Chapter 17.70 — USE CLASSIFICATION DESCRIPTIONS

Sections:

17.70.010 Residential use classes.

17.70.020 Recreation, resource preservation, open space, education, and public assembly use classes.

17.70.030 Utility, transportation, public facility, and wireless facilities use classes.

17.70.040 Retail, service, and ofce use classes.

17.70.050 Automobile and vehicle use classes.

A. Animal Keeping. The animal keeping use class consists of providing care or accommodation of dogs, cats, four ducks, six rabbits, and other small animals or poultry (excluding roosters). Beekeeping is allowed in the R-1 zone, but the keeping of wasps, hornets, Africanized bees (Apis mellifera scutellata), and other noxious insects is prohibited.

B. Assisted Living. This use class consists of facilities that provide twenty-four-hour, mostly nonmedical care in a residential setting for seven or more people in need of personal services, supervision, or assistance in sustaining the activities of daily living.

C. Boarding Houses. The boarding house use class consists of establishments providing six or fewer guest rooms on a commercial basis for stays of more than seven consecutive nights, with no cooking facilities in the guest rooms. A boarding house may provide up to three meals per day per resident guest.

D. Community Care Facilities. The community care facilities use class consists of providing twenty-fourhour nonmedical care in a residential setting for more than six persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. See also “residential care facilities” for six or fewer.

E. Day Care—Small Family. The day care—small family use class consists of a day care facility located in a single-family residence where an occupant of the residence provides care and supervision for eight or fewer children less than eighteen years of age for periods of less than twenty-four hours per day. Children less than ten years of age who reside in the home count as children served by the facility.

F. Day Care—Large Family. The day care—large family use class consists of a day care facility located in a single-family residence where an occupant of the residence provides care and supervision for more than eight children less than eighteen years of age for periods of less than twenty-four hours per day. Children less than ten years of age who reside in the home count as children served by the facility.

G. Dwellings, Multiple-Family. The dwellings, multiple-family use class consists of three or more dwelling units within the same structure, each with its own kitchen and bathroom facilities.

H. Dwellings, Single-Family Attached. The dwellings, single-family attached use class consists of one dwelling unit, exclusive of a secondary unit, on a single parcel, constructed with a common wall with a single-family unit located on another parcel.

I. Dwellings, Single-Family Detached. The dwellings, single-family detached use class consists of one dwelling unit, exclusive of a secondary unit, on a single parcel, which is separated from any other dwelling

unit. Manufactured and mobile homes certified under the National Mobile Home Construction and Safety Standards Act of 1974, which are installed on a permanent foundation approved by the city, are included.

J. Dwellings—Two-Family (Duplexes). The dwellings—two-family (duplexes) use class consists of two dwelling units on a single parcel within the same structure, each with its own kitchen and bathroom facilities.

K. Emergency Shelter. The emergency shelter use class consists of housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.

L. Home Occupations. The home occupations use class consists of the conduct of a business within a dwelling unit or residential site, employing occupants of the dwelling, with the business activity being subordinate to the residential use of the property. Examples include but are not limited to accountants, financial advisors, architects, artists, attorneys, notaries, offices for construction businesses (without equipment or material storage), gardening service, web-based online businesses, and real estate sales. Cottage food operators are permitted in accordance with state law.

M. Incidental or Caretaker Residence. The incidental residence use class consists of one dwelling unit per parcel, used for the sole purpose of providing security, maintenance, or similar services for an allowable nonresidential use located on the same parcel.

N. Live-Work Facility. The live-work facility use class consists of a structure or portion of a structure:

1. That combines a commercial or manufacturing activity allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner’s employee, and that person’s household.

2. Where the resident owner or employee of the business is responsible for the commercial or manufacturing activity performed.

3. Where the commercial or manufacturing activity conducted takes place subject to a valid business license associated with the premises.

O. Mobile Home Parks. The mobile home parks use class consists of a site that is planned and improved to accommodate two or more mobile homes used for residential purposes, or on which two or more mobile home lots are rented or leased to accommodate mobile homes for residential purposes.

P. Residential Care Facilities. The residential care facilities use class consists of providing twenty-fourhour nonmedical care in a residential setting for six or fewer people in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. See also “community care facilities” for six or more.

Q. Dwelling, Accessory. An “accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as the single-family or multifamily dwelling is or will be situated. An “accessory dwelling unit” also includes the following: (1) an efficiency unit, as defined in California Health and Safety Code Section 17958.1 and (2) a manufactured home, as defined in California

ing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as the single-family or multifamily dwelling is or will be situated. An “accessory dwelling unit” also includes the following: (1) an efficiency unit, as defined in California Health and Safety Code Section 17958.1 and (2) a manufactured home, as defined in California

Health and Safety Code Section 18007. The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.

A “junior accessory dwelling unit” has the meaning set forth in Government Code Section 65852.22, as it may be amended: a unit that is no more than five hundred square feet in size and contained entirely within an existing single-family residence and/or attached garage. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure. It is required to have a separate entrance from the main entrance to the proposed or existing single-family residence and to include an efficiency kitchen which shall include a cooking facility with appliances and a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the unit.

R. Single-Room Occupancy (SRO). The single-room occupancy use class consists of a multi-unit housing project for single persons typically consisting of single rooms and shared bathrooms, and may include a shared common kitchen and activity area. SROs may be restricted to seniors or be available to persons of all ages.

S. Supportive Housing. The supportive housing use class consists of housing with no limit on length of stay and that is occupied by a target population as defined in subdivision (d) of Section 53260 of the California Health and Safety Code, as the same may be amended from time to time, and that provides, directly or indirectly, a significant level of on-site or off-site services that assist supportive housing residents in retaining housing, improving their health status, and maximizing their ability to live and, when possible, work in the residents’ community.

T. Transitional Housing. The transitional housing use class consists of residential units operated under program requirements that call for (1) the termination of any assistance to an existing program recipient and (2) the subsequent recirculation of the assisted residential unit to another eligible program recipient at some predetermined future point in time, which point in time shall be no less than six months into the future. (Ord. 2020-011 § 10, 2020; Ord. 2020-002 § 29, 2020; Ord. 2017-002 § 11, 2017; Ord. 2015-002 § 3 (Exh. 1) (part), 2015)

A. Cemeteries. The cemeteries use class consists of burial grounds for the interment of the dead. Uses include cemeteries and crematories, columbaria, and mausoleums located within cemeteries.

B. Community and Religious Assembly. The community and religious assembly use class consists of community meeting and cultural facilities; meeting, athletic, recreational, or social facilities of a private fraternal or benevolent organization; and facilities for religious worship with incidental educational or residential use. Uses include fraternal lodges, meeting halls, community centers, libraries, museums, churches, mosques, synagogues, monasteries, convents, and religious retreat centers.

C. Community Facilities. The community facilities use class consists of community meeting and cultural facilities, and meeting, athletic, recreational, or social facilities of a private fraternal or benevolent

organization. Uses include fraternal lodges, meeting halls, community centers, senior centers, libraries, and museums.

D. Community Gardens. The community gardens use class consists of a site used for growing plants for food, fiber, herbs, or flowers, which is shared and maintained by city residents or as part of a co-op.

E. Day Care Centers. The day care centers use class consists of day care centers as defined in Section 1596.76 of the Health and Safety Code, where day care is provided for more than fourteen children less than eighteen years of age for periods of less than twenty-four hours per day.

F. Hospitals and Clinics. The hospitals and clinics use class consists of state-licensed facilities providing medical, surgical, psychiatric, or emergency medical services to sick or injured persons. This classification includes facilities for inpatient or outpatient treatment as well as training, research, and administrative services for patients and employees.

G. Medical and Dental Offices. Office primarily engaged in providing outpatient medical, mental health, surgical, and other personal health services, but which are separate from hospitals, including medical and dental laboratories, medical, dental and psychiatric offices, outpatient care facilities, and other allied health services.

H. Public Services. The public services use class consists of administrative, clerical, direct servicerelated, or public contact offices of federal, state, or local government agencies, together with incidental storage and maintenance of government vehicles. This classification includes offices and post offices.

I. Recreation—Amusements. The recreation—amusements use class consists of establishments providing amusements to the public for a fee, but do not include uses classified in another recreation use class. Gaming clubs are included in this classification.

J. Recreation—Indoor. The recreation—indoor use class consists of recreational and entertainment operations taking place fully within an enclosed structure. Typical uses include bowling alleys, family fun centers, and movie and live-performance theaters not classified as “adult-oriented businesses.”

K. Recreation—Major Arcades. The recreation—major arcades use class consists of the operation of electronic/mechanical games when such use is a major component of the establishment or when the number exceeds that permitted by the “recreation—minor arcades” use class. This may include Internet gaming, defined as “computerized sweepstakes device”; any computer, machine, game or apparatus which, upon the insertion of a coin, token, access number, magnetic card, or similar object, or upon the payment of anything of value, wherein a product or service is provided, and may be operated by the public generally for use as a contest of skill, entertainment or amusement, whether or not registering a score, and which is not gambling under state or local laws. Machines designated for use by the State Lottery Commission are not computerized sweepstakes devices for purposes of this chapter.

L. Recreation—Minor Arcades. The recreation—minor arcades use class consists of the operation of electronic/mechanical games when such use is clearly incidental to the principal use and the number of games does not exceed three.

M. Recreation—Outdoor Passive. The recreation—outdoor passive use class consists of low impact outdoor recreational uses. Typical uses include walking trails, bike paths, natural parks, interpretive

facilities, and plazas.

N. Recreation—Parks and Playgrounds. The recreation—parks and playgrounds use class consists of parks and other outdoor or indoor recreational facilities that serve the general public. This classification includes active uses that serve the surrounding community such as neighborhood or community parks with sports fields, playgrounds, tennis courts, and swimming pools. Playgrounds for public and private schools also are included.

O. Religious Institutions. The religious institutions use class consists of facilities for religious worship with incidental educational or residential use. Uses include churches, mosques, synagogues, monasteries, convents, and religious retreat centers.

P. Schools—Private. The schools—private use class consists of facilities for primary, secondary, or adult education, including elementary, junior high, high schools, and colleges, operated by an organization or business other than a public agency.

Q. Schools—Public. The schools—public use class consists of facilities for primary, secondary, or adult education, including elementary, junior high, high schools, and colleges, operated by a public agency.

R. Schools, Vocational. Includes trade or career schools providing vocational education with students taught the skills needed to perform a particular job. (Ord. 2015-002 § 3 (Exh. 1)(part), 2015)

A. Telecommunication or Wireless Facility. The wireless facility use class is defined in Sections 17.62.200 and 17.62.300.

B. Utilities—Major. The utilities—major use class consists of facilities that do not meet the requirements of the “utilities—minor” use class or that have the potential to have a significant effect on the surrounding environment.

C. Utilities—Minor. The utilities—minor use class consists of unstaffed facilities involving only minor structures, if any, that are used for the provision of electricity, communications (other than wireless facilities), water, gas, wastewater, through wires, pipes, and other similar means. (Ord. 2017-003 § 7, 2017: Ord. 2015-002 § 3 (Exh. 1)(part), 2015)

A. Adult-Oriented Businesses. The adult-oriented businesses use class consists of establishments having as a substantial portion of their business materials or performances that depict, describe, or relate to specified sexual activities or specified anatomical areas.

