Chapter 17.21 — Fort Bragg Zoning Code

Residential Zoning Districts

Sections:

17.21.010 Purpose

17.21.020 Purposes of the Residential Zoning Districts 17.21.030 Residential District Allowable Land Uses and Permit Requirements 17.21.040 Residential District Subdivision Standards 17.21.050 Residential District Site Planning and Building Standards 17.21.060 Commercial Uses in Residential Zoning Districts

17.21.010 - Purpose ¶

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

17.21.020 - Purposes of the Residential Zoning Districts ¶

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

A. RR (Rural Residential) zoning district. The RR zoning district is applied to areas on the northern fringes of the City that are appropriate for single-family dwellings in a semi rural environment that can also accommodate lower intensity agricultural land uses. The maximum allowable residential density within the RR district ranges from one dwelling unit per five acres to one dwelling unit per acre, with the maximum density allowed on specific property being identified on the Zoning Map by means of a numerical suffix to the RR zoning district symbol (see Section 17.21.040 - Residential District Subdivision Standards). The RR zoning district implements and is consistent with the RR5, RR2, RR1, and RR land use designations of the Coastal General Plan.

B. RS (Suburban Residential) zoning district. The RS zoning district is applied to areas of the City that are appropriate for single-family dwellings, but where infrastructure limitations and/or environmental constraints limit the ability for development to achieve urban densities. The maximum allowable residential density within the RS district ranges from one to three dwelling units per acre, with the maximum density allowed on specific property being identified on the Zoning Map by means of a numerical suffix to the RS zoning district symbol (see Section 17.21.040 - Residential District Subdivision Standards). The RS zoning district implements and is consistent with the RS land use designation of the Coastal General Plan.

C. RL (Low Density Residential) zoning district. The RL zoning district is applied to areas of the City that are appropriate for neighborhoods of single-family dwellings on standard urban lots, surrounding the more densely developed core of the City. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels, or as small, pedestrian-oriented neighborhood centers. The maximum allowable residential density within the RL district ranges from three to six dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RL zoning district implements and is consistent with the RL land use designation of the Coastal General Plan.

D. RM (Medium Density Residential) zoning district. The RM zoning district is applied to areas of the City that are appropriate for neighborhoods with a variety of housing types located in proximity to parks, schools, and public services. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels, or as small, pedestrian-oriented neighborhood centers. The maximum allowable residential density within the RM district ranges from six to 12 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RM zoning district implements and is consistent with the RM land use designation of the Coastal General Plan.

small, appropriately located individual parcels, or as small, pedestrian-oriented neighborhood centers. The maximum allowable residential density within the RM district ranges from six to 12 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RM zoning district implements and is consistent with the RM land use designation of the Coastal General Plan.

E. RH (High Density Residential) zoning district. The RH zoning district is applied to areas of the City that are appropriate for a variety of higher density housing types, primarily on larger parcels where innovative site design can provide the desired mixture of housing types, aesthetic and functional open space areas, and other features that enhance the development and neighborhood. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels, or clusters of retail establishments. The maximum allowable residential density within the RH district ranges from 10 to 15 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RH zoning district implements and is consistent with the RH land use designation of the Coastal General Plan.

F. RVH (Very High Density Residential) zoning district. The RVH zoning district is applied to areas of the City that are appropriate for high density multi-family housing near commercial areas and public services. This zone also allows limited, neighborhood serving commercial uses on small, appropriately located individual parcels or clusters of retail establishments. The maximum allowable residential density within the RVH district ranges from 12 to 24 dwelling units per acre; the maximum floor area ratio (FAR) for non-residential uses is 0.40. The RVH zoning district implements and is consistent with the RVH land use designation of the Coastal General Plan.

17.21.030 - Residential District Allowable Land Uses and Permit Requirements ¶

A. General permit requirements. Table 2-1 identifies the uses of land allowed by this Development Code in each residential zoning district, and the planning permit required to establish each use, in compliance with Section 17.20.030 (Allowable Land Uses and Planning Permit Requirements). A Coastal Development Permit shall be required for all development, including a change in land use in compliance with Section 17.71.045, and such CDP shall be fully consistent with all applicable provisions of the certified LCP. A land use may also require a Design Review approval (Section 17.71.050), a Building Permit, and/or other permit required by the Municipal Code.

