coastal Land Use Plan, and/or adopted area plans when applicable; and

(2) Consistent with the purposes of this chapter and other applicable sections of this title.

(b) The General Development Plan:

(1) Includes planned variations to underlying district regulations which serve public purposes to an equivalent or higher degree than would underlying district regulations;

(2) Can be coordinated with existing and proposed development of surrounding areas;

(3) Overall, provides an amenity level and amount of open space greater than what would have been permitted by the underlying district regulations;

(4) If applicable, a final subdivision map for the proposed planned development shall be recorded within two (2) years of the expected date of adoption of the General Development Plan for the planned development;

(5) Is planned so that the total development in each individual development phase can exist as an independent unit; adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to present and planned surrounding uses, as shown in the General Plan, but will have a beneficial effect which could not be achieved without being located in a PD District;

(6) Includes streets and thoroughfares, suitable and adequate to carry anticipated traffic, and the proposed densities will not generate traffic in such amounts as to overload the street network outside the development;

(7) Is designed so that existing or proposed utility services and facilities and other public improvements are adequate for the population densities and land uses proposed;

(8) Is designed so that proposed ratios for off-street parking are consistent with parking regulations;

(9) Will not have a detrimental and unmitigatable financial impact on the City.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2509 Special use permit required.

After adoption of a Planned Development District, a special use permit issued by the City Council after public hearing, shall be required for any and all used in a PD District. Application for a special use permit shall be made no later than six (6) months after the PD District becomes effective. Failure to file a complete special use permit application will result in the expiration of the PD District as approved by the City Council, unless an extension in time granted by the City Council.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2510 Specific development plan required.

(a) An application for a special use permit in a PD District shall include and be accompanied by a specific development plan which, if approved by the City Council, shall become a part of the use permit.

(b) The specific development plan shall include:

(1) A map showing the existing topography and the proposed topography of the development at one-foot contour intervals;

(2) A map showing;

(i) Any street system and lot design proposed with the development;

(ii) Vehicular/pedestrian/bicycle circulation;

(iii) Parking areas and proposed parking ratios (off-street/on-street), all parking aisles, stall and curve radii dimensions and landscaped areas;

(iv) Any areas proposed to be dedicated or reserved for parks, parkways, playgrounds, school sites, public buildings and other such uses;

(v) Landscaped public open space;

(vi) Landscaped private open space;

(3) A plot plan for each building site or sites showing the approximate location of all proposed buildings indicating distances between buildings, structures and property lines;

(4) A detailed tabulation of the resultant densities of persons and dwelling units;

(5) A written statement regarding all aspects of the proposed development which represent a departure from strict application of district regulations, including explanations and reasons why the proposed development plan affords greater public benefits than would be achieved through application of conventional zoning regulations;

(6) Any or all of the following plans, diagrams and information shall also be required, to be included when appropriate on the plot plan or appended thereto:

(i) Off-street parking and loading plan;

(ii) A circulation diagram indicating the proposed movement of vehicles, goods and pedestrians within the PD District, and to and from adjacent public thoroughfares. Any special engineering features and traffic regulation devices needed to facilitate or insure the safety of the circulation pattern shall be shown;

(iii) Landscaping and tree planting plan showing the approximate location and type of plan materials to be installed;

(iv) Engineering site plans including detailing proposed finished grades and all public improvements;

(v) Engineering plans for the provision of public utilities for the site, including provisions for off-site connections and facilities necessary to serve the site;

(vi) Elevations and perspective drawings of all proposed structures. Such drawings need not be the result of the final architectural decisions and need not be in detail. The purpose of such drawings is to indicate within stated limits the height of the proposed buildings and the general appearance of the proposed structure, to the end that the entire development will have architectural unity and be in harmony with surrounding developments;

(vii) A written statement describing the disposition of recreation and open space areas. Such statement shall include proposals for ownership, development and maintenance.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2511 Processing applications.

(a) Applications for rezoning to the Planned Development District shall be made on forms prescribed by the Zoning Administrator.

