Article III — F Zone-Flood Zone

The purpose of the F zone is to conditionally permit specified uses along the Sacramento and American Rivers and their tributaries, and other areas subject to inundation. This is considered an open space zone. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Permitted uses. The following uses are permitted by right in the F zone, subject to the limitations specified:

B. Conditional uses. The following uses in the F zone require approval of a conditional use permit, subject to the limitations specified:

C. Accessory uses. The following uses are permitted in the F zone when accessory to a permitted or conditional use, subject to the limitations specified:

D. Special developments in the F zone. Notwithstanding any other provision of this title, the planning and design commission may issue a conditional use permit for any use or combination of uses within the flood zone along the Sacramento River if the commission finds that the design, location, and nature of the uses are such that:

1. Development will enhance the appearance and public use of the river, and is consistent with adopted specific plans;

2. Development will not adversely affect any natural resource;

3. Development will not adversely affect the use of adjacent property;

4. Development will have direct access to a major or collector street;

5. Development is fully served by all necessary utility services;

6. Development is consistent with the purposes of the flood zone, the general plan, master plans for waterways, flood management plans, and adopted specific plans.

E. Prohibited uses. All uses not listed permitted, conditional, or accessory uses, or otherwise having a conditional use permit issued by the planning and design commission under subsection D, are prohibited in the F zone. (Ord. 2025-0007 § 2; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Height. Height is determined with the required conditional use permit pursuant to development standards in section 17.200.310.D.

• B. Density. Not applicable.

C. Lot coverage. Lot coverage is determined with the required conditional use permit pursuant to development standards in section 17.200.310.D.

D. Floor area ratios. The minimum and maximum floor area ratios are established in the general plan. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)

• A. Lot size. No requirement.

• B. Lot width. No requirement.

• C. Lot depth. No requirement. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

Levee setback. A minimum 20-foot setback from the landside toe of any flood control levee is required for development less than five acres in size. A minimum 50-foot setback is required from the landside toe of any flood control levee for development five acres or greater in size. No primary or accessory structures may encroach into the levee setback. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

Notwithstanding any other provisions of this title, no building shall be constructed, erected, altered, or enlarged within the F zone unless the building either floats or is constructed so that no usable portion of the building is located below the 100-year flood line. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. For architectural design guidelines and exceptions to the height and area standards, see chapter 17.600.

• B. For parking requirements, see chapter 17.608.

• C. For landscaping and paving requirements, see chapter 17.612.

• D. For recycling and solid waste disposal regulations, see chapter 17.616.

• E. For wall, fence, and gate regulations, see chapter 17.620.

• F. For residential accessory structure and use regulations, see chapter 17.624.

• G. For sign standards and regulations, see chapter 15.148.

• H. For historic preservation program generally, see chapter 17.604. For preservation design review of development projects, see section 17.808.100 et seq. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. General.

1. For development projects not located in a historic district or involving a landmark, a final subdivision map shall not be approved and a permit shall not be issued unless and until an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection A, "permit" means a building permit, a demolition permit, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy.

• B. Historic districts and landmarks.

1. For development projects located in a historic district or involving a landmark, a person shall not commence construction or otherwise undertake, and a final subdivision map shall not be approved and a permit shall not be issued unless and until an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection B, "permit" means a building permit, a demolition permit, a sewer or water connection or disconnection, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)