B. Alcoholic Beverage Sales. The alcoholic beverage sales use class consists of establishments that sell alcoholic beverages. This is the only use class that allows the sale of alcoholic beverages. Typical uses include bars, liquor stores selling alcoholic beverages for off-site consumption, and restaurants that serve alcoholic beverages.

C. Animal Boarding. The animal boarding class consists of facilities for the medical treatment, grooming care, breeding, or overnight accommodation of more household pets than are allowed as an accessory use to a residential use, but does not include the care, treatment, breeding, or accommodation of large animals such as horses, sheep, or hogs.

D. Animal Care. The animal care use class consists of facilities for the medical treatment or grooming care of household pets, but does not include keeping animals overnight for any reason, animal breeding, or the care or treatment of large animals such as horses, sheep, or hogs.

E. Arcades. The arcades use class consists of commercial establishments that provide coin- or tokenoperated games. See Section 17.70.020, recreation, arcades.

F. Artist Studios. A retail store selling art glass, ceramics, jewelry, and other handcrafted items and supplies needed to create finished items, where the facility includes an area for the crafting of the items being sold.

G. Banks and Financial Institutions, Banks and Credit Unions. Financial institutions such as banks and trust companies, credit agencies, holding (but not primarily operating) companies, lending and thrift institutions, and investment companies.

H. Bed and Breakfast. The bed and breakfast use class consists of an owner-occupied dwelling providing six or fewer guest rooms on a commercial basis for stays of seven or fewer consecutive nights, with no cooking facilities in the guest rooms, and providing breakfast and snacks to the guests only.

I. Building Materials. A retail establishment selling lumber and other large building materials, where most display and sales occur indoors. Includes stores selling to the general public, even if contractor sales account for a major proportion of total sales. Includes incidental retail ready-mix concrete operations, except where excluded by a specific zoning district. See also “building materials yard.”

J. Business and Professional Services. The business and professional services use class consists of establishments providing services oriented to business matters, including but not limited to accounting services, financial services, tax preparation, duplicating and fax services, messenger services, printing, and janitorial services.

K. Check Cashing Business. The check cashing business use class consists of an establishment that, for compensation, engages in the business of cashing checks, warrants, drafts, money orders, or other commercial paper serving a similar purpose. Also includes establishments primarily engaged in cashing payroll or personal checks for a fee or advancing funds on future checks. This classification does not include a state or federally chartered bank, savings association, credit union or similar financial institution (see banks and credit unions).

L. Commissary. The commissary use class consists of a food preparation establishment, restaurant or any other place where food, beverage, preparation, cleaning and storage of food and supplies are kept, handled, prepared, or disposed of, for the purpose of serving and storing mobile vending trucks or units.

M. Dance and Fitness Studios. The dance and fitness studios use class consists of the use of space, often before and after normal working hours, for dance classes, exercise programs, and general fitness training.

N. Dental Jewelry Stores. The dental jewelry stores use class consists of establishments that either devote twenty percent or more of sales floor area or product display area to cosmetic dental jewelry, dental accessories and other dental decorative material, or dental jewelry installation, or derives thirty percent or more of gross sales receipts from the sale or installation of dental jewelry.

O. E-Cigarettes. Any electronic oral device which provides a vapor of nicotine or other substance and the use or inhalation to simulate smoking. The term includes the manufacture or distribution, marketed or sold e-cigarette, e-cigar, e-pipe, hookah pen or any other descriptor.

P. Escort Service. The escort service use class consists of any business, agency, or person who, for compensation, furnishes or offers to furnish names of escorts, or who introduces, furnishes, or arranges for persons to be furnished with an escort, as defined in Section 17.62.120. Excluded from this definition are (1) any businesses, agencies, or persons which provide escort services for older individuals, as defined in California Welfare and Institutions Code Section 9018, or for disabled persons, as defined in California Business and Professions Code Section 17206.1(b)(2), when such services are provided as part of a social welfare and health program for such individuals, and (2) any businesses, agencies, or persons in the lawful business of an employment agency licensed under the laws of the state of California.

Q. Farmers Markets. The farmers markets use class consists of covered or outdoor markets for the retail sale of food, such as produce, nuts, honey, organic juices, and eggs, as well as flowers. The sale shall be by the farmers or their employees who have produced the food or flowers. The sale of other types of merchandise and any foods or flowers produced outside the state of California is not included in this use class.

armers markets use class consists of covered or outdoor markets for the retail sale of food, such as produce, nuts, honey, organic juices, and eggs, as well as flowers. The sale shall be by the farmers or their employees who have produced the food or flowers. The sale of other types of merchandise and any foods or flowers produced outside the state of California is not included in this use class.

R. Food and Beverage Sales—Catering Services. The food and beverage sales—catering services use class consists of the retail sales of food and beverages prepared on and or off-site for off-site consumption.

S. Food and Beverage Sales—Convenience. The food and beverage sales—convenience use class consists of the retail sales of food and beverages, primarily for off-site preparation and consumption, and found in establishments characterized by long or late hours of operation, on-site parking, packaging, or merchandise with the name or logo of the establishment, and a building less than one thousand two hundred square feet. Establishments at which twenty-five percent or more of transactions are sales of prepared food for on-site or take-out consumption are classified as “restaurants—fast service” or “restaurants—general.”

T. Food and Beverage Sales—General. The food and beverage sales—general use class consists of the retail sales of food and beverages, primarily for off-site preparation and consumption, but do not include the food and beverage sales—convenience uses. Uses include supermarkets, grocery stores, liquor stores, or delicatessens. Establishments at which twenty-five percent or more of transactions are sales of prepared food for on-site or take-out consumption are classified as “restaurants—fast service” or “restaurants— general.”

U. Funeral and Interment Services. The funeral and interment services use class consists of services involving the care, preparation, or disposition of human dead other than in a cemetery. This classification includes crematories, columbaria, or mortuaries, provided none of which are located in a cemetery.

V. Health and Exercise Clubs. Predominantly participant sports and health activities conducted entirely within an enclosed building. Typical uses include athletic clubs, fitness facilities, indoor racquetball courts, and indoor climbing facilities. Differs from dance and fitness studios in hours of operation, single class instruction format and installation of equipment.

W. Healthy Food Stores. The healthy food stores use class consists of retail establishments where at least fifty percent of the retail space is dedicated to food and nonfood grocery products that are intended for home preparation. At least thirty percent of the retail space shall be dedicated to the display of perishable goods including but not limited to dairy, fresh produce, fresh meats, poultry, and fish, and frozen goods. The retail space shall also provide at least five hundred square feet for the display of fresh produce.

space is dedicated to food and nonfood grocery products that are intended for home preparation. At least thirty percent of the retail space shall be dedicated to the display of perishable goods including but not limited to dairy, fresh produce, fresh meats, poultry, and fish, and frozen goods. The retail space shall also provide at least five hundred square feet for the display of fresh produce.

X. Live Entertainment. The live entertainment use class consists of any conduct, show, stage, performance, exhibition or production of any act, play, burlesque show, fashion show, revue, pantomime, scene, song, the playing of any musical instrument or dance act or song and dance act participated in by one or more persons.

Y. Lodging, Hotels and Motels. A facility with guest rooms or suites, provided with or without kitchen facilities, rented to the general public for transient lodging (less than thirty days). Hotels provide access to most guest rooms from an interior walkway and typically include a variety of services in addition to lodging, for example, restaurants, meeting facilities, personal services, etc. Motels provide access to most guest rooms from an exterior walkway. Also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail use, etc.

Z. Massage Establishment. The massage establishment use class consists of any establishment having a fixed place of business where any person, firm, association, partnership, or corporation engages in, conducts, or carries on, or permits to be engaged in, conducted, or carried on, any business of giving massage, baths, administration of fomentation, electric or magnetic treatments, alcohol rubs, or any other type of system for treatment or manipulation of the human body with or without any character of bath, such as Turkish, Russian, Swedish, Japanese, vapor, shower, electric tub, sponge, mineral, fomentation, or any other type of bath. “Massage” means any method of treating the external parts of the body for remedial, health, or hygienic purposes by means of pressure on or friction against; or stroking, kneading, rubbing, tapping, or pounding; or stimulating the external parts of the body with the hands or other parts of the body, with or without the aid of any mechanical or electrical apparatus or appliances; or with or without supplementary aids, such as rubbing alcohol, liniments, antiseptics, oils, powders, creams, lotions, ointments, or other similar preparations commonly used in this practice and shall include herbal body wraps.

or stimulating the external parts of the body with the hands or other parts of the body, with or without the aid of any mechanical or electrical apparatus or appliances; or with or without supplementary aids, such as rubbing alcohol, liniments, antiseptics, oils, powders, creams, lotions, ointments, or other similar preparations commonly used in this practice and shall include herbal body wraps.

AA. Medical Cannabis Facility. Any facility or location where a primary caregiver makes available, sells, transmits, gives, or otherwise provides medical cannabis to two or more persons with identification cards or qualified patients. A medical cannabis facility shall not include the following uses, as long as the location of such uses are otherwise regulated by this code or applicable law: a clinic licensed pursuant to Chapter 1 of Division 2 of the Health and Safety Code; a healthcare facility licensed pursuant to Chapter 2 of Division 2 of the Health and Safety Code; a residential care facility for persons with chronic life-threatening illnesses licensed pursuant to Chapter 3.01 of Division 2 of the Health and Safety Code; a residential care facility for the elderly licensed pursuant to Chapter 3.2 of Division 2 of the Health and Safety Code; a residential hospice licensed pursuant to Chapter 8.5 of Division 2 of the Health and Safety Code; or a home health

agency licensed pursuant to Chapter 8 of Division 2 of the Health and Safety Code, as long as any such use complies strictly with applicable law including but not limited to Health and Safety Code Section 11362.5 et seq.

BB. Mobile Vending. The mobile vending use class consists of the use of a vehicle parked on public or private property to sell food or other items. See Section 17.62.140.

CC. Nightclubs and Bars. Any bar, cocktail lounge, discotheque, or similar establishment, which may also provide live entertainment (e.g., music and/or dancing, comedy—subject to an entertainment permit) in conjunction with alcoholic beverage sales. These facilities do not include bars that are part of a larger restaurant. Includes bars, taverns, pubs, and similar establishments where any food service is subordinate to the sale of alcoholic beverages. May also include the brewing of beer as part of a brewpub or microbrewery. Bars and nightclubs may include outdoor food and beverage areas.

DD. Nurseries. The nurseries use class consists of the sale and cultivation of ornamental trees, shrubs, and plants, including incidental sale or rental of garden and landscape materials and equipment. Outdoor storage of such materials and equipment is included.

EE. Offices. The offices use class consists of offices of firms or organizations providing professional, medical, executive, management, or administrative services not included in another use classification. This classification excludes home offices that meet the criteria for home occupations.

FF. Outdoor Vending. This use class is defined by any unattended vending machine that offers goods or service kiosks, including movie rentals, water dispensers, snacks, key making, coin-exchange, beverages or bottle returns, and is not a principle use. See also Section 17.52.030 and Section 17.58.030, donation and collection boxes.