(b) The preferred application processing approach is for concurrent review and action on the PD rezoning application and special use permit. An applicant has the option of submitting a general development plan for prior approval of the PD District. The purpose of such option is to allow conceptual approval and clarification of development issues on complex applications where an applicant desires such approval and clarification before embarking on detailed project plans. Under such option, approval of the PD District must be followed by an application for a special use permit, filed within six (6) months after the PD District becomes effective.

(c) The special use permit shall require the submittal of a specific development plan and approval by the City Council after a public hearing. While the PD District is intended to resolve issues pertaining to use, environmental review, General Plan policy and other policies, the special use permit approval is intended to implement the PD District and establish the precise site and building plan.

(d) An application for a special use permit in a PD District shall be accompanied by a development schedule indicating to the best of the applicant’s knowledge the approximate date on which construction of the project will commence, and completion date. The development schedule, if approved by the City Council, shall become a part of the specific development plan and shall be adhered to by the applicant of the property in the PD District and any successors in interest. The special use permit shall become null and void unless foundations are set within twelve (12) months of the granting of the permit. Extensions may be granted in the discretion of the City Council not to exceed a cumulative total of three (3) years in annual extensions not to exceed one year. Compliance with the phasing schedule consists of filing subdivision map and use permit applications and actively pursuing subdivision map and use permit applications and actively pursuing permit approval within the time permitted by the phasing schedule.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

14-16.2512 Modifications.

Application for modifications to an approved planned development special use permit shall be submitted to the City Council. Such applications shall include all plans, maps, studies and reports that may reasonably be required to make the determinations called for in the particular modification request.

(a) Modifications to a special use permit project, prior to construction, shall be processed in accordance with Section 14-10.609 of this title (Modifications of Terms or Conditions).

(b) Before recommending approval or approving a modification, the City Council shall find that:

(1) Proposed modifications maintain the original purpose and reasons for approval of the Planned Development District and are consistent with the original conditions of approval;

(2) All proposed modifications meet the regulations for the district in which the planned development is located, unless such modifications conform with previously approved planned variations;

(3) Proposed modifications maintain usable open space originally approved for the site.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

Part 26: DWSP—Downtown Watsonville Specific Plan District

14-16.2600 Application.

The regulations set forth in Chapter 6 (Land Use and Zoning) of the Downtown Watsonville Specific Plan (DWSP) apply to all parcels in the DWSP plan area as identified in the City of Watsonville Zoning Map, as may be amended. The land use and development standards in Chapter 6 of the DWSP shall supersede other land use and development standards set forth in Title 14 of the Watsonville Municipal Code.

(§ 3, Ord. 1459-23 (CM), eff. November 23, 2023)

14-16.2601 Purpose.

The purpose of this chapter is to deliver the physical outcomes for downtown Watsonville, based on the community’s Vision, Goals, and Policy Direction as described in Chapter 2 of the DWSP.

(§ 3, Ord. 1459-23 (CM), eff. November 23, 2023)

14-16.2602 Intent.

The intent of the DWSP is to enable a lively and dynamic mix of diverse land use within a safe, comfortable, pedestrian-oriented, mixed-use downtown environment.

The DWSP establishes new zones and overlays, which are intended to concentrate urban activity and intensity in the center of downtown and allows development to transition to existing lower-intensity neighborhood settings at the periphery of the DWSP plan area and to industrial activity to the south.

(§ 3, Ord. 1459-23 (CM), eff. November 23, 2023)

14-16.2603 Permitted and conditional uses.

The land uses in Table 6-3 and as described in Section 6.4 (Land Use Regulations) of the DWSP set forth permitted, conditionally permitted, and prohibited uses in the DWSP plan area.

(§ 3, Ord. 1459-23 (CM), eff. November 23, 2023)

14-16.2604 District regulations.

Section 6.5 (Form Regulations) in Chapter 6 of the DWSP sets forth standards and guidelines concerning building placement, building height, building massing, facade design, frontages, and encroaching architectural elements.

Section 6.6 (Site Standards and Guidelines) in Chapter 6 of the DWSP sets forth standards and guidelines that regulate the design and location of elements of a site for the purpose of the health, safety, and general welfare of the immediate occupants of each building, and for the neighborhood. Provisions in Section 6.6 apply to waste and utilities placement, site walls, lighting, and on-site open space.

(§ 3, Ord. 1459-23 (CM), eff. November 23, 2023)