Title 18 — ZONING[[1]]

Footnotes:

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Editor's note— Ord. No. 743, § 3, adopted March 21, 2017, repealed and replaced tit. 18, in its entirety. Former tit. 18 pertained to similar subject matter. Former tit. 18 pertained to similar subject matter and was derived from ; Ord. No. 379, 1974; Ord. No. 417, 1978; Ord. No. 419, 1978; Ord. No. 426, 1978; Ord. No. 438, 1980; Ord. No. 440, 1980; Ord. No. 444, 1980; Ord. No. 446, 1981; Ord. No. 448, 1981; Ord. No. 452, 1981; Ord. No. 453, 1982; Ord. No. 464, 1983; Ord. No. 492, 1983; Ord. No. 493, 1983; Ord. No. 524, 1986; Ord. No. 529, 1986; Ord. No. 534, 1986; Ord. No. 540, 1986; Ord. No. 541, 1987; Ord. No. 549, 1987; Ord. No. 552, 1989; Ord. No. 553, 1988; Ord. No. 562, 1989; Ord. No. 574, 1989; Ord. No. 585, 1990; Ord. No. 596, 1991; Ord. No. 621, 1995; Ord. No. 633, 1996; Ord. No. 642, 1998; Ord. No. 644, 1998; Ord. No. 645, 1998; Ord. No. 651, 2000; Ord. No. 669, 2003; Ord. No. 671, 2003; Ord. No. 677, 2004; Ord. No. 683, 2005; Ord. No. 693, 2006; Ord. No. 697, 2007; Ord. No. 717, adopted May 3, 2011; Ord. No. 718, adopted July 5, 2011; Ord. No. 723, adopted September 3, 2013; Ord. No. 728, adopted November 18, 2014 and Ord. No. 738, adopted January 12, 2016.

ARTICLE I. - GENERAL PROVISIONS Chapter 18.02 - GENERAL PROVISIONS

This title is enacted based on the authority vested in the city by the state. This title is an adopted zoning plan for the city.

(Ord. No. 743, § 3, 3-21-2017)

The zoning plan is adopted to provide a precise plan for residential, commercial, industrial, agricultural, public, and other land uses in the city in order to:

A.

Protect the established character and social and economic values of residential, commercial, industrial, agricultural, recreational, public and other areas within the city that have developed in a healthy and orderly manner;

B.

Encourage beneficial development of those areas that have grown with conflicting or uneconomic patterns of use; and

C.

Assist in providing a definite and publicly approved plan of development to guide, control, and stimulate the future growth of the city in accordance with the needs of the city and in proper relation to other land use areas in the region.

(Ord. No. 743, § 3, 3-21-2017)

The zoning plan consists of the establishment of various districts within the incorporated territory of the city, within some, all or none of which it is lawful, and within some, all or none of which it is unlawful, to erect, construct, alter, repair or maintain certain buildings or to carry on certain trades or occupations, or to conduct certain uses of land or of buildings within which certain open spaces shall be required about future buildings, and consists further of appropriate regulations to be enforced in such districts, all as set forth in this title.

(Ord. No. 743, § 3, 3-21-2017)

18.02.040 - Authority and relationship to general plan.

It is the policy of the city to eliminate any inconsistencies between this title and the general plan adopted by the city. Each parcel in this title shall be zoned consistent with the general plan and any applicable specific plan. Where inconsistency exists between the zoning designation for a parcel and the general plan, the general plan designation shall govern.

(Ord. No. 743, § 3, 3-21-2017)

18.02.050 - Applicability.

Except as otherwise provided in this title:

A.

No building shall be erected and no existing building shall be moved, altered, added to or enlarged, nor shall any land, building or premises be used, designated or intended to be used for any purpose, or in any manner, other than is included among the uses listed in this title as permitted in the district in which such building, land or premises is located.

B.

No building shall be erected, reconstructed or structurally altered to exceed in height the limit designated in this title for the district in which such building is located.