GG. Pawnshops or Pawnbrokers. Every person engaged in the business of receiving goods, including motor vehicles, in pledge as security for a loan is a pawnbroker as defined in Financial Code Section 21000. Pawnbroker does not include anyone exempt under Financial Code Section 21050.

HH. Personal Services. The personal services use class consists of services and incidental sales of a personal nature. Typical uses include beauty salons, barbershops, and diet centers.

II. Repair Services—General. The repair services—general use class consists of on-site repair and incidental sales of supplies for large consumer items and business equipment such as furniture, computers, large appliances, and construction tools, conducted within an enclosed building. This classification includes furniture refinishing and repair but excludes maintenance and repair of vehicles or industrial equipment.

JJ. Repair Services—Limited. The repair services—limited use class consists of on-site repair and incidental sales of supplies for consumer items such as small household goods, shoes, clothing, watches, cameras, and similar items, conducted within an enclosed building.

KK. Restaurants, Coffee Shops/Cafes. A retail business selling beverages and, in some cases, food prepared and/or served on the site, for on- or off-premises consumption. Includes establishments where customers are served from a walk-up ordering counter for either on- or off-premises consumption.

LL. Restaurants—Fast Service. The restaurants—fast service use class consists of establishments serving drinks and food prepared on site to patrons seated in an automobile. This classification includes all restaurants with drive-through facilities. Establishments may include outdoor dining.

MM. Restaurants—Full Service. A retail business selling food and beverages prepared and/or served on the site, for on- or off-premises consumption. Includes eating establishments where customers are served from a walk-up ordering counter for either on- or off-premises consumption and establishments where most customers are served food at tables for on-premises consumption, but may include providing food for take-out. Establishments may include outdoor dining.

NN. Retail Sales—General. The retail sales—general use class consists of establishments engaged in retail sale of goods or provision of services not specifically listed under another use classification, and which primarily sell specialized items or that are primarily oriented to a citywide customer base. All sales and storage are conducted completely within an enclosed building. This classification includes stores selling clothing, hardware, books, flowers, jewelry, liquor for off-site consumption, and furniture.

or provision of services not specifically listed under another use classification, and which primarily sell specialized items or that are primarily oriented to a citywide customer base. All sales and storage are conducted completely within an enclosed building. This classification includes stores selling clothing, hardware, books, flowers, jewelry, liquor for off-site consumption, and furniture.

OO. Retail Sales—Local. The retail sales—local use class consists of establishments engaged in retail sale of goods or provision of services not specifically listed under another use classification, which primarily serve surrounding neighborhoods, and whose floor area does not exceed one thousand two hundred square feet. All sales and storage are conducted completely within an enclosed building.

PP. Retail Sales—Outdoor. The retail sales—outdoor use class consists of establishments engaged in retail sale of goods or provision of services that require outdoor display of merchandise. This use class may be applied with another use type that allows sales only within an enclosed building. Typical uses include the sales of gardening tools and materials by a store that sells general merchandise.

QQ. Retail Sales—Regional. The retail sales—regional use class consists of establishments engaged in retail sale of goods or provision of services not specifically listed under another use classification, and which are primarily oriented toward a regional customer base. The majority of sales and storage are conducted within an enclosed building. Up to twenty-five percent of sales can be conducted outside. Typical uses include large department stores, big box retail stores, big box hardware retail stores with outdoor-oriented retail outside, bulk food and household goods stores, and retail sales from warehousetype structures.

RR. Secondhand Dealers. The secondhand dealers use class consists of any person, copartnership, firm, or corporation whose business includes buying, selling, trading, taking in pawn, accepting for sale on consignment, accepting for auctioning, or auctioning secondhand tangible personal property, subject to the definition and exclusions set forth in Business and Professions Code Section 21626. Secondhand dealers include but are not limited to pawnshops and pawnbrokers (as defined in Financial Code Section 21000), cash-for-gold or other used jewelry purchases and/or sales, and swap meets, flea markets or open-air markets as defined in Business and Professions Code Section 21661. It does not include garage sales as defined and regulated in Chapter 5.40.

SS. Smoke Shops. The smoke shops use class consists of establishments that either devote more than twenty percent of their total floor area to smoking, drug, and/or tobacco paraphernalia or devote more than a two-foot by four-foot (two feet in depth maximum) section of shelf space for display for sale of smoking, drug, and/or tobacco paraphernalia. This use class includes e-cigarettes.

TT. Specialty Food Retail. The specialty food retail use class consists of the following: groceries/drug stores (under ten thousand square feet), chocolate/candy, general gourmet, ice cream, pastry/desserts, yogurt/dairy, doughnuts/bakery, wine shops and wine tasting and similar specialty foods. This use class is included in the 23rd Street Specific Plan.

UU. Specialty Goods Retail. The specialty goods retail use class consists of the following, and similar specialty goods uses: cooking supplies/culinary, general housewares, decorator/arts and design centers (including tile, floor, and wall coverings), specialty hardware, antique stores selling high-quality used goods, party supplies, lamps/lighting, household accessories, books/magazines/ stationery, music/instruments. This use class is included in the 23rd Street Specific Plan.

VV. Tattoo Parlors. The tattoo parlors use class includes any establishment that engages in the business of tattooing and/or branding human beings.

WW. Wholesaling. The wholesaling use class consists of indoor storage and distribution of merchandise, packages, and bulk goods. Retail sales are not included. This classification includes parcel delivery services, mail-order sales, importing and sale of imported goods, and wholesale distribution. Associated activities, such as packaging and crating, and incidental loading facilities and management offices are included. (Ord. 2020-002 § 30, 2020; Ord. 2015-002 § 3 (Exh. 1)(part), 2015)

A. Automotive—Major Repair. The automotive—major repair use class consists of substantial repair services for automobiles and other vehicles, including electric and battery service, glass replacement, reupholstering, body work, painting, motor and transmission rebuilding, and tire recapping.

B. Automotive—Minor Repair. The automotive—minor repair use class consists of basic automobile and vehicle maintenance, repair and accessory installation, including but not limited to oil changes, tune-ups, wheel alignment, muffler and shock absorber replacement, tire replacement, and smog checks.

C. Automotive—New Car Sales. The automotive—new car sales use class consists of establishments for the sale or long-term lease of new automobiles or motorcycles, and the rental of automobiles, including onsite outdoor storage of such vehicles for sale or rent.

D. Automotive—Parking. The automotive—parking use class consists of outdoor parking lots or enclosed parking structures, either publicly or privately owned. Any parking lot used for overnight parking shall be considered “warehousing and storage—outdoors.”

E. Automotive—Parts Sales. The automotive—parts sales use class consists of the indoor sale of parts used in automobiles, motorcycles, trucks, and similar vehicles, but does not include the on-site installation of such parts or lubricants.

F. Automotive—Service Stations. The automotive—service stations use class consists of gasoline stations, including ancillary convenience retail and auto services. Service stations that contain any repair bays are considered “automotive—minor repair.”

G. Automotive—Used Car Sales. The automotive—used car sales use class consists of establishments for the sale of used automobiles or motorcycles, including on-site outdoor storage of such vehicles for sale.

H. Automotive—Washing. The automotive—washing use class consists of establishments providing hand-operated, self-service, or mechanical automobile washing services.

I. Boat and RV Sales. The boat and RV sales use class consists of establishments for the sale, long-term lease, or rental of boats and recreational vehicles, including on-site outdoor storage of such vehicles for sale or rent. The repair of boats and recreational vehicles are considered “truck repair and sales.”

J. Taxicab Companies. The taxicab companies use class consists of establishments that involve either or both of the following activities: dispatching of taxicabs or parking of more than one taxicab unless driver remains in the driver’s seat awaiting pickup of a passenger from the same or adjacent parcel.

K. Truck Repair and Sales. The truck repair and sales use class consists of facilities for the sale, repair, and storage of trucks or other related equipment such as trailers, including on-site outdoor storage of such vehicles. (Ord. 2015-002 § 3 (Exh. 1)(part), 2015)

A. Building Materials Yard. The building materials yard use class consists of the sale of materials used for the construction of buildings and for landscaping, and the incidental sale or rental of tools and equipment. Outdoor storage of such materials and tools is included.

B. Industry—Limited. The industry—limited use class consists of the production and processing of goods from fabricated items or raw materials. Management offices and incidental services for employees, such as recreational facilities, are included. Operations that are not conducted entirely within an enclosed building are excluded. This classification does not include basic industrial processing from raw materials, food processing except in conjunction with a grocery store or restaurant, or operations involving furnaces, plating, heat treating, enamel coating, or lacquering. Typical uses include the manufacture of clothing, novelty items, and toys.

C. Industry—General. The industry—general use class consists of the production and processing of goods from fabricated items or raw materials. Management offices and incidental services for employees, such as recreational facilities, are included. Operations that are not conducted entirely within an enclosed building are excluded. This classification includes basic industrial processing from raw materials, food processing, or operations involving furnaces, plating, heat treating, enamel coating, or lacquering. Typical uses include the manufacture of furniture, cabinets, and electronic equipment.

D Junkyards. The junkyards use class consists of the use of more than fifty square feet of area of any lot or the use of any portion of that half of any lot, which half adjoins any street, for the storage of junk, including scrap metals salvage or other scrap materials, including secondhand lumber and other building materials, or for dismantled, inoperative or wrecked automobiles or other vehicles or machinery whether for sale or storage. This classification includes vehicular impound yards, and automobile wrecking establishments.

E. Maintenance Yards. The maintenance yards use class consists of facilities for outdoor or enclosed storage of trucks, equipment, and construction or maintenance materials. Minor and incidental repairs of the stored items are also included.

F. Recycling Services—Consumer. The recycling services—consumer use class consists of collection centers for recycling of consumer waste certified by the State Department of Conservation and meeting the requirements of the California Beverage Container Recycling and Litter Reduction Act of 1986 and any other applicable state laws. These are attended facilities that usually take glass, aluminum, plastics, paper and cardboard and may pay consumers for their recyclables.

consists of collection centers for recycling of consumer waste certified by the State Department of Conservation and meeting the requirements of the California Beverage Container Recycling and Litter Reduction Act of 1986 and any other applicable state laws. These are attended facilities that usually take glass, aluminum, plastics, paper and cardboard and may pay consumers for their recyclables.

G. Recycling Services—Donation/Collection Boxes. The recycling services—donation/collection boxes use class consists of unattended receptacles or containers, located outside of a building, designed or intended for the collection of donated clothing or other salvageable personal property, including but not limited to books, shoes, canned goods, and small household items. The receptacles/containers occupy less than fifty square feet, and include both permanent and/or mobile structures. Any receptacles/containers that are over fifty square feet will be regulated by Chapter 17.58, Refuse Disposal and Recycling. See Section 17.58.030.

H. Recycling Services—General. The recycling services—general use class consists of recycling, storage, and reprocessing of wood, vegetation, concrete, asphalt and soil, and other nonhazardous building or industrial materials. This classification does not include storage of topsoil for use under an approved quarry reclamation plan.

I. Research and Development. The research and development use class consists of the research, development, and limited production of high-technology electronic, industrial, biological, or scientific products. Typical uses include biotechnology firms and software firms.

