Chapter 20.48 — PROPERTY DEVELOPMENT STANDARDS FOR MIXED-USE DEVELOPMENT

WITH RESIDENTIAL AND MULTI-FAMILY RESIDENTIAL IN COMMERCIAL DISTRICTS

districts.

A. Development Standards. Development standards for mixed-use and multi-family
developments in Commercial Zoning Districts are as follows:

Miller
Avenue Miller
Commercial "Character Near East "Main Avenue Alto Redwood
Areas" Downtown Blithedale Street" "Gateway" Center Hwy

General Commercial
(C-G)

Downtown Limited Alto
Commercial Commercial Neighborhood Center/ Redwood
Zoning Designation (5) (C-D) (C-L) Commercial (C-N) Gateway Hwy

Development Standards (5,6,7)

Minimum Useable Outdoor Living Space(1)

Minimum required useable 36 s.f. 136 s.f. 36 s.f.
outdoor living space per
unit:

Of required useable n/a 100 s.f. per unit for n/a
outdoor living space, the developments over 3 units
minimum Shared Outdoor
Living Space per unit:

Of required useable 36 s.f. (2) 36 s.f.
outdoor living space, the
minimum Private Outdoor
Living Space per unit:

Max. Lot Coverage 100% 50% 50% 50% 40% 45%

Floor Area Ratio (FAR) Max. = 1.5 Max. = 1.0 Max. = 1.0 Max. = 1.0 Max. = Max. = .75
.50

Max. Height (3,4)

Height Limit Max. = 35 Max. = 2 Max. = 35 Max. = 35 Max. = 35 Max. = 35
ft. (3 stories) stories at ft. (3 ft. (3 stories) ft. (3 ft. (3
East stories) stories) stories)
Blithedale
street
frontage; 35
ft. maximum

Miller
Avenue Miller
Commercial "Character Near East "Main Avenue Alto Redwood
Areas" Downtown Blithedale Street" "Gateway" Center Hwy

General Commercial
(C-G)

Downtown Limited Alto
Commercial Commercial Neighborhood Center/ Redwood
Zoning Designation (5) (C-D) (C-L) Commercial (C-N) Gateway Hwy

Front Stepback, above 1:1 ratio n/a 1:1 ratio 1:1 ratio n/a n/a

second story (8)

Minimum Setbacks

Exterior Property Line 0 ft.

Interior Property Line 0/15 ft. (0 ft. unless the project shares a property line with Residential Zoning,
then the interior property line directly abutting the Residential Zoning shall be
15 ft., and may be reduced to 5 ft. on interior yards if second story includes a
stepback.

Parking (5,6,7) Parking shall be provided as specified in Section 20.60.090.

Notes:

1. Outdoor yard space less than 10 feet in width adjacent to a building or structure, and areas paved for the
storage or movement of motor vehicles or bicycles may not be considered useable outdoor living space.
Accessory buildings or structures may be located within required useable outdoor area when the principal
uses of such buildings or structures are accessory to those of the useable outdoor areas within which they
are located.

2. If the private useable outdoor living space is less than 36 square feet, the project shall include 150%
of the deficit below 36 square feet per unit of shared outdoor living space per unit. For example, if the
applicant provides 20 square feet of private living space per unit, the deficit would be 16 square feet per
unit, requiring the applicant to provide at least 24 square feet of shared outdoor living space per unit.

3. The base height in the C-D zone shall be 35 feet. A building may be increased up to a maximum of 38 feet
in height to allow for up to a maximum of 18-foot plate height for the ground floor commercial uses. The
upper floors shall have a maximum plate height of 10 feet.

4. Height exceptions permitted per Section 20.60.060.

5. Those parcels included in a Housing Overlay Zoning District as identified on the most updated version of the City's adopted Zoning Map are eligible for modified Development Standards established in Chapter 20.30. 6. Modified parking and development standards are available for qualifying mixed-use and multi-family development projects through the State Density Bonus Law. 7. Modified standards may apply, as allowed under Section 20.40.010(B). 8. Front stepback shall apply to the primary exterior street frontage (not all exterior yards), with stepback beginning at the front property line.

   B. Additional Development Standards include:

   1. Adjusted Floor Area—Parking Exclusions. The first 250 square feet of garage space
   for each parking space is excluded from the allowable FAR. Underground or partially
   underground parking is exempt from the FAR calculations if it meets the Basement
   definition in Section 20.08.038.

   2. Increased Height in Downtown Commercial (C-D) Zone. The base height in the C-D
   zone shall be 35 feet. A building may be increased up to a maximum of 38 feet in
   height to allow for up to a maximum 18-foot plate height for the ground level
   commercial uses. The upper floors shall have a maximum plate height of 10 feet.