C.

No building shall be erected, nor shall any existing building be altered, enlarged or rebuilt, nor shall any open space be encroached upon or reduced in any manner, except in conformity to the yard, building site area and building location regulations designated in this title for the district in which such building or open space is located.

D.

No yard or other open space provided about any building for the purpose of complying with the provisions of this title shall be considered as providing a yard or open space for any other building, and no yard or other open space on one building site, shall be considered as providing a yard or open space for a building on any other building site.

(Ord. No. 743, § 3, 3-21-2017)

If any part of these regulations is for any reason held to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect the validity or unconstitutionality of the remaining portions of these regulations. It is hereby expressly declared that this title and each part would have been adopted irrespective of the fact that any part might be declared invalid or unconstitutional.

(Ord. No. 743, § 3, 3-21-2017)

Chapter 18.04 - DEFINITIONS

[18.04.010] - [Definitions.]

"Accessory dwelling unit." An attached or a detached residential dwelling unit that 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 in accordance to California state building code for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multi-family dwelling is or will be situated. An accessory dwelling unit also includes an efficiency unit and a manufactured home but does not include trailers.

1.

Attached Accessory Dwelling Unit. An accessory dwelling unit that shares at least one common wall with the primary dwelling and is not fully contained within the existing space of the primary dwelling or an accessory structure.

2.

Detached Accessory Dwelling Unit. An accessory dwelling unit that does not share a common wall with the primary dwelling and is not fully contained within the existing space of an accessory structure.

3.

Internal Accessory Dwelling Unit. An accessory dwelling unit that is fully contained within the existing space of the primary dwelling or an accessory structure.

Junior Accessory Dwelling Unit. A unit that is no more than 500 square feet in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure.

"Accessory use." A use naturally and normally incidental to and subordinate to the principal use of the land, and that does not change the character of the principal use.

"Agriculture." The science of cultivation, including harvesting of crops and rearing and management of livestock, tillage, husbandry, farming, horticulture, and forestry.

"Agricultural processing facility." An establishment that processes or packages crops to prepare them for market on- or off-site. Includes related accessory uses such as, offices, laboratories, and tasting facilities.

"Agriculture-related." Uses include agricultural product sales, roadside stands, produce stands, self-pick operations, agricultural processing, and agricultural home stays.

"Alcoholic beverage establishment." An establishment where alcoholic beverages are sold, served, or given away for consumption on the premises, excluding full-service restaurants. Typical alcoholic beverage establishments include but are not limited to bars, cocktail lounges, ballrooms, dance bars, piano bars, billiard and game parlors, bowling alleys, nightclubs, and tasting rooms.

"Alley." A passage or way open to public travel affording a secondary means of vehicular access to abutting lots and not intended for general traffic circulation.

"Alteration." Any act or process that changes one or more of the exterior architectural features of a structure, including, but not limited to, the erection, construction, reconstruction, repair, or removal of any structure.

"Amusement center." A facility wholly enclosed in a building that offers games, including one or more of the following, but not limited to, bingo, bowling, billiards, pool, ski-ball, air hockey, skating, go-karts, miniature golf, and electronic arcade games.

"Auto service and repair." A service establishment where automobiles may be disassembled and assembled to alter their appearance or improve their operation.

Include but not limited to the following:

• Auto parts, sales without repair.

• Auto parts, sales with repair.

• Auto service and repair.

• Auto detailing (full service car wash).

"Bed and breakfast inn." A single-family dwelling, which is predominantly residential in character, and containing up to six guest rooms offering overnight accommodations for rent, wherein a breakfast meal is customarily included in the lodging rate.

"Boarding and rooming house." A dwelling, other than a hotel, where lodging and/or meals for three or more persons are provided for compensation. Single-room occupancy units (see definition below) are allowed by right in residential medium, RH1, and RH2 zones (CA AB 2634). Facilities providing drug and alcohol treatment are not considered boarding and rooming houses under CA Health and Safety Code 11834.23.