J. Storage—Personal. The storage—personal use class consists of establishments providing storage services primarily for personal effects and household goods within enclosed storage areas having individual access. The incidental sale of boxes and packing materials and the rental of trucks and trailers for personal use is included. All outdoor storage is classified as “warehousing and storage—outdoors.”

K. Warehousing and Storage—Enclosed. The warehousing and storage—enclosed use class consists of storage that does not meet the requirements of the “storage—personal” use class or any storage prior to the distribution of goods to wholesale and retail outlets, and which takes place entirely within enclosed structures. Incidental loading facilities and management offices are included.

L. Warehousing and Storage—Outdoors. The warehousing and storage—outdoors use class consists of storage that does not meet the requirements of the “storage—personal” use class or any storage prior to the distribution of goods to wholesale and retail outlets, and which does not take place within an enclosed structure. Incidental loading facilities and management offices are included. (Ord. 2015-002 § 3 (Exh. 1) (part), 2015)

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The San Pablo Municipal Code is current through Ordinance 2024-001, passed March 4, 2024.

Disclaimer: The City Clerk’s office has the official version of the San Pablo

APPENDIX A Residential Design Guidelines

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APPENDIX A

Residential Design Guidelines*

• Editor’s Note: See Section 17.32.090 for guidance on the use of these Design Guidelines.

Purpose

The Residential Design Guidelines are intended to assist designers in understanding the city’s goals and objectives for high quality residential development. The guidelines complement the mandatory site development regulations contained in Chapter 17.32 by providing illustrated examples of desirable and undesirable development.

Applicability

The design guidelines and illustrations are general and may be interpreted with some flexibility in their application to specific projects. The guidelines are to be used in conjunction with the city’s design review process (Sections 17.18.090 and 17.20.030) to encourage the highest quality of design while, at the same time, provide the flexibility necessary to encourage creativity by project designers. The guidelines also may be imposed as a condition of approval. In any instance of conflict between the provisions of these design guidelines and other provisions of the zoning ordinance, the other provisions of the zoning ordinance shall prevail.

The design guidelines are formatted into two general categories: single-family residential and multiplefamily residential. Two-family duplex development falls under the guidelines applicable to single-family residential. Each category is further subdivided, where applicable, into neighborhood planning guidelines and architectural guidelines.

The guidelines apply to new construction, residential additions and remodeling that would significantly affect the exterior appearance of buildings, pursuant to Sections 17.18.090 and 17.20.030, design review.

Single-Family Neighborhood Planning

Objective. Site planning should emphasize development that fits into neighborhoods.

Problem Areas. Single-family, two-family and multi-family housing may be built on vacant lots or on combined lots in residential districts. Figure 1 shows three examples of residential layouts on a hypothetical group of six lots. The figure shows problems with each of the layouts, including paving over front yards for parking, developing accessory structures with no yard setbacks, jeopardizing the privacy of neighbors by orienting duplex units to the side yard, and orienting corner lot housing to the side street rather than the primary street—which weakens the continuity of front yards along the street. These problems should be addressed in applications for new residential development or additions, where applicable.

g, developing accessory structures with no yard setbacks, jeopardizing the privacy of neighbors by orienting duplex units to the side yard, and orienting corner lot housing to the side street rather than the primary street—which weakens the continuity of front yards along the street. These problems should be addressed in applications for new residential development or additions, where applicable.

Second Story Side-Yard Setbacks. New single-family homes or duplexes, or additions to existing houses, may be constructed as one- or two-story buildings. To preserve open space on narrow lots, property owners may chose to develop two-story houses. However, second floors may loom over adjacent houses, and second floor side yard windows can intrude on the privacy of neighbors. Development, therefore, must be consistent with mandatory second story side yard setbacks and height limits (see Table 17.32-B and Table 17.32-C).

Figure 2, with four illustrations of two-floor, single-family houses on lots varying in width from fifty feet to twenty-five feet, shows the effects of the mandated wider second floor setbacks. These configurations help to protect the privacy of neighbors in their homes and back yards. The wider second story setbacks also help to let sunlight and air reach the ground level between the houses.

Figure 1—Infill Development in Single-Family Neighborhoods

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Figure 2 — Desirable Single Family Houses on Lots of Varying Widths

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A. 50-Foot Wide Parcel

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• B. 37-Foot Wide Parcel

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• C. 30-Foot Wide Parcel

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D. 25-Foot Wide Parcel

Second Story Design. Because most single family housing in San Pablo is one-story in height, second story development or additions should not be so large as to overwhelm adjacent houses or be out of character with the neighborhood. Figures 3 through 13 show examples of new two-story houses and older homes with second floor additions. Some are acceptable and some are unacceptable. The acceptable examples are consistent with the height and setback standards in Table 17.32-B and Table 17.32-C.

Figure 3 — Acceptable Single-Family House on Wide Parcel

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Figure 4 — Acceptable Single-Family House on Corner Parcel

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Figure 5 — Unacceptable Single-Family House

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Second Story Window Orientation. Second floor windows in R-1 and R-2 districts should be oriented to the front and rear, rather than to the side yard. This orientation helps protect the privacy of existing residents living adjacent to new two-story homes or second floor additions, particularly on twenty-five feet wide lots.

Figure 6 — Acceptable Single-Family House with Second Story Addition

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Figure 7 — Acceptable Single-Family House with Second Story Addition

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Figure 8 — Acceptable Second Story Addition on Single-Family Dwelling

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Figure 9 — Acceptable Second Story Addition on Corner Parcel

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Figure 10 — Preferable Second Story Addition on Corner Parcel

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Garages. Garages should have varied setbacks and massing. Front yard setbacks are twenty feet for housing in the R-1 and R-2 districts, a distance intended to allow for driveway parking that does not intrude onto the sidewalk. A small increase in the garage setback in new houses is encouraged to visually diminish the importance of the garage to the front facade of the house. Recessing the garage will also help to emphasize windows and doorways facing the street (see Figure 11).

Figure 11 — Acceptable Two-Family (Duplex) Project

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A garage at the front of a lot should have a single story mass, particularly in front of two-story massing (see Figure 12).

Figure 12 — Unacceptable Two-Family (Duplex) Project

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Figure 13 — Acceptable One Story Two-Family (Duplex) Project

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Where feasible, a garage or carport located at the rear of a parcel or on the rear half of the parcel is encouraged (Figure 6).

Porches and Doors. Covered or uncovered porches with front door entries are encouraged. They should have sufficient width and depth to be usable for protection from the weather and for sitting outdoors (see Chapter 17.46). Porches may intrude into the front yard setback a distance of up to six feet, which may introduce better variety of front yards along a street. Front doors should face the street, rather than face the side yard. Porches should not be enclosed in any way that could create habitable interior living space. A porch, overhead lattice structure or archway covered path shall be counted as part of allowed parcel coverage.

Accessory Dwelling Units. Accessory dwelling units shall follow the standards in Section 17.60.070.

Single-Family Architecture

Approach. The city encourages California mission style design, although there is no single architectural style required for single family or two-family housing. The focus is on a high quality residential environment.

Neighborhood Compatibility. New development in existing neighborhoods should incorporate distinctive architectural characteristics of surrounding development, such as consistent scale, articulation, materials, color, roof angles and forms (Figure 14), finished-floor elevation, porches, bay windows, window and door detailing, etc. as appropriate to the predominant styles in different neighborhoods.

Figure 14 — Acceptable Orientation of Residential Buildings

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Craftsman Bungalow Style. Many older houses in San Pablo have features common to the craftsman bungalow style, including gable-end roofs or hip roofs with shallow pitches and wide eaves. Often, gable end eaves are “nested” with roofs at the same angle (see examples of the four street elevation drawings in Figure 2). Typically, such homes have horizontal wood clapboard or stucco walls and composition shingle roofs.

Early California Mission Style. Houses in the early California mission style should employ recessed windows, broad eaves for sun protection, tile roofs and stucco finishes.

Mixed Style. Newer curvilinear street subdivisions have homes with varied post-war styles. Roof forms are more complex, including mixes of gable end, hip, and shed. Mixed roof forms are discouraged. Wall surfaces may be divided into panels, such as stucco framed by rough-sawn wood. This mixed style would generally only be appropriate in hillside and large lot subdivisions in San Pablo.

Monotonous Surfaces. Long, uninterrupted exterior walls and roofs should generally be avoided. Relief from monotonous, blank walls may be achieved by the articulation of the building mass, landscaping, shadow patterns, and the varied texture of materials. Large roof areas may be improved by varied slopes, gables, hips and dormers, although different roof forms and angles should not necessarily occur on the same structure.

Exterior Materials. Exterior materials should be consistently applied, and piecemeal embellishment and frequent changes in material should be avoided. Metal or aluminum siding and roofs, reflective materials and finishes, and unfinished concrete block are to be avoided.

Walls and Fences. Walls and fences are integral parts of house design and the streetscape. They should be designed in styles, materials and colors to complement the dwelling units that they surround and/or to which they are attached. Chapter 17.45 contains mandatory requirements for development of walls and fences for residential, commercial and industrial projects. Discretionary residential guidelines are as follows:

• Fences and walls should be compatible with the design of buildings or structures that they surround.

• Fences and walls should be compatible with the design of adjacent fences or walls, although walls and fence materials that are prohibited in Table 17.44-C should not be used.

• For a multi-family project, a substantial opaque fence or wall may be developed to a height of six feet along a front property line, bordered by a public sidewalk, in order to screen private patio(s) from public view. It may be required to set such a wall back approximately three feet to accommodate an irrigated planting strip between sidewalk and wall or fence.

Multiple-Family Site Planning

Entrances. The primary vehicular and pedestrian entrance to a multiple-family housing project should evoke a positive image and provide a point of orientation. Special attention should be given to landscaping, landscaped decorative walls and paving patterns and treatments.

Parking and Drives. Chapter 17.54 defines parking requirements for typical land uses and dimensions of parking aisles and stalls. The following provides guidelines for the layout of multiple-family parking lots, garages and carports.

• There are three ways of providing parking in multiple-family housing projects: (1) along parking drives, (2) in parking lots (or parking “courts”), and (3) in garages and carports in residential buildings. Projects are discouraged that include long, monotonous perimeter parking drives or large, undivided parking lots. Closed garages or carports are preferred, where feasible.

• Parking drives along the perimeter of a project isolate the residential project from its surroundings, and is to be avoided.

• Covered carports should not be combined with project perimeter walls adjacent to streets. Carport spaces in parking lots should follow the same layout principles as described for parking lots in Sections 17.54.080 and 17.34.080, commercial design guidelines.

Building Orientation. Small multiple-family projects occupying at least two adjacent lots are allowed in some zoning districts. Development may be oriented to a central parking court (see Figure 15). The rear and side portions of the units, however, should not intrude on the privacy of existing adjacent development. Dwelling units should also be oriented to the street to maintain a single-family character, where applicable.

Figure 15 — Acceptable Multiple-Family Parking Court for Four Units

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Open Space. See Section 17.32.070, Open Space Requirements. Required private open space should consist of patios or decks at ground level and/or balconies at above ground floors. The design and orientation of these areas should take advantage of sunlight exposure and be sheltered from wind, noise and traffic from adjacent streets, or other incompatible uses.

