Chapter 23.05 — COMMERCIAL ZONING DISTRICTS

• (A) The purposes of the Commercial Zoning Districts are to:

• (1) Provide for the orderly, well-planned, and balanced development of commercial areas;

• (2) Designate adequate land for a full range of local- and regional-serving commercial and retail services, consistent with the General Plan;

• (3) Maintain and strengthen the city's economic resources;

• (4) Increase employment opportunities and expand the economic base of the city;

(5) Provide appropriately-located areas that provide a variety of goods and services for residents, employees, and visitors;

(6) Provide opportunities for a mix of complementary uses that may combine residential and non-residential uses, or a variety of non-residential uses, on the same site; and

• (7) Promote pedestrian-oriented, mixed-use commercial nodes and corridors at appropriate locations.

• (B) Additional purposes of each Commercial Zoning District.

(1) Central Business District (CBD). The CBD Zone is intended to preserve and enhance a central, focal

downtown area, providing a multi-purpose residential and commercial district that meets the service needs of surrounding neighborhoods. The CBD Zone implements the Central Business District General Plan land use designation.

(2) East Main Commercial (EMC). The EMC Zone is intended to provide areas for a mix of commercial, professional, and residential uses along the East Main Street corridor. Zone regulations are intended to foster a vibrant corridor with active ground floor uses in buildings designed in an appropriate relationship to the scale and character of adjacent neighborhoods. The EMC Zone implements the General Commercial General Plan land use designation.

(3) Commercial Mixed-Use (CMU). The CMU Zone is intended to provide areas for a broad range of retail and service commercial activities, as well as office and residential uses that support retail and commercial uses. This Zone provides for developments that include a mix of residential and/or office and commercial development or single use commercial or retail development. The CMU Zone implements the General Commercial General Plan land use designation.

(4) Automotive Commercial (AC). The AC Zone is intended to provide a cohesive environment for the display, sale, and servicing of motor vehicles; support uses and designs that enhance the automotive environment; and attract new auto-related business. The AC Zone implements the Automotive Commercial General Plan land use designation. (Ord. 4823, passed 1-22-24)

Table 23.05.020: Land Use Regulations - Commercial Zoning Districts, sets the land use regulations for the Commercial Zoning Districts. Land uses are defined in Chapter 23.43. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. Section numbers in the right-hand column refer to other sections of this title. Numbers in parentheses refer to specific limitations listed at the end of the table.

TABLE 23.05.020: LAND USE REGULATIONS - COMMERCIAL AND MIXED-USE ZONING DISTRICTS

"P" = Permitted Use; "M" = Minor Use Permit required; "C" = Conditional Use Permit required; "-" = use not allowed

Notes:

1. Only community clinics providing reproductive health services, consistent with the requirements of Cal. Gov’t Code § 65914.900, shall be a permitted use.

2. A MUP is not required if the use is also a drive-through facility requiring a CUP.

3. Not allowed on Main Street, conditionally permitted in other locations.

4. Limited to upper stories or in the rear of the site where another non-residential use with a minimum depth of 45 feet is located along the Main Street frontage.

5. Reserved.

6. Must contain a minimum of 100 square feet of retail floor area.

7. Prohibited on lots within 50 feet (not including street or alley right-of-way) of a Residential Zoning District. In the CMU Zoning District, must be located a minimum of 500 feet from any other vehicle washing establishment.

(Ord. 4823, passed 1-22-24; Ord. O2M24-4826, passed 2-26-24; Ord. O2M24-4831, passed 8-26- 24; Ord. 4844, passed 4-28-25; Ord. 4848, passed 9-8-25)

(A) Table 23.05.030: Development Standards - Commercial and Mixed-Use Zoning Districts, prescribes the development standards for Commercial and Mixed-Use Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title. Housing developments are eligible for flexible development standards pursuant to § 23.12.060.

and Mixed-Use Zoning Districts, prescribes the development standards for Commercial and Mixed-Use Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title. Housing developments are eligible for flexible development standards pursuant to § 23.12.060.

Minimum Distance between buildings 5 5 5 5 (feet measured from eave to eave)

(B) Additional development standards.

(1) Required building location, CBD, EMC, CMU, and AC Districts. The following building location

requirements apply in the CBD, EMC, CMU, and AC Districts.

(a) Build-to line. Buildings shall be located within ten feet of street-facing property lines for at least 50% of the linear street frontage.

(b) Corner build area. Buildings shall be located within ten feet of the property line within 30 feet of the street corner.

(c) Frontage improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, outdoor dining/seating area, or with landscaping.

(d) Modifications. These requirements may be modified or waived through approval of a modification upon finding that:

1. Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

2. The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street or is designed in a manner that compliments adjacent or surrounding land uses.

• (2) Housing density bonus, CBD District.

• (a) Housing density bonuses.

1. In addition to the density bonus options described in Chapter 23.14, the city shall grant a density bonus, the amount specified in division a. below, when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section, that will meet the following criteria:

a. One hundred percent of the total units, including density bonus units, but exclusive of a manager's unit or units, are for lower income households as defined in Cal. Health and Safety Code § 50079.5, except that up to 20% of the total units in the development, including total units and density bonus units, may be for moderate-income households as defined in Cal. Health and Safety Code § 50053, are then entitled to the standards outlined in this section.

2. The amount of density bonus shall be calculated as specified in state law. For housing developments meeting the criteria of division (B)(2)(a)1.a. above, there shall not be a maximum cap on density.

3. An applicant shall agree to, and the city shall ensure, the continued affordability of all designations of all low, very low, and lower income rental units that qualified the applicant for the award of the density bonus for the amount of time identified in state law.

(b) Property development standards for density bonus applicants.

1. An applicant for a density bonus within the CBD District shall adhere to all applicable development standards of the CBD District, except as identified herein.

2. An applicant for a density bonus within the CBD District shall receive the incentives and concessions outlined in state law, except as identified herein.

3. If the housing development contains 100% affordable units, as described in division (B)(2)(a)1.a., then the development shall receive four incentives or concessions and the following incentive:

a. A height increase of up to three additional stories, or 33 feet, in addition to the district's maximum building height standards.

(c) Number of parking spaces required for density bonus applicants. An applicant for a density bonus shall adhere to state law, except as identified herein.

1. If the housing development contains 100% affordable units, as described in division (B)(1)(a)1.a., then the project shall receive the following parking incentive:

a. A vehicular parking ratio of 0.5 spaces per unit.

• b. No additional guest parking is required.

c. If the total number of parking spaces required for the housing development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this section, a development may provide onsite parking through tandem parking or uncovered parking, but not through on-street parking.

• (d) Time limits. Entitlements shall adhere to § 23.31.090, except as identified herein.

1. If the housing development contains 100% affordable units, as described in division (B)(1)(a)1.a., then each entitlement shall be valid for a period of two and one-half years from the date of approval. Time extensions may be granted in accordance with § 23.31.090(D).

(e) Other applicable regulations. All uses shall be subject to the applicable regulations of this title.

(3) Minimum residential density, CBD, EMC, CMU, and AC Districts. Pursuant to Cal. Gov’t Code § 65583.2(h), a minimum residential density of 20 units per acre shall be required on sites identified for lower income in the housing element sites inventory, if residential uses are proposed for the site.

(4) Mixed-use developments, CBD, EMC, CMU, and AC Districts. Pursuant to Cal. Gov’t Code § 65583.2(h), within mixed-use developments located on sites identified for lower income in the housing element sites inventory a minimum of 50% of the total floor area of the mixed-use project shall be occupied by residential uses.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4848, passed 9-8-25)