"Building height." The height of the highest part of the building above the finished grade.

"Campgrounds." Land or premises used or intended to be used, let, or rented for occupancy by campers traveling by automobiles or otherwise, for temporary occupancy by tents or similar quarters.

"Convenience market." An establishment with a gross floor area of less than 6,000 square feet offering for sale a variety of fresh or prepackaged food and beverage products, alcoholic beverages for off-site consumption, household items, and similar products. This use may include a market that is combined with another use, such as an automobile service station, when the market net floor area is between 500 and 6,000 square feet. Includes liquor stores below 6,000 square feet which focus on the sale of alcoholic beverages.

"Club." An association of individuals used in the furtherance of a common purpose. Excludes clubs whose purpose is a service customarily carried on as a business (such as a health club).

"Community care facility, small." Small community care facilities are located in residential dwellings where non-medical care is provided to six or fewer persons on a 24-hour basis. Small community care facilities include foster family homes, group homes for children who are wards of the state, adult day support centers, social rehabilitation facilities, transitional care facilities, and adult residential facilities (for adults with mental disabilities). A community care facility is licensed under the State of California Health and Safety Code 1520 et seq.

"Community care facility, large." Large community care facilities are located in residential dwellings where non-medical care is provided to seven or more persons on a 24-hour basis. Large community care facilities include foster family homes, group homes for children who are wards of the state, adult day support centers, social rehabilitation facilities, transitional care facilities, and adult residential facilities (for adults with mental disabilities). A community care facility is licensed under the State of California Health and Safety Code 1520 et seq.

"Community center." A facility used for recreational, social, educational, and cultural activities open to members of voluntary associations, or to the public at large.

"Community garden." Public or private land divided into multiple plots for the growing of fruits, vegetables, flowers, nuts, seeds, culinary herbs, or other similar uses for the personal use of the growers. A community garden does not include a private garden incidental to the primary use of the lot, including lots devoted to the personal use of the occupants of residences or a lot developed with a nonresidential use.

"Community social service." Any public or private organization, providing services to the community including employment centers, food banks, and counseling services, among others.

"Complete streets." Streets designed to accommodate multiple travel modes. This means that streets would have not only travel lanes for vehicles, but also room for bicycles, sidewalks, street trees, and bus

stops and pull-out lanes (along bus routes).

"Construction." Any building activity that affects the exterior appearance of a structure, including the erection, alteration, reconstruction, repair, maintenance or extension of a structure, requiring the issuance of a building permit.

"Demolition." Any act or process that destroys (in part or in whole) a structure.

"Density." The amount of residential development permitted in a given area, typically expressed as the number of dwelling units per acre (du/ac) of land.

"Development services director." The department head or other responsible city official in charge of the planning functions for the city, which for the purposes of this title, shall also be referred to as development services director. The development services director may delegate authority to planning staff.

"Duplex." A detached building occupied by two families living independently of each other in distinct units that are separated by a common wall.

"Dwelling." Includes a room or group of rooms that include cooking, eating, sleeping, and sanitation facilities and designed as an independent unit. Types of dwellings include, but are not limited to, singlefamily, two-family, multi-family dwellings, manufactured homes, mobilehomes, condominiums, and townhomes.

"Emergency shelter." Per California Health and Safety Code (section 50801[e]), "emergency shelter" means housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. Emergency shelters also include other interim interventions, including, but not limited to, navigation centers, bridge housing, and respite or recuperative care.

"Enlargement." Construction that results in the expansion of the gross floor area of a structure.

"Family." One or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit.

"Family day care, small." A small family day care is located in a single-family residential dwelling, where care, protection, and supervision is provided for periods of less than 24 hours while parents, guardians or authorized representatives are away. A small family day care can provide care for four infants or for up to six children if no more than three infants are under care, or for up to eight children if only two infants and two children are school age. A small family day care is considered a single-family residential use and licensed under the State of California Health and Safety Code 1597.45, which requires that it be permitted as a residential use in single-family zones.