• Private open spaces should be adjacent to primary indoor living spaces.

• Private open spaces should be screened from public view.

• Private balconies, porches and patios within multiple-family housing should be integrated to break up large wall masses, offset floor setbacks and add human scale to structures (Figure 16).

• Required common open space should be conveniently located for the majority of units.

Figure 16 — Acceptable Multiple-Family Housing Project

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Landscaping. See Chapter 17.48, Landscaping. All areas not covered by structures, drives, parking or paving patterns and treatments should be appropriately landscaped.

• A minimum of fifteen percent of a multi-family project shall be set aside in permanent, usable and landscaped open space.

• Landscaping should be used to frame, soften and enhance the quality of the environment.

• Landscaping should screen undesirable land uses and views, provide privacy and sun protection around buildings and in parking lots, and help to reduce noise.

• Landscaping should help to break up large parking lots and separate private frontage roads in a project from public streets.

Security. Multiple-family projects should be designed to provide security for residents and visitors.

• Parking areas should be well lighted.

• Parking areas should be visible from residential units that use them.

• Projects should have secure open spaces and children’s play areas that are visible from residential units.

• Landscaping should be planted and maintained to discourage intruders from entering a project and to provide views into open space areas.

Multiple-Family Architecture

Approach. The city encourages California mission style design, although there is no particular architectural style required for multiple-family residential structures. Elements of the craftsman bungalow and early California mission style may be applicable. However, the primary focus is on creation of a high quality residential environment.

Similarity to Single-Family Architecture. Many of the same architectural principles and guidelines discussed under the single-family architecture section are also applicable to multiple-family projects, and should be considered in conjunction with the design of multiple-family projects.

Craftsman Bungalow Style. Key elements of the craftsman bungalow style, when used for multi-family residential development, should include painted, horizontal clapboard siding, gable end roofs facing the street, and roof forms that echo roof forms of adjacent or nearby bungalow style houses and multiplefamily housing. This guideline does not apply to flat-roofed structures.

Early California Mission Style. Key elements of the early California mission style when used for multi-family residential development should include stucco walls, recessed windows, broad roof overhangs, and eaves supported by revealed heavy timbers. Simple building forms and roof shapes and well landscaped, walled courtyards are encouraged, while elements such as column capitals and window frames covered with stucco are discouraged.

Monotonous Facades. Long, monotonous facades exceeding approximately forty feet in length should be avoided. Building facades should be broken up to highlight individual dwelling units. This can be achieved with facade projections, recesses and staggered planes and balconies, garage doors and porch entries. Some projections from the face of a building should extend the full height of the structure. Two adjacent units should not have identical wall forms, colors and rooflines or patterns of windows and doors (see Figure 16).

Roof Treatment. Elements such as dormers and cross gables can mitigate the effects of roofs of excessive length. Secondary hipped or gabled roofs covering the entire mass of a building are much preferable to mansard roofs or segments of pitched roof applied at a structure’s edge.

Side-Yard Setbacks. Multiple-family housing is subject to the stepped side yard setbacks in Section 17.32.060. Structures greater than four stories may require additional setbacks so that they do not dominate the character of a neighborhood.

Entrances to Units. The use of long, monotonous access balconies and corridors that serve five or more units should be avoided. Instead, access points to units should be clustered in groups of four or fewer, such as through small courtyards (see Figure 17). To the extent possible, entrances to individual units should be plainly visible from nearby parking areas. Distinctive architectural elements and materials are encouraged to highlight entrances.

Stairs. Simple, bold projections of stairways should complement the architectural massing and form of multiple-family structures. Stairways should be of smooth stucco, plaster or wood, with accent trim of complementary colors. Thin looking, open treads and risers, and prefabricated stairs are strongly discouraged.

Garages and Carports. Detached garages, carports and accessory structures should be designed as integral parts of multiple-family projects. They should be similar in materials, color and detail to the principal structures of a development. Prefabricated metal carports should not be used.

Garage Doors. Garage doors should appear to be set into exterior walls rather than flush with them. The design of garage doors should be simple so as not to draw attention to them.

Figure 17 — Acceptable Transition from Public to Private Residential Spaces

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(Ord. 2020-011 § 11, 2020)

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The San Pablo Municipal Code is current through Ordinance 2024-001, passed March 4, 2024.

Disclaimer: The City Clerk’s office has the official version of the San Pablo

APPENDIX B Commercial Design Guidelines

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APPENDIX B Commercial Design Guidelines*

• Editor’s Note: See Section 17.34.080 for guidance on the use of these Design Guidelines.

Purpose

The Commercial Design Guidelines are intended to assist designers to understand the city’s goals and objectives for high quality commercial development. The guidelines complement the mandatory site development regulations contained in Chapter 17.34 by providing examples of desirable and undesirable commercial development.

Applicability

The design guidelines and illustrations are general and may be interpreted with some flexibility in their application to specific projects. The guidelines are to be used in conjunction with the city’s design review process (Sections 17.18.090 and 17.20.030) to encourage the highest quality of design, while at the same time provide the flexibility necessary to encourage creativity by project designers. The applicant should use the guidelines, unless the city determines that compliance would result in an unfair or inappropriate burden, based upon unique site and project conditions.

th the city’s design review process (Sections 17.18.090 and 17.20.030) to encourage the highest quality of design, while at the same time provide the flexibility necessary to encourage creativity by project designers. The applicant should use the guidelines, unless the city determines that compliance would result in an unfair or inappropriate burden, based upon unique site and project conditions.

The guidelines apply to new construction and additions to development in the CR regional commercial, CMU commercial mixed use, and NC neighborhood commercial districts in the city. Any addition, remodeling, relocation or construction requiring a building permit within any commercial land use district shall adhere to these guidelines.

In addition to the commercial design guidelines defined herein, guidelines for commercial development in mixed-use overlay districts (Chapter 17.34) may apply.

Site Planning

Context. Site planning should emphasize development that fits into established commercial districts and neighborhoods:

• The placement of structures, open spaces, parking and access should consider the existing built context, including the location of potentially incompatible uses, major traffic generators, significant landscape or paved elements, unique site characteristics and particular influences.

• New structures should be sited to complement, but not necessarily mimic the design of existing nearby structures. Attention should be given to height, roof forms, orientation of windows and entrances, architectural materials and colors.

• Open spaces should be used for specific purposes such as shady seating areas rather than simply “left over” spaces. Open spaces should not be created in areas otherwise required as land use buffers or yard

setbacks. Designers should look to maintaining continuity of open space with adjacent parcels, where appropriate. Plazas should be created at prominent locations in larger commercial centers and small courtyards should be created in shopping centers and office complexes.

Pedestrian Circulation. Buildings should be clustered, where practical and appropriate, to define protected pedestrian areas and clear paths.

• Points of pedestrian/vehicular conflict should be minimized.

• Special paving at primary vehicular driveway entries to commercial projects should be considered to create inviting points of arrival and to highlight potential points of conflict between pedestrians and automobiles. Enhanced paving should not be located in the public right-of-way (see Figure 1).

• Where possible, vehicular entrances on side streets should be provided to minimize conflict between vehicles and pedestrians on the primary street.

• Arcades, landscaped trellises, special paving and other ways to create well-defined pedestrian walkways within commercial projects should be considered.

• Boxed and tubbed plants in clay or wood containers should be considered at entrances to sidewalk stores, plazas and courtyards.

• Enhanced paving should be used in walkways across parking lots, where appropriate, to connect commercial buildings.

Figure 1 — Special Paving at Entrances to Shopping Centers

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• Parking lots in larger commercial centers should be laid out so that pedestrians walk along drive aisles, parallel to moving cars, rather than across parking aisles and landscape areas (see Figure 2).

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Figure 2 — Parking Aisles for Pedestrians

Bicycle Circulation. A bicycle network comprised of both on-street and off-street routes should be provided within the commercial districts and neighborhoods.

• The circulation system should be designed to minimize conflicts between the bicycle and pedestrian/vehicular routes.

• End-of-trip facilities such as bike parking spaces and racks, bicycle lockers and storage should be provided. Such facilities should be designed to allow for options and flexibility to meet the long term parking needs of employees cycling to work (Class A bicycle spaces), as well as the short term parking needs of customers/visitors cycling to services (Class B bicycle spaces).

• There should be a minimum of one Class A bicycle space for each eight thousand square feet of gross floor area, and a minimum of six Class B bicycle spaces for any development containing a minimum of ten thousand square feet of gross floor area.

• Class A bicycle spaces should have a minimum width of two feet and a minimum length of six feet (with a minimum access aisle used for maneuvering of three feet).

• Class A bicycle storage spaces should include theft resistant bicycle racks (securely anchored to the floor or ground) for each bicycle space.

• Class B bicycle spaces should be provided in racks with a minimum width of one foot and a minimum length of six feet (with a minimum aisle width of four feet separate from pedestrian access) for each bicycle.

• Bicycle racks should have secure theft-resistant anchoring that prevents the rack from being dislodged, unless by the use of extreme force or custom design tool to dislodge. Methods that incorporate recessed bolt heads and/or grouted-in anchoring are appropriate.

• Racks should be set back a minimum of one and one-half feet from walls, planters, etc. to provide clearance for access.

• Racks should be provided in convenient, well-lit locations that provide visual surveillance by occupants of the building the racks are intended to serve. If the racks are not readily visible to visitors to a site, directional signage to the racks should be provided.

Vehicular Circulation. Parking and circulation layouts should consider possible conflicts between shopping center circulation and adjacent street traffic, possible conflicts at service vehicle zones, and the importance of clear, attractive parking areas for public safety:

• Driveways entering street corner commercial businesses should be located as far as possible from street intersections so that adequate stacking room for entering autos is provided.

• Sixty-degree angled parking in commercial businesses is generally preferable to ninety-degree parking because drivers backing out of ninety-degree spaces may turn in two directions of a through aisle. Also, angled parking space lots are often better where re-circulation is necessary for drivers to find vacant spaces. However, more ninety-degree spaces can be accommodated than angled spaces in most parking lot layouts.

• Common driveways that provide vehicular access to more than one site are encouraged. Typically, a shared driveway bisects a common property line.

• Shared parking between adjacent businesses is encouraged. An increase in floor area may be allowed where shared parking is demonstrated to be feasible by a study, caused to be prepared by the applicant (see Section 17.54.040(C), Shared Parking).

• Truck delivery and loading areas in larger commercial projects should be located at the rear of commercial buildings and screened from view with landscaped berms and/or durable concrete walls.

Trees and Parking. Trees should be located in and on the perimeter of parking lots.

• Parking for large projects should be located in connected smaller lots and separated by landscaping to reduce the visual impact of parking.

• Landscaping areas shall be designed to serve as runoff infiltration areas and shall incorporate vegetated swales to convey storm water runoff to the stormdrain system, where appropriate.

• Trees should be planted where they will help to delineate parking aisles and the edges of parking lots.

• To create a tree canopy that will shade cars, trees should be planted no farther apart than four stalls, or about forty feet (see Figure 3).