B. Requirements for certain specific land uses. Where the last column in Table 2-1 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
		PERMIT REQUIRED DISTRICT				BY	Specific Use
LAND USE(1)	RR	RS	RL	RM	RH	RVH	Regulations
AGRICULTURAL,RESOURCE &		OPEN SPACE USES
Agricultural accessorystructure	P	P	—	—	—	—	17.42.030
Animal keeping	S	S	S	S	S	S	17.42.040
Crop production, horticulture, orchard,vineyard	P	P	P	P	P	P
RECREATION,EDUCATION & PUBLIC ASSEMBLY USES
TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	P	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required
---	---	---	---	---	---	---	---
		MUP		Minor Use Permit required (see Section 17.71.060)
		UP		Use Permit required (see Section 17.71.060)
		S		Permit requirement set by Specific Use Regulations
		—		Use not allowed
				PERMIT REQUIRED DISTRICT
LAND USE(1)		RR		RS	RL	RM	RH
Equestrian facility		UP		—	—	—	—
Golf course		UP		—	—	—	—
Meeting facility, public orprivate		UP		UP	UP	UP	UP
Park, playground		P		P	P	P	P
Private residential recreation facility		—		—	MUP	MUP	MUP
School - Private		UP		UP	UP	UP	UP
School - Public		P		P	P	P	P
Keyto ZoningDistrict Symbols
RR	Rural Residential		RM	Medium Density Residential
RS	Suburban Residential		RH	High Density Residential
RL	Low Density Residential		RVH	Very High Density Residential

Notes:

(1) See Article 10 for land use definitions.

TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE(1)		PERMIT REQUIRED BY DISTRICT					Specific Use
	RR	RS	RL	RM	RH	RVH	Regulations
RESIDENTIAL USES
Condominium conversion - 3 units maximumperparcel	—	—	—	P	—	—
Home occupation	P	P	P	P	P	P	17.42.080
Mobile homepark	UP	UP	UP	UP	UP	UP	17.42.110
Mobile/manufactured home	P	P	P	P	P	P	17.42.110
Multi-family housing, 2 or3units	—	—	—	P	P	P	17.42.120
Multi-family housing, 4 or more units	—	—	—	UP	UP	P	17.42.120
Organizational house (sorority, monastery, etc.)	—	—	—	UP	UP	UP
Residential accessory use or structure	P	P	P	P	P	P	17.42.160
Residential care facility for the elderly (RCFE)	—	—	—	UP	UP	UP
Residential care, 6 or fewer clients, in a single-familydwelling	P	P	P	P	P	P
TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required
---	---	---	---	---	---	---	---
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE(1)		PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
	RR	RS	RL	RM	RH	RVH
Residential care, 7 or more clients	—	—	—	UP	UP	UP
Rooming or boarding, 3 or morepersons	—	—	—	MUP	MUP	MUP
Second units	P	P	P	P	P	P	17.42.170
Single-familydwelling	P	P	P	P	P	P
RETAIL TRADE
Accessory retail and services	—	—	—	P	P	P	17.42.020
Artisan shop	—	—	—	UP	—	—
Neighborhood market	—	—	UP	UP	UP	UP	17.21.060
Restaurant, café, coffee shop	—	—	UP	UP	UP	UP	17.21.060

Notes:

(1) See Article 10 for land use definitions.