"Family day care, large." A large family day care is located in a single-family residential dwelling where care, protection, and supervision is provided for periods of less than 24 hours while parents or authorized representatives are away. A large family day care can provide care for up to 12 children if there are no more than four infants, or for up to 14 children if two are school age and there are no more than two infants in care. An assistant must be present.

A large family day care is considered a single-family residential use and licensed under the State of California Health and Safety Code 1597.45, which requires that it be permitted as a residential use in single-family zones.

"Farm worker/employee housing for six or fewer." Farm worker/employee housing for six or fewer persons is treated as a single-family structure and residential use as described in California Health and Safety Code Sections 17021.5 and employee housing as defined in California Health and Safety Code Section 17008, including farm worker housing.

"Farm worker/employee housing, group quarters." Farm worker/employee housing consisting of no more than 36 beds in group quarters (or 12 units or less) designed for use by a single family or household to be treated as an agricultural use as described in 17021.6, and employee housing as defined in California Health and Safety Code Section 17008, including farm worker housing.

"Fence." A barrier constructed of materials such as wood, steel, iron, masonry, or hedging and located along a property or setback line, or within a setback line and acting as a deterrent to ingress or egress, a support for vegetation, or as a decorative element.

"Floor-area ratio (FAR)." The permitted gross interior building floor area (on all floors/levels of a building) divided by the area of the developable site.

"Garage, private." An accessory building for the storage of private motor vehicles.

"Home occupation." A home occupation is a business operated within a residential dwelling that is carried out by the occupants and is secondary to the primary purpose of the dwelling. See Chapter 18.50, "Home Occupation," for detailed requirements of home occupations.

"Improvement." Any building, structure, place, parking facility, fence, gate, wall, work of art, or other object constituting a physical betterment of real property or any part of such betterment.

"Junkyard." The use of more than 200 square feet of the area of any parcel, lot, or contiguous lots for the storage of junk or salvable materials, including junk metals or other scrap materials and/or for the dismantling or wrecking of automobiles or other vehicles or machinery.

"Kennel." Any lot or premises on which five or more dogs, cats, or small animals over four months old are kept, maintained, boarded, and/or offered for sale.

"Landscaping service." A business that offers landscaping installation, care, and maintenance services for hire. The business site may include equipment, plants, and materials such as mulch, gravel, stone bender board, and irrigation pipes and parts.

"Live-work unit." A building or spaces within a building that is used jointly for commercial and residential purposes, where the resident owner or employee of the business is responsible for the commercial activity performed, and where the commercial activity conducted is subject to a valid business license associated with the premises.

"Lot." A defined area of real estate that is synonymous with an assessor's parcel.

"Lot, key." The first lot to the rear of a reversed corner lot, front line of a corner lot, a line separating the narrowest street frontage on the lot from the street, except in those cases where access is prohibited to the street on the side of the normal front lot line.

"Lot, large." The site of a proposed new development that was legally created in compliance with the Subdivision Map Act.

"Lot line, front." A line separating the lot from a street or way and in the case of a corner lot, a line separating the narrowest street frontage on the lot from the street, except in those cases where access is prohibited to the street on the side of the normal front lot line.

"Lot line, rear." A line that is opposite and most distant from the front lot line and in the case of an irregular or triangular lot, a line within the lot ten feet in length, parallel to and at the maximum distance from the front lot line.

Example of Lot Definition

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"Low barrier navigation centers." A low barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. (California Government Code Section 65662a.)

"Manufacturing/processing, light." A facility engaged in the assembly, fabrication, and conversion of already processed raw materials into products, where the operational characteristics of the process and the materials uses are unlikely to cause significant impacts on surrounding land uses or the community. Examples include clothing assembly and fabric manufacturing; electronics and appliance manufacturing; food and beverage manufacturing; metal products; machine and welding shops; and handicraft industries.