• Dense and durable plant materials in parking lots should be protected from vehicular movement by tire blocks in parking stalls, raised curbs and planting levels. Asphalt curbs are strongly discouraged because they break down much more rapidly than concrete curbs.

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Figure 3 — Tree Spacing in Parking Lots

• Trees may be placed in six-foot by six-foot planters at the head of parking stalls. When the planters are bordered with concrete curbs and turned in a diamond configuration, they will effectively serve as tire stops and will avoid the loss of parking spaces (see Figure 3).

• Varieties of parking lot trees should be specified that lend themselves to trimming about ten feet above ground, and which do not drop fruit or sap that could damage automobile surfaces (see list of cityapproved trees).

Walls and Fences. Walls and fences are integral parts of commercial project design and the streetscape. They should be designed in styles, materials and colors to complement the commercial buildings that they surround and/or to which they are attached. Chapter 17.45 contains mandatory requirements for development of walls and fences for commercial, industrial and residential projects. Discretionary guidelines are as follows:

• Fences and walls should be compatible with the design of buildings or structures that they surround.

• A consistent design style for a fence or wall should be used around a property.

• Fences and walls should be compatible with the design of adjacent fences or walls, although walls and fence materials that are prohibited in Chapter 17.45 shall not be used.

• Screening of a proposed commercial project from adjacent residential properties shall require a six-feet high masonry wall in the side yard and rear yard (see Section 17.45.040(C)(1)). The wall should be finished both sides with plaster or stucco, with landscaping planted adjacent to the wall on the project site. The landscape strip adjacent to the wall shall be not less than three feet in width and be irrigated with an automatic irrigation system.

• Depending upon its length, a wall may be uniform in its height and/or surface treatment. However, a long, visible wall could be segmented with columns, offset wall planes, or planting pockets (see Figure 4).

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Figure 4 — Wall Types

• Vines and climbing plants, such as bougainvillea, wisteria and grape ivy should be planted adjacent to blank building walls on trellises and adjacent to perimeter walls or fences.

• Low walls and/or fences such as a three-foot high solid wall or fence, or a transparent fence should be used with dense landscaping, to screen parking lots from the street. The planting areas adjacent to sidewalks should be no less than three feet wide and no more than three feet high (see Figure 5). Shrubs should be maintained to the same height of approximately three feet, to maintain adequate visibility from automobiles. Landscaping on berms can be used to elevate the effective height of the screen and present an attractive exposure of a project to the public sidewalk and street (see Figure 5).

Figure 5 — Screening of Parking Behind Sidewalks

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• Screening of commercial and industrial operations, utilities equipment and outdoor storage is discussed in Section 17.45.080.

• Exterior storage should be confined to portions of a site least visible from public view.

• Any outdoor equipment, whether on a roof or on the ground, shall be appropriately screened from view. The method of screening should be architecturally integrated with the primary structure in terms of material, color, shape and size.

• Wall screening for outdoor storage in commercial and industrial projects should be six feet in height. A wall up to eight feet in height may be required, depending upon the items being stored and the visibility of the equipment and the wall from public areas.

• Dumpsters should be stored within a concrete or concrete block wall enclosure, with a durable metal or heavy timber gate. Such enclosures should be located for the convenience of employees and where truck maneuvering will not disrupt vehicular movements. See Section 17.58.020 Refuse Disposal and Recycling for dimensional requirements.

• Screening of loading areas is shown in Section 17.34.120 Industrial Design Guidelines.

Preferred Site Planning for Small Commercial Infill Projects

Portions of the principal roadways in San Pablo are bordered by small businesses on narrow lots. In some cases, storefronts may border the sidewalk with parking behind. In other cases, stores are located at the rear of parcels with parking in front, adjacent to the sidewalk. Street-front stores and businesses with parking at the rear of a parcel are strongly preferred because such layouts foster pedestrian shopping along the sidewalk and minimize the exposure of parking lots to the street. Not all properties lend themselves to this configuration, but they may be consolidated with adjacent parcels to allow driveway access to parking in the rear. Development on larger consolidated parcels, and development on corner lots with access to parking from the side street are most feasible. Examples of preferred, acceptable, and discouraged examples of commercial development on paired-parcels are illustrated below.

Preferable Commercial Building at Front of Parcel (See Figure 6). Commercial infill projects should be designed to strengthen the continuity of the building street-front and to minimize exposure of required offstreet parking at the front of the parcel. Attention should be given to screening the parking from any adjacent residential development.

Figure 6 — Preferred Commercial Building at Front of Parcel—Parking at Rear of Parcel

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Acceptable Commercial Building at Front and Side of Parcel (See Figure 7). Commercial infill projects with stores oriented to the front and side of the parcel, where parking is partially screened from the street, may be acceptable.

Figure 7 — Acceptable Commercial Project at Front/Side of Parcel—Parking at Rear and Side of Parcel

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Discouraged Commercial Building at Rear of Parcel. (See Figure 8). Commercial infill projects that locate parking at the front of the parcel with buildings behind the parking should screen parking with low landscaped walls and possible berms. However, parking at the front of lots is strongly discouraged.

Figure 8 — Discouraged Commercial at Rear of Parcel, Parking at Front of Parcel

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Architectural Guidelines for Commercial Buildings—Commercial Districts

Commercial development that is subject to the design review process defined in Sections 17.18.090 and 17.20.030 will be evaluated against the guidelines contained in this section.

Commercial Storefront Design. There is no particular architectural style required for projects in the commercial districts. The focus of design is for commercial storefront development adjacent to the sidewalk. Second story development is also allowed and encouraged. Corner buildings may have a roof or building mass that is greater than adjacent buildings. Infill commercial development should promote lively, pedestrian-oriented business districts (see Figure 9).

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Figure 9 — Storefronts

• Storefronts with display windows sheltered by awnings or canopies are intended to stimulate windowshopping. Window and doorframes should be made of substantial materials such as solid wood or steel, but not narrow aluminum frames.

• The required dimensions of awnings and fixed canopies used for signs are shown in Section 18.04.090(C)(8). The use of awnings or fixed canopies along a row of contiguous structures should be restricted to covered walkways of the same form, color, fabrication, and mounting location.

• Plexiglas, metal and glossy vinyl illuminated awnings are prohibited.

• Infill commercial storefronts should include display windows mounted over an eighteen-inch to twentyfour-inch high bulkhead, a recessed doorway in the middle of the storefront, and a fixed canopy or canvas awning mounted at the top of the display windows. An awning may be in a fixed or retractable frame (see Figure 9).

• Designers should consider a variety of materials for storefronts, such as tile bulkheads, multi-paned windows, and stucco walls, as long as they are durable. Materials used on the second and succeeding floors of a building should be carried through from the materials used at the ground floor. Upper floors may include residential unit(s) and/or commercial space (see Section 17.34.110 Mixed-Use Design Guidelines).

• Second and succeeding floors for residences or offices may be required to be set back from the front yard property line in order to provide a balcony and reduced exposure to street noise.

• Fixed or sliding security grilles may be used for doors and windows where permitted by applicable building and fire code regulations. However, grilles shall be located on the interior side of the openings only.

• Corporate franchise imagery, such as that used for national franchise businesses, is strongly discouraged unless building forms, materials, signs, logos, colors and other identifying features are made compatible with the overall design character of the area.

Architectural Guidelines for Commercial Buildings—NC, CR and CMU Districts

Architectural Styles. There is no particular architectural style required for commercial buildings in the CR regional commercial and CMU commercial mixed use districts. However, designers are encouraged to consider the early California mission style, as best represented by the design of San Pablo city hall. Regardless of the architectural style chosen, commercial buildings should be designed to fit into their surroundings, but not necessarily mimic, the design of nearby buildings.

Articulation of Large Commercial Buildings. Large windowless buildings that give the impression of “boxlike” commercial warehouse structures are generally unattractive and detract from the overall scale of most buildings. The following ways to reduce the appearance of large-scale, bulky structures, particularly on the ground floor, should be considered.

• Exterior wall planes should vary in depth and/or direction; Wall planes should not exceed fifty feet in length without a vertical offset.

• Blank walls should be made more interesting with windows, trellises, pedestrian arcades or awnings or canopies, rich exterior materials and colors, eaves and moldings, and other architectural features.

• Roof height should vary up to the maximum allowed height.

• A height increase of up to fifteen feet above the allowed height may be allowed for architectural features, such as a building entry or prominent corner building, covering up to twenty percent of the building footprint.

• Landscaping and architectural detailing, particularly around building entrances, should be used to lessen the impact of otherwise bulky buildings.

Building Wall Surface Treatments. The different parts of a building’s facade should be articulated by arrangement of facade elements and/or a change in materials and color.

• Rich, saturated colors are encouraged, while a uniform treatment of off-white is discouraged.

• Darker colored wall treatments on the lower portions of a facade should be considered to establish a base for a building (perhaps three feet to four feet in height).

• Stucco wall treatments are encouraged because stucco can be used in a sculptural manner, such as a curved parapet or a linear parapet molding. While large expanses of blank stucco are discouraged, stucco walls can be divided into scaled panels by inscribed grooves (“reveals”). Stucco is also the most appropriate material for design in the early California mission style, which should be considered for commercial, multi-family residential, and public/semi-public uses in the city.

Lighting. Lighting should provide illumination for security and safety, while avoiding light intrusion into offsite areas.

• Parking, loading, shipping and receiving, walkways, entrances and working areas should be illuminated.

• Light fixtures should be architecturally compatible with the project design.

• Lighting should be adequate for security, particularly at entrances, but not overly bright.

• All lighting fixtures shall be shielded to confine light spread to project boundaries.

Architectural Guidelines for Multi-Family Infill—NC District

Where long-term demand for housing exceeds demand for commercial space in commercial districts, the city will consider proposals for infill multiple-family development in the commercial districts.

Multiple-family development in the NC district is allowed by conditional use permit, pursuant to Table 17.34-A. Eligible multiple-family projects include R-3 and R-4 projects developed pursuant to standards defined in Section 17.34.050.

Two examples of acceptable urban infill housing in the NC district are discussed and illustrated below. Infill is encouraged where it would be closely oriented to the sidewalk and would serve to maintain the continuity of existing or future commercial storefronts on one or both sides of the housing. This type of residential development may not be suited to all NC neighborhood commercial districts.

Courtyard Apartments. To be successful, residential development must be protected from adjacent, incompatible commercial development and street activity and noise. An example of an inward-oriented

courtyard housing project is shown in Figure 10 (see also Residential Design Guidelines, Figure 15 Acceptable Multiple-Family Parking Court for Four Units, which may also provide guidance for infill residential development in commercial districts).

Figure 10 — Courtyard Apartments in Commercial Districts

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Discretionary guidelines are as follows:

• The privacy and security of occupants should be protected by a clear transition from public sidewalk to semi-private entrances and private indoor space. Windows that look down on the courtyard, as shown in Figure 10, discourage unwanted visitors. In this figure, a narrow planter box separates the sidewalk from a well-illuminated pedestrian entry. Residents may also enter their homes directly from their garages. There are no exterior stairwells.

• Units that face the street front should have windows that impart a residential scale, consistent with other appropriate nearby development.