Keyto ZoningDistrict Symbols	Keyto ZoningDistrict Symbols	Keyto ZoningDistrict Symbols	Keyto ZoningDistrict Symbols	Keyto ZoningDistrict Symbols
RR	Rural Residential		RM		Medium Density Residential
RS	Suburban Residential		RH		High Density Residential
RL	Low Density Residential		RVH		Very High Density Residential
TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts		P		Permitted Use, Zoning Clearance required
		MUP		Minor Use Permit required (see Section 17.71.060)
		UP		Use Permit required (see Section 17.71.060)
		S		Permit requirement set by Specific Use Regulations
		—		Use not allowed
LAND USE(1)		PERMIT REQUIRED BY DISTRICT									Specific Use
		RR		RS		RL	RM	RH		RVH	Regulations
SERVICES - BUSINESS & PROFESSIONAL
Medical services - Clinic, lab, urgent care		—		—		—	UP	UP		UP
Medical services - Doctor office		—		—		—	—	—		P	17.21.060
Medical services - Extended care		—		—		—	UP	UP		UP
Medical services - Hospital		—		—		—	UP	UP		UP
Office - Accessory		P		P		P	P	P		P
Office - Professional or administrative		—		—		—	—	—		UP	17.21.060
SERVICES
Adult day care - 6 or fewer clients		—		—		—	—	—		—
TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	TABLE 2-1 Allowed Land Uses and Permit Requirements for Residential Zoning Districts	P	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required
---	---	---	---	---	---	---	---	---	---	---
		MUP		Minor Use Permit required (see Section 17.71.060)
		UP		Use Permit required (see Section 17.71.060)
		S		Permit requirement set by Specific Use Regulations
		—		Use not allowed
LAND USE(1)		PERMIT REQUIRED BY DISTRICT								Specific Use Regulations
		RR		RS		RL	RM	RH	RVH
Adult day care - 7 or more clients		—		—		—	—	—	—
Child day care - Small family day care home		P		P		P	P	P	P
Child day care - Large family day care home		MUP		MUP		MUP	MUP	MUP	MUP	17.42.060
Child day care - Daycare center		—		—		—	MUP	MUP	MUP	17.42.060
Lodging - Bed and breakfast inn (B&B)		—		—		UP(2)	—	—	—	17.42.050
Mortuary, funeral home (not including cremation)		—		—		—	—	—	UP
Personal services		—		—		UP	UP	UP	UP	17.21.060
Public safety facilities		UP		UP		UP	UP	UP	UP
TRANSPORTATION,COMMUNICATIONS & INFRASTRUCTURE
Pipelines, transmission lines		S		S		S	S	S	S	17.42.144
Utilityfacility		UP		UP		UP	UP	UP	UP
Utility infrastructure		P		P		P	P	P	P
Keyto	ZoningDistrict Symbols
RR	Rural Residential		RM		Medium Density Residential
RS	Suburban Residential		RH		High Density Residential
RL	Low Density Residential		RVH		Very High Density Residential

Notes:

(1) See Article 10 for land use definitions.

(2) In the RL zone, these are limited to those legally existing on the effective date of this Development Code. See Chapter 17.90 (Nonconforming Uses, Structures, and Parcels).

17.21.040 - Residential District Subdivision Standards ¶

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

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

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

TABLE 2-2 - MINIMUM PARCEL SIZE STANDARDS

	Minimum Parcel Size	Minimum Parcel Size
Zoning District	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth

RR-1 through RR-5	As shown by the numerical suffix to the RR	200 ft, or more as determined by the review	200 ft	N.A.
Zoning District	Minimum Parcel Size	Minimum Parcel Size
---	---	---	---	---
	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth
	symbol on the Zoning Map, with the number in the suffix indicating the minimum lot area in acres.	authority for a parcel larger than 3 acres; 100 ft for a parcel smaller than 3 acres.
RS	40,000 sf	100 ft	200 ft	N.A.
RS-15	15,000 sf	100 ft	100 ft	N.A.
RL	6,000 sf, but no more than 6 parcels per net acre	50 ft	100 ft	3 times width
RM	6,000 sf, but no more than 12 parcels per net acre	50 ft	75 ft	3 times width
RH	Determined by the review authority during the subdivision process,consistent with the Coastal General Plan
RVH	Determined by the review authority during the subdivision process,consistent with the Coastal General Plan

17.21.050 - Residential District Site Planning and Building Standards ¶

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Tables 2-4 and 2-5, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 3 and all other applicable policies and standards of the Local Coastal Program.

TABLE 2-4 - RR, RS, AND RL DISTRICT DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District	Requirement by Zoning District	Requirement by Zoning District
	RR Rural Residential		RS Suburban Residential	RL Low Density Residential