"Medical, hospital." Hospitals and similar facilities engaged in providing diagnostic services, extensive medical treatment, and inpatient care; may include emergency services and a heliport pad.

"Medical, office." A medical office refers to a facility where medical, dental, mental health, surgical, urgent care, or other healthcare services are provided on an outpatient basis.

"Medical health care facility." A facility that is maintained and operated to provide medical care and includes nursing homes, intermediate care facilities, medical clinics, and home health agencies. Licensed by the California State Department of Health Services (Health and Safety Code 1200 et seq.).

"Minerals." Any naturally occurring chemical element or compound or groups of elements and compounds formed from inorganic processes and organic substances, including, but not limited to, coal, peat, and bituminous rock, but excluding geothermal resources, natural gas, and petroleum (Public Resources Code Section 2005). Gold, sand, gravel, clay, crushed stone, limestone, diatomite, salt, borate, potash, etc. are examples of minerals.

"Mobilehome (or mobile home)." Mobilehome is a structure designed for human habitation and for being moved on a street or highway under permit, pursuant to Section 35790 of the CA Vehicle Code. Mobilehome includes a manufactured home (except under specified circumstances) and does not include a recreational vehicle.

"Mobilehome park." Mobilehome park is an area of land where two or more mobilehome sites are rented, or held out for rent, to accommodate mobilehomes for human habitation.

"Mobile food vendor." Mobile food vendor means a person who sells, serves, offers for sale, or gives away only food from a mobile food vending unit, parked or located on a private parcel of property. This term does not include a person who operates a mobile food vending unit that visits multiple private property sites on a daily basis for no more than 30 minutes per site, per day.

"Mortuary, funeral home." Funeral homes and parlors, where funeral services may be conducted and the remains of the deceased are prepared for burial or cremation.

"Nursery (plants)." A commercial agricultural establishment engaged in the production of ornamental plants and other nursery plants, grown under cover on the site in containers or soil, indoors or outdoors. Also includes greenhouses and nurseries that sell these products.

"Open space." Land or water that is unimproved and devoted to managed production of resources; the preservation of natural resources; outdoor recreation; and/or public safety.

"Parking facility." Includes day-use and long-term parking lots, garages, structures, and park and ride lots, except when accessory to a primary use such as, a residential garage.

"Parking space." A usable space for parking of a motor vehicle off the street.

"Performance standards." Regulations for the control of dangerous or objectionable elements.

"Personal services." Establishments providing non-medical services to individuals as the primary use. Examples include barber and beauty shops, massage therapy, tailors, shoe repair, and dry cleaning.

"Public safety facility." A facility operated by a public agency for community welfare, which may include fire stations and firefighting and prevention facilities; police and sheriff stations; and incarceration facilities.

"Recycling collection facility (small)." A small recycling collection facility provided for the collection of recyclables within neighborhoods and may consist of drop-off centers or local transfer stations.

"Recycling collection facility (large)." A large recycling collection facility, providing for the collection, sorting, and packaging of recyclable materials, not including refuse or hazardous materials, but may include equipment to aid in the sorting and packaging processes.

"Religious facility." A permanent facility operated by a religious organization for religious activities, as well as accessory uses. Examples of religious facilities include churches, mosques, synagogues, and temples, among others. Accessory uses may include living quarters for staff, day care facilities, and kitchens for events.

"Removal." Any relocation of a structure on its site or to another site.

"Repair." Any improvement that requires the replacement of a major building element and requiring a building permit or improvement to correct deficiencies resulting from normal wear and tear of improvements and not requiring a building permit.

"Research and development." A facility for the research, design, development, and testing of components, prior to product manufacturing.