• Multiple-family housing in commercial districts should be consistent with the design of multiple-family housing in residential districts; however, private and common open space may not be feasible, except for small balconies. In such cases, driveway/courtyards should be designed as attractive usable open space, perhaps bordered by planters and paved with decorative tiles (designed to withstand the weight of moving vans).

• Flow-through ventilation may be inhibited because the rear of units in Figure 10 abut the side property line with a blank wall, anticipating future adjacent development of commercial or residential projects. Therefore, the two units in the middle of the project on each side of the court have only one facade exposed to light and ventilation. In this case, operable skylights for these units may be appropriate.

Streetfront Apartments. Infill lots in commercial districts may be appropriate for streetfront apartments. In contrast to the inward-oriented apartment project shown in Figure 10, the streetfront apartment project shown in Figure 11 may be appropriate for locations where street traffic is not great.

Figure 11 — Streetfront Apartments in Commercial Districts

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Discretionary guidelines are discussed below and illustrated in Figure 11 above.

• Ground floor apartments may be oriented to the street if front doors are separated from the sidewalk by such measures as lockable gates, a narrow landscaping strip of dense shrubs, and an elevation change from the sidewalk to the front door, as shown in Figure 11.

• To enhance security for residents, entrance porches should be well illuminated and visible to passersby.

• Each apartment should have its own entry.

• Buildings should be articulated to emphasize the single-unit apartment. Variations in setback, balconies and rooflines will help to avoid the anonymity of typical apartment blocks.

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The San Pablo Municipal Code is current through Ordinance 2024-001, passed March 4, 2024.

Disclaimer: The City Clerk’s office has the official version of the San Pablo

APPENDIX C Industrial Design Guidelines

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APPENDIX C

Industrial Design Guidelines*

• Editor’s Note: See Section 17.34.120 for guidance on the use of these Design Guidelines.

Purpose

The Industrial Design Guidelines are intended to assist designers to understand the city’s goals and objectives for high quality industrial development. The guidelines complement the mandatory site development regulations contained in Chapter 17.34 by providing examples of desirable and undesirable industrial development.

Applicability

The design guidelines and illustrations are general and may be interpreted with some flexibility in their application to specific projects. The guidelines are to be used during the city’s design review process (Sections 17.18.090 and 17.20.030) to encourage the highest quality of design while, at the same time, provide the flexibility necessary to encourage creativity by project designers. The guidelines also may be imposed as a condition of approval. In any instance of conflict between the provisions of these design guidelines and other provisions of the zoning ordinance, the other provisions of the zoning ordinance shall prevail.

The guidelines apply to new construction and additions to existing development in the M industrial district in the city. Any addition, remodeling, relocation or construction requiring a building permit within this industrial land use district shall adhere to these guidelines, where applicable.

Site Planning

Context. Site planning should emphasize controlled site access and clear on-site circulation; service areas located at the sides and rear of buildings; screening of outdoor storage, work areas and equipment; clear building entries; and landscaping and open space. The placement of structures, open spaces, parking and access drives should consider the existing built context, including the location of potentially incompatible uses, major traffic generators, significant landscape or paved elements, unique site characteristics and particular influences.

Industrial Parks. For larger sites, comprehensively planned industrial parks should be developed, with grouped buildings and parking.

Varied Setbacks. Although no building setbacks are required in the M industrial district, building setbacks should be in proportion to the scale of the structure and in consideration of existing development adjacent to it. Larger structures may require a greater setback to achieve a proper balance of buildings to landscaped open space, and to protect adjacent properties from disturbance.

Site Planning Examples

Figures 1, 2 and 3 show examples of hypothetical industrial development projects on a typical parcel. The illustrations incorporate guidelines discussed in this section.

Acceptable Industry Layout. Figure 1 shows a development plan for a single manufacturing business. The building is set back from the street, behind visitor parking. Employee parking is on the side. Loading is at the rear. A three-foot wide planting strip borders the site. The building is set off with landscaping around its perimeter, and exterior walls are offset to break down the scale of the building. The site plan is acceptable, except for the undesirable parking at the front of the site.

Discouraged Industry Layout. Figure 2 shows a development plan for a single manufacturing business. The building is set back from the street, behind the loading area, and parking is oriented to the side. A threefoot wide planting strip borders a six-foot high fence/wall around one side and the rear of the site. The building is set off with landscaping along one side only. Exterior walls are articulated to break down the scale of the building. The main entry is made prominent. The site plan is discouraged because it places loading at the front of the parcel.

Preferred Business Layout. Figure 3 shows a development plan for three businesses such as fabrication, contracting and distribution. The front of the building is set back from the sidewalk to allow for landscaping. The front entry and side entries are articulated. Landscaping is located adjacent to the building, between the entries. Each business has direct access to paved areas at the rear and non-entry side of the building. One of the driveways is shared with an adjacent property.

Figure 1 — Acceptable Industry Layout

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Figure 2 — Discouraged Industry Layout

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Figure 3 — Preferred Business Layout

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Parking and Circulation

Parking and circulation layouts should consider possible conflicts between project circulation and adjacent street traffic, possible conflicts at loading zones, and the importance of clear, attractive parking areas for public safety.

Visibility of Parked Cars. Parking lots and parked cars should not be the dominant visual elements of an industrial site, as it appears to be for Figure 2. Large, expansive paved areas located between the street and buildings are to be avoided in favor of smaller, multiple lots separated by landscaping and buildings. Visitor parking at the front of an industrial site is not desirable and should be screened from view.

Walking within Parking Lots. Parking lots should be designed so that pedestrians walk along drive aisles, parallel to moving cars, rather than cross parking aisles and landscaping areas (see illustration in Section 17.34.080, Commercial Design Guidelines).

Angled Parking. Angled parking is encouraged for larger parking lots that can accommodate one-way aisles. Figure 1 could operate with a one-way loop with angled parking.

Car/Pedestrian Conflict. Circulation routes should be designed to avoid potential conflicts with pedestrians.

Shared Driveways. Common driveways that provide vehicular access to more than one site are encouraged. Typically, a shared driveway bisects a common property line, as shown in Figure 3.

Internal Vehicular Circulation. Vehicles should not be required to enter the street in order to move from one building to another on the same site, as possible in the Figure 1 layout.

Loading Facilities

Loading at Rear. To avoid views of often unsightly and noisy loading operations, loading for industrial uses should not be located at the front of buildings where it is difficult to adequately screen them from view. Such facilities are more appropriate at the rear or the side where special screening may not be required (see Figure 1).

Loading at Front. Where it is not possible to locate loading facilities behind the building, the loading area must be screened from the street (see Figure 2).

Landscaping and Screening

Where industrial uses are adjacent to non-industrial uses or parking, appropriate buffering techniques such as setbacks, screening, and landscaping should be provided to mitigate impacts of industrial operations. See also Trees and Parking, Commercial Design Guidelines applicable to industrial development.

Perimeter Screening. Screening of a proposed industrial project from existing neighbors may require a sixfoot high masonry wall or durable wooden fence on the side yard property line and the rear yard property line. A height (up to eight feet) should be determined by the height of the material or industrial activity that requires screening.

• A masonry wall should be finished on both sides with plaster or stucco, with landscaping planted adjacent to the wall on the project site.

• The landscape strip adjacent to the wall shall be not less than three feet in width (see Figures 1, 2 and 3) and must be irrigated with an automatic irrigation system. The landscaping should be protected by tire blocks.

• Depending upon its length, a wall may be uniform in its height and/or surface treatment. However, a long, visible wall could be segmented with columns or pilasters, offset wall planes, or planting pockets (Figure 4, Commercial Design Guidelines).

Screening of Industry and Storage. Equipment and outdoor storage should be screened, where it is visible from public view.

• Screening should use the most appropriate materials, including solid wood fencing, masonry walls and landscaping. Merchandise shall not be displayed, sold, or stored outside, with the exception of exterior

construction materials, public utilities equipment, and similar materials, pursuant to a use permit.

• Any outdoor equipment, whether on a roof or on the ground, shall be appropriately screened from view. The method of screening should be architecturally integrated with the primary structure in terms of material, color, shape and size.

• Wall or fence screening for outdoor storage should be six feet in height. A wall up to eight feet in height may be acceptable, depending upon the items being stored and the visibility of the equipment and the wall from public areas.

• Exterior storage should be confined to portions of a site least visible from public view.

Parking Adjacent to Sidewalk. Parking lots adjacent to, and visible from public streets are discouraged. They must be adequately screened from view by a low wall or hedge, berms, changes in elevation and landscaping, or combinations of these elements, where appropriate (see Figure 1).

• Low walls and/or fences should be used with landscaping to screen parking lots from the street. The planting areas adjacent to sidewalks should be no less than three feet wide and no more than three feet high (see Figure 5, Screening of Parking Behind Sidewalks, Commercial Design Guidelines). Shrubs should be trimmed to a height of approximately three feet to maintain adequate visibility from automobiles.

• Landscaping on berms can be used to elevate the effective height of the screening and present an attractive exposure of a project to the public sidewalk and street. See Section 17.45.030 for discussion of walls and fences applicable to commercial and other projects.

Landscaping “Islands.” Bare ground is discouraged and should be paved or landscaped. Structures should be located on landscaped “islands,” where the office portion of a building does not directly abut paved parking areas; a minimum five to ten-foot landscape strip should be provided between parking areas and the office portion of the structure. Landscaping is recommended around the base of buildings to soften the edge between the parking lot and the structure, as appropriate to the type of industry proposed (see Figure 1).

Buildings Adjacent to Streets. Long, windowless industrial buildings paralleling Rumrill Blvd. and Giant Road should be avoided. Industrial buildings should be oriented perpendicular to these major streets, allowing for a pedestrian entry at the front of the building to the sidewalk (see Figure 3).

Screening of Loading Areas. Landscaped berms should be considered to screen loading docks and dumpsters from public areas (see Figure 4).

Figure 4 — Elevation Changes to Screen Loading and Other Operations

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Architectural Design Guidelines

Industrial development that is subject to the design review process defined in Sections 17.18.090 and 17.20.030 will be evaluated against the guidelines contained in this section.

There is no particular architectural style required for industrial projects. The focus of design should be on building entrances, durable and attractive exterior materials, and avoidance of long, uninterrupted blank walls.

Large Buildings. Large buildings that give the impression of “box-like” structures are generally unattractive and detract from the overall design of most buildings. The following ways should be considered to reduce the appearance of large scale, bulky structures, particularly on the ground floor.

• Roof height should vary up to the maximum allowed height.

• A height increase of up to fifteen feet above the allowed height shall be allowed for architectural features, particularly building entrances, covering up to 20% of the building footprint (see Figure 2).

• Exterior wall planes should vary in depth and/or direction. Wall planes should not exceed fifty feet in length without a vertical offset. Rooflines should not maintain the same height for more than fifty feet without offsetting the roofline or interrupting it (see Figure 1).

• The upper portion of an exterior wall should end with a capped parapet, molding or roof eave. Mansard roofs and mansard roof eaves are strongly discouraged.

• Blank front and side wall elevations on street frontages should be avoided.

• Blank walls should be made more interesting with windows, textured or incised wall materials and bands of varying color and materials. Stucco wall treatments are encouraged because stucco can be used in a sculptural manner, such as a curved parapet or a linear parapet molding. Stucco walls can be divided into scaled panels by inscribed grooves (“reveals”).