   3. Reduced Standards for Narrow Lots. For lots 25 feet wide or less, the following shall
   apply:

   a. Interior side and rear setbacks for lots of 25 feet or less in width is a minimum
   of three feet. A minimum five-foot setback will remain where windows are
   placed along the setback line. The five-foot setback will apply to the window
   and a five-foot section of the building wall on each side of the window. Exterior
   walls along the minimum setback line shall include a recess or offset of at least
   two feet for every 30 feet of wall (for a minimum of five feet).

   b. Lots of 25 feet or less in width shall provide parking per dwelling unit as
   specified in Section 20.60.090(I)(7), but shall not be required to provide guest
   parking per Section 20.60.090(I)(7)(a).

   4. Guest Parking. No guest parking is required for lots 25 feet or less in width. When
   included, guest parking must be on the side or in the rear half of the property.

C. Design Guidelines and Standards. Applications that qualify under this Chapter shall comply with the applicable design guidelines and standards contained in the Multi-Family Residential, Downtown Residential and Mixed-Use Design Guidelines and Development Standards, as adopted and amended from time to time.

D. Modified Standards. Applications may qualify for relaxed or modified development
standards under Chapters 20.30 or 20.81.
(Ord. 1278 § 16, July 18, 2016; Ord. 1351, 5/6/2024)

CHAPTER 20.52
C-R DISTRICTS—COMMERCIAL RECREATION DISTRICTS

It is the purpose of this district to recognize and maintain those areas which are particularly well suited for recreational or resort purposes, public or private, and which constitute some important social, aesthetic or economic asset to fulfill the objectives of the City's General Plan.

No improvement, land or road grading or subdivision of lands shall take place in a C-R district until a P.U.D. approval has been obtained. The following uses are permitted subject to the planned unit development provisions of this title:

A. Small craft harbors (including docking, berthing and launching facilities);

B. Restaurant and bar facilities;

C. Hotels and motels;

D. Vacation cabins and cottages for short-term occupancy;

E. Recreation clubs (yacht, boat, beach, swim, tennis, riding, gun, country) and golf courses;

F. Parks, playgrounds, and beaches;

G. Public utility structures; and

H. Any other use which, in the opinion of the Planning Commission, is of the same general
character as those listed above.

I. Wireless telecommunications facilities as further outlined in Chapter 20.73.
(Ord. 1304 § 1, September 6, 2018)

The following accessory uses are permitted when found to be an integral part of and subordinate to any commercial-recreational use permitted:

A. Specialty shops including personal service shops;

B. Marine sales and services;

C. Auto or marine service station;

D. Refreshment stands and vending facilities;

E. Multiple-family dwellings;

F. Neighborhood shopping centers; and

G. Any other accessory use which, in the opinion of the Planning Commission is of the same
general character as those listed above.

All signs shall be subject to the provisions of Chapter 20.74 of this title. The Planning Commission and City Council may modify the provisions of Chapter 20.74 upon approval of a comprehensive signing program when such a program is part of the Planned Unit Development permit application.

No C-R district may be established on a parcel or parcels of land less than two acres in area. The four-acre minimum area of the Planned Unit Development provisions is waived for commercial recreation districts.

CHAPTER 20.54

H-O DISTRICTS — HISTORIC OVERLAY DISTRICTS

§ 20.54.010. H-O Overlay District—Creation.

There is hereby created an Overlay Zoning District to be known as H-O Historic Overlay District which may be combined with any of the basic zoning districts designated in this title and applied to any individual property or group of properties. The addition of the H-O Historic Overlay District designation to any basic district shall not operate to reduce or eliminate any requirements established by the basic district regulations or other requirements contained in this title applicable to any district to which the H-O Historic Overlay District is added, unless expressly provided herein; provided, however, that if any of the regulations specified in this chapter for the H-O Historic Overlay District conflict with the basic district regulations, then the regulations of this chapter shall apply.

The purpose of the H-O Historic Overlay District is to promote the general welfare of the public through:

A. The protection, enhancement, perpetuation and use of structures, sites and areas that are reminders of people, events, or eras, or which provide significant examples of architectural styles and physical surroundings in which past generations lived;

B. The development and maintenance of appropriate settings for such structures, site or areas;

C. The enhancement of property values, the stabilization of neighborhoods and the increase of economic and financial benefits to the City and its residents;

D. The enrichment of the cultural and educational dimensions of human life by encouraging study and enjoyment of our historical heritage. (Ord. 972 § 1, December 15, 1980)