"Residential care facility." A licensed residential care facilities and unlicensed residential care facilities shall be considered a residential use of property. Residential care facilities, licensed, and unlicensed residential care facilities are permitted uses in all zones permitting residential uses, subject to compliance with the restrictions and development standards for other residential dwellings of the same type (e.g., single-family or multi-family) in the same zone. This does not include new construction of a standalone commercial residential care facility.

care facilities, licensed, and unlicensed residential care facilities are permitted uses in all zones permitting residential uses, subject to compliance with the restrictions and development standards for other residential dwellings of the same type (e.g., single-family or multi-family) in the same zone. This does not include new construction of a standalone commercial residential care facility.

"Restaurant, full service." A food service establishment that is used for the serving of meals for compensation, which has a kitchen and opportunities for patrons to eat while being seated. Alcoholic beverages may be served, but are incidental to the primary food service. Full-service restaurants do not include snack bars and temporary food service.

"Shall." That which is obligatory.

"Should." A less rigid directive than "shall;" a directive to be honored and followed if possible, in the absence of compelling reasons for departure from a policy.

"Single room occupancy (SRO)." A dwelling, other than a hotel, with multiple single-room dwelling units and private or shared kitchen and bathroom facilities. Single room occupancy structures shall have units rented individually and shall accommodate a maximum of one person per unit.

"Structural alterations." Any change in the supporting members of a building such as bearing walls, columns, beams, or girders.

"Structure." Anything constructed or erected, the use of which requires location on or in the ground or attachment to something having location on or in the ground, but not including any trailer or tent.

"Supportive housing." Housing with no limit on length of stay, and that is linked to on-site or off-site services that assist resident(s) to retain the housing, maintain or improve their health status, and maximize their ability to live and, when possible, work in the community.

"Target population." Persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Development Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster cares system, individuals exiting from institutional settings, veterans, and homeless people.

"Tract office." A temporary office used during construction and removed at the completion of a construction project.

"Transitional housing." Per California Health and Safety Code (Section 50801[i]),"transitional housing" means housing with supportive services for up to 24 months that is exclusively designated and targeted for recently homeless persons.

"Usable open space." That space upon the lot or parcel to which it is appurtenant, which can be used by inhabitants of the property for outdoor living, activity, and/or recreation and may include landscaping. All such areas shall be readily accessible to the inhabitants of the property. "Usable open space" does not include driveways, open or covered parking areas, utility space such as, trash or garbage areas or space occupied by the required front yard.

"Use." The purposes for which land or premises or a building thereon is designed; arranged or intended; or for which it is or may be occupied or maintained.

"Winery." An agricultural processing facility for the purpose of processing grapes, berries, or other fruits to produce wine or wine products. Processing includes crushing, fermentation, blending, bottling, packaging, storage, aging, handling, shipping, and receiving of such products.

"Wrecking yard." The use of a property for the storage and commercial sale of junk or salvable material, including junk metals or other scrap material and/or for the dismantling or "wrecking" of automobiles or other vehicles or machinery.

"Yard." Open space that is unoccupied and unobstructed from the ground upward, except for landscaping and as otherwise provided in Chapters 18.32, "General Development Regulations" and 18.36, "Yards," but not including any portion of any street or alley or road right-of-way.

"Yard, front." A yard, extending across the front of the lot, between the side lot lines and to a depth required by the district in which the lot is situated; provided, however, that if any building line or official plan line has been established for the street upon which the lot faces or if any future width line is specified, therefore in Chapter 18.36, then such measurement shall be taken from such building line, official plan line, or such future width line to the nearest line of the building.

"Yard, rear." A yard extending across the back of the lot between the side lot lines and to a depth required by the district in which the lot is situated.

"Yard, side." A yard between the side lot line of the lot and the building; and to a width required by the district in which the lot is situated and extending.

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 748, § 4, 5-15-2018; Ord. No. 774, § 2, 8-18-2020; Ord. No. 809, § 1, 8-20-2024)

ARTICLE II. - ZONING DISTRICTS

Chapter 18.06 - DISTRICTS AND MAP

18.06.010 - Establishment of zoning districts.

Several districts have been established in the city and are shown in Table 18.06.01, Suisun City Zoning Districts.