• Windows and doors flush to the exterior wall of the building are discouraged, unless awnings or canopies over the windows are used.

Entrance Projections. Trellises with vine landscaping, window awnings or canopies, and other architectural projections should be considered at entrances, depending upon the nature of the proposed industry.

Lighting

Lighting should provide illumination for security and safety, while avoiding light intrusion into off-site areas.

• Parking, loading, shipping and receiving, walkways, entrances and working areas should be illuminated.

• Light fixtures should be architecturally compatible with the project design.

• Lighting should be adequate for security, particularly at entrances, but not overly bright.

• All lighting fixtures shall be shielded to confine light spread to project boundaries.

• No mercury vapor lights are allowed—use metal halide or low-pressure sodium, or equal, only.

• Light shall be directed toward the ground and not toward the sky.

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The San Pablo Municipal Code is current through Ordinance 2024-001, passed March 4, 2024.

Disclaimer: The City Clerk’s office has the official version of the San Pablo

APPENDIX D Mixed-Use Design Guidelines

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APPENDIX D

Mixed-Use Design Guidelines*

• Editor’s Note: See Section 17.34.110 for guidance on the use of these Design Guidelines.

Purpose

The Mixed-Use Design Guidelines are intended to assist designers to understand the city’s goals and objectives for high quality development within the CMU commercial mixed use district. The guidelines complement the mandatory provisions contained in Chapter 17.34 by providing examples of desirable and undesirable mixed-use development.

Applicability

The design guidelines and illustrations are general and may be interpreted with some flexibility in their application to specific projects. The guidelines are to be used during the city’s design review process (Sections 17.18.090 and 17.20.030) to encourage the highest quality of design, while at the same time provide the flexibility necessary to encourage creativity by project designers. The guidelines also may be imposed as a condition of approval. In any instance of conflict between the provisions of these design guidelines and other provisions of the zoning ordinance, the other provisions of the zoning ordinance shall prevail.

The guidelines apply to new construction and additions to existing development in areas subject to the CMU commercial mixed use district. Any addition, remodeling, relocation or construction requiring a building permit within these areas shall adhere to these guidelines, where applicable.

In addition to the mixed use design guidelines defined herein, the residential design guidelines (see Section 17.32.090) commercial design guidelines (see Section 17.34.080) and/or industrial design guidelines (see Section 17.34.120) may be appropriate for development in the mixed-use overlay districts.

General

Buildings containing commercial stores and multi-family residential units, and/or office space are encouraged where public transportation is convenient, particularly in the El Portal district, 23rd Street district, Market Avenue district, and the Alvarado district. Mixed-used buildings typically include ground floor storefronts, second floor office space and/or residential units, and residential units on succeeding floors. Parking for stores may be located in front of a building, with parking for residences and offices behind the building. Shared parking can also be located below the building (see Figure 1).

Figure 1 — Example Mixed-Use Commercial/Residential Project

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Mixed-Use Districts

The following design guidelines are broadly consistent with goals, policies and actions of the General Plan. Public amenities and design features are intended to stimulate and support such land uses as employment, entertainment, public institutions and transit stations in appropriate districts.

Gateway District. In the entertainment area, design features that are integral to new development projects such as the following are encouraged:

• Pedestrian walkways, including paseos and covered walkways;

• Outdoor gathering places, including cafes and plazas; and

• Lighting, landscaping, banners and signs, and specially designed paving patterns to establish an entertainment design theme.

El Portal Public Transit District. To create a pedestrian-friendly downtown, the following design features are encouraged:

• A central plaza for outdoor festivals, activities and markets;

• A pedestrian crossing of San Pablo Creek to connect neighborhoods to the south with Helms School and the International Marketplace Shopping Center, to the north of the creek;

• Signs along San Pablo Avenue to replace non-conforming signs;

• Use of awnings and canopies along sidewalks to encourage window-shopping in storefronts;

• Street trees and a canopy of parking lot shade trees to delineate parking aisles and create a more attractive, pedestrian-friendly downtown; and

• A design theme at the intersection of El Portal Drive and Church Lane to signal this gateway to downtown.

• A range of housing from high-density single family, to high density multifamily;

• Housing organized around well-defined internal pedestrian and open space networks, with pedestrian connections to adjacent uses in the district;

• Avoidance of gated communities, in preference to less obtrusive measures to provide security and privacy; and

• Variety in housing types, forms, colors, materials, building heights and other features to highlight the individual dwelling units.

23rd Street District. To strengthen the commercial district, the following design features are encouraged:

• Storefronts with display windows and awnings located at the back of sidewalk. Awnings may extend over pedestrian sidewalks, pursuant to sign controls in Section 18.04.090(C)(8);

• Continuation of the colorful, expressive design theme of the neighborhood, including unusual signs and building colors and materials in new construction and additions to buildings in the district;

• Incorporation of existing decorative masonry columns that are located at intervals along the back of sidewalks into development layouts that include driveways and building entrances; and

• Landscaping within, and adjacent to, off-street parking lots and driveways leading to parking and along landscaped, masonry walls adjacent to residential land uses (see Section 17.34.080, Commercial Design Guidelines).

Market Avenue District. Measures to maintain the low-scaled pedestrian character of the district include the following:

• Public improvements to transit stops, sidewalks, street trees and pedestrian-scaled lighting designed to foster pedestrian circulation.

Rumrill Boulevard District. The following features are intended to allow potentially incompatible land uses to be developed adjacent to each other, and to allow new development that reflects the diversity of the area:

• Buffers between commercial/industrial uses and residential properties;

• Development allowing varied architectural design solutions that reflect the diversity of the district; and

• Commercial uses on the east side of Rumrill Boulevard that include adequate off-street parking through lot consolidation and development up to 0.7 FAR.

Alvarado District. The following design features are encouraged to reflect the district’s historic importance as San Pablo’s original town center:

• New buildings organized around pedestrian amenities including plazas, fountains, covered walkways, balconies, paseos, courtyards and parks;

• Development which incorporates a variety of seating, accent lighting, integration of public and private areas, a variety of paving and tile materials, etc.; and

• Commercial buildings designed in the early California mission style, and other historic styles in the city, particularly along San Pablo Avenue and Church Lane near their intersection.

Giant Trade Center Business Park District. The following design features encourage new industrial development that will not be disruptive to nearby housing:

• A landscaped masonry wall built to a height of between six and eight feet along the east property line of the Giant Trade Center to help protect existing adjacent residential uses from industrial activities.

• Commercial/light industrial development that is fully contained within industrial buildings to minimize visible or auditory impact to the adjacent neighborhood.

Hillside Area District. The following design features are intended to manage hillside open space and help to maintain the rural character of the hillside:

• Clustered residential development to retain trees, open space, and views; and

• Pedestrian open space connection between hillside housing and shopping centers along the south side of San Pablo Dam Road, which may foster development of a pedestrian-accessible neighborhood commercial center.

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The San Pablo Municipal Code is current through Ordinance 2024-001, passed March 4, 2024.

Disclaimer: The City Clerk’s office has the official version of the San Pablo

APPENDIX E Sign Design Guidelines

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APPENDIX E

Sign Design Guidelines

Purpose

The Sign Design Guidelines are intended to assist designers to understand the city’s goals and objectives for high quality development. The guidelines complement the mandatory sign regulations contained in Title 18, Signs, by providing examples of desirable and undesirable signs.

Applicability

The design guidelines and illustrations are general and may be interpreted with some flexibility in their application to specific projects. The guidelines are to be used in conjunction with the city’s design review

process (Sections 17.18.090 and 17.20.030) to encourage the highest quality of design while, at the same time, provide the flexibility necessary to encourage creativity by project designers. The guidelines also may be imposed as a condition of approval. In any instance of conflict between the provisions of these design guidelines and other provisions of the zoning ordinance, the other provisions of the zoning ordinance shall prevail.

The guidelines apply to signs for new multi-family residential, commercial, industrial, mixed-use and institutional development. Any addition, remodeling, relocation or construction requiring a building permit within the affected land use district shall adhere to these guidelines, where applicable.

Adjustment to Sign Area

Maximum sign areas for various types of signs are summarized in Chapter 18.04. Within the limits of the maximum sign area, adjustments should be made to improve the readability of wall signs, without using unnecessarily large letters. Typically, words with letters from ten inches to twenty-four inches in height will be readily readable as seen from perimeter sidewalks and from vehicles being driven at moderate speed (e.g., twenty-five mph to thirty mph) on adjacent roadways. At some locations, six inch high letters will be satisfactory. The choice of appropriate signs should consider the heights of lettering, the locations and sizes of existing signs on adjacent businesses, the height of building walls to which signs are mounted, architectural designs of buildings, colors, and other factors described in Title 18, Signs.

Discouraged Signs

Business Center Sign Directories. Freestanding project identification signs located near vehicular entrances to shopping centers are discouraged if they include directories of tenants. Frequently, such signs include multiple tenant names and corporate logos that can be difficult to decipher from a moving vehicle on an adjacent roadway (see Figure 1). It is preferable to have a pylon-mounted sign or monument sign with the name of the shopping or business center alone, and the names of tenants mounted on the walls of the businesses they represent. Further, very large signs and billboards, as shown in Figure 1, are strongly discouraged.

Figure 1 — Unacceptable Business Center Tenant Signs

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Proliferation of Signs on One Property. Even though a property may comply with the maximum overall sign area allowed by Section 18.04.090, multiple small signs and logos are discouraged, and roof signs are prohibited (see Figure 2).

Figure 2 — Unacceptable Multiple Signs and Roof Signs

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Signboards. Framed signboards or internally illuminated box signs (also known as cabinet signs) that are mounted on the front walls of businesses are prohibited. Signs comprised of individually mounted letters are encouraged.

Encouraged Signs

Monument Signs. Monument signs are preferred to pylon-mounted signs for most project identification situations. A monument sign can be integrated into landscaped areas, with terrace walls and berms that screen parking, unlike freestanding pylon-mounted signs (see Figure 3).

A monument sign can also be placed alongside a driveway entrance to a project or in the median of an entrance driveway (see Figure 1 in the Commercial Design Guidelines).

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Figure 3 — Acceptable Monument Signs

Street-front Signs. Street-front businesses should emphasize pedestrian-oriented signs, such as projecting signs, awning valance signs, and blade signs hung beneath covered walkways (see Figure 4).

Figure 4 — Acceptable Pedestrian-Oriented Storefront Signs

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Wall Signs Aligned. Signs mounted on the front walls of businesses should be aligned with wall signs on adjacent businesses, if the businesses share the same wall plane. Wall signs should not crowd the top of wall or parapet. Planned sign programs are encouraged to ensure that signage is consistent throughout larger projects (see Figure 9 in the Commercial Design Guidelines).

Externally Illuminated Signs. Where sign lighting is desired, external illumination is preferred to internal illumination, particularly in residential areas and as long as spotlights are not directly visible or create glare that extends off-site.

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The San Pablo Municipal Code is current through Ordinance 2024-001, passed March 4, 2024.

Disclaimer: The City Clerk’s office has the official version of the San Pablo