Density	Maximum number of dwelling units allowed on a single parcel.
	1 dwelling unit per parcel, plus one second unit where allowed by 17.42.170.
Setbacks Front Side - Interior (each) Side - Street side Rear Garage	Minimum setbacks required. See Section 17.30.100 for exceptions, reductions, and encroachments. See Chapter 17.42 for setback requirements applicable to a specific land use.
	25 ft			20 ft, but no closer than 25 ft to the street right- of-way or the edge of pavement, whichever is closer
	20 ft		10 ft	5 ft
	Same as front setback			10 ft
	20 ft			10 ft
	5ft	back from street-facingfacade ofprimarystructure
Accessory structures	See 17.42.030 (Agricultural Accessory Structures) and 17.42.160(Residential AccessoryStructures)
Site coverage Maximum coverage	Maximum percentage of the total lot a covered bystructures andpavement.			rea that may be
	10,000 sf		25%	40%
Additional coverage	The maximum coverage above may be increased by 10% with Minor Use Permit approval, with the review and approval of a drainageplan bythe CityEngineer.
Development Feature	Requirement by Zoning District	Requirement by Zoning District	Requirement by Zoning District
---	---	---	---	---
	RR Rural Residential		RS Suburban Residential	RL Low Density Residential
Floor area ratio (FAR) Maximum FAR	Maximum floor are		a ratio for non-residential structures.
	N.A.			0.40
Height limit	Maximum allowable height of structures. See Section 17.30.060 for height measurement requirements, and height limit exceptions.
Maximum height	28 ft
Fencing	See Section	17.30.050(Fences,Walls,and Screening)
Landscaping	See Chapter 17.34(LandscapingStandards)
Parking	See Chapter 17.36(Parkingand Loading)
Signs	See Chapter 17.38(Signs)

TABLE 2-5 - RM, RH, AND RVH DISTRICT DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District	Requirement by Zoning District	Requirement by Zoning District
	RM Medium Density Residential		RH High Density Residential	RVH Very High Density Residential

Density Minimum and max.	Minimum and maximum number of dwelling units allowed on a singleparcel.
	6 to 12 units per acre		10 to 15 units per acre(1)	1 a	2 to 24 units per cre(1)
Setbacks Front Side - Interior (each) Side - Street side Rear Garage Accessory structures	Minimum setbacks required. See Section 17.30.100 for exceptions, reductions, and encroachments. See Chapter 17.42 for setback requirements applicable to a specific land use.
	20 ft,but no closer than 25ft to a Citystreet
	5 ft		5-ft; except 10 ft for single-story and 20 ft for multi-story buildings of 3 or more units on a site abutting an RS or RL zone.
	10 ft
	10 ft		10 ft	20 ft abutting an RS or RL zone, 10 ft elsewhere.
	5ft	back from street-facingfacade ofprimarystructure
	See 17.42.030 (Agricultural Accessory Structures) and 17.42.160(Residential AccessoryStructures)
Site coverage Maximum coverage Additional coverage	Maximum percentage of the total lot ar covered bystructures andpavement.			ea that may be
	50%		75%	N.A.
	An additional 10% of lot area may be covered with Minor Use Permit approval, with the review and approval of a drainage plan by the CityEngineer.		An additional 10% of lot area may be covered with Minor Use Permit approval, with the review and approval of a drainage plan by the CityEngineer.
Floor area ratio (FAR) Maximum FAR	Maximum floor are		a ratio for non-residential structures.
	0.40
Height limit Maximum height	Maximum allowable height of structures. See Section 17.30.060 for height measurement requirements, and height limit exceptions.
	35ft		35ft	45ft
Development Feature	Requirement by Zoning District	Requirement by Zoning District	Requirement by Zoning District
---	---	---	---	---
	RM Medium Density Residential		RH High Density Residential	RVH Very High Density Residential
Fencing	See Section	17.30.050(Fences,Walls,and Screening)
Landscaping	See Chapter 17.34(LandscapingStandards)
Parking	See Chapter 17.36(Parkingand Loading)
Signs	See Chapter 17.38(Signs)

Notes:

(1) A proposed residential project shall not be proposed at less than the minimum density provided for the applicable zoning district.

17.21.060 - Commercial Uses in Residential Zoning Districts ¶

A. Applicability. The standards in this Section apply to, retail trade, and business and professional service uses identified by Section 17.21.020, Table 2-1, as allowable within a residential zoning district and subject to the requirements of this Section.

B. Retail uses. A neighborhood market, restaurant, cafe, or coffee shop shall comply with the following standards:

Site planning. Each proposed site shall be planned to provide pedestrian orientation and the buffering of on-site non-residential activities from adjacent residential development. No parking shall be located between buildings and a public street.
Limitation on floor area. No individual use shall exceed a total floor area of 10,000 square feet.
Hours of operation. A commercial use that is subject to this Section shall be open for business only during the hours from 7:00 a.m. to 8:00 p.m., unless other hours are specifically authorized by the Use Permit approval for the project.

C. Business and professional services. A doctor’s office, or professional or administrative office may be approved in a residential zoning district only on a site that is adjacent to, or separated only by a street or alley from, a commercial or industrial zoning district. Home Previous Next

Home Previous Next

==> picture [9 x 9] intentionally omitted <==