Table 18.06.01 Suisun City Zoning Districts

(Ord. No. 743, § 3, 3-21-2017)

The districts, described in Section 18.06.010, are established insofar as the designations, locations, and boundaries are set forth and indicated in this section and in other sections of this title, which describe the districts and consists of a map, entitled "Zoning Map City of Suisun City, California," dated November 2008. The zoning map in Section 18.06.050 and all notations, references, data, and other information shown within it are adopted and made a part of this title. The zoning map is on file in the office of the city clerk.

(Ord. No. 743, § 3, 3-21-2017)

Where uncertainty exists as to the boundaries of any of the districts, as described in this chapter or as shown on the sectional maps, written application shall be made to the development services director for review of mapping, which may include assessor's parcel maps and zoning district maps, among others, to determine the location of zoning district boundaries. If the boundaries of parcels, contributing to a zoning district are unclear or unknown due to a lack of available data or boundary line revisions, the development services director may request a survey to ascertain the precise boundaries of a zoning district in a specified area.

The development services director's decision may be appealed in writing to the planning commission or the planning commission may, upon its own motion, request a hearing of zoning district boundaries. The planning commission determination may be appealed to the city council, in accordance with Chapter 18.84, "Appeals."

(Ord. No. 743, § 3, 3-21-2017)

A.

Any land within the incorporated limits of the city, now or in the future, and not designated or indicated on the zoning map, shall be placed in the proper zoning district by initiation of amendments procedure, as set forth in Chapter 18.74 "Amendments by the Planning Commission."

B.

Under the direction of the city council, the planning commission may consider and recommend appropriate zoning for all land contained in the annexation proceedings.

C.

When no action is taken by the planning commission and city council to place land in a specified zoning district identified in this title, then it shall be placed in a zoning district, consistent with general plan land use designation identified for that property's location.

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 748, § 4, 5-15-2018)

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(Ord. No. 743, § 3, 3-21-2017)

Chapter 18.08 - RESIDENTIAL DISTRICTS

18.08.010 - Low-density residential (RL).

The low-density residential (RL) zoning district is applicable to parcels, where dwellings developed in the four to ten dwelling units per gross acre range, are the primary land use. Residential dwelling types in the RL district may include single-family detached dwellings on small or standard lots, two-family dwellings (duplexes or duets), townhomes (attached and detached), and other dwellings within the specified density and intensity range, as identified in Section 18.08.050. Other residential uses, as well as secondary, public/quasi-public, and commercial uses may be permitted in this zone, as indicated in Table 18.08.02, "Allowable Uses in Residential Zones." The RL zone is consistent with the low-density residential land use designation in the general plan.

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(Ord. No. 743, § 3, 3-21-2017)

The medium-density residential (RM) zoning district is applicable to parcels, where dwellings developed in the 10.1 to 20 dwelling units per gross acre range, are the primary land use. Residential dwelling types in the RM district may include single-family detached dwellings on small lots, two-family dwellings (duplexes or duets), townhomes (attached and detached), multi-family apartments and condominiums, and other dwellings within the specified density and intensity range, as identified in Section 18.08.050. Other residential uses, as well as secondary, public/quasi-public, and other uses may be permitted in this zone, as defined in Table 18.08.02, "Allowable Uses in Residential Zones." The RM zone is consistent with the medium-density residential land use designation in the general plan.

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(Ord. No. 743, § 3, 3-21-2017)

18.08.030 - High-density residential 1 (RH1).

The high-density residential 1 (RH1) zoning district is applicable to parcels, where dwellings developed in the 20.1 to 30 dwelling units per gross acre range, are the primary land use. Dwelling types in the RH district may include multi-family dwellings in a variety of formats, including attached townhomes and garden court formats, and representing surface and tuck-under parking arrangements. Other dwelling types within the specified density range and meeting the standards, identified in Section 18.08.050, may be included in this zone. Nonresidential uses may be permitted, as indicated in Table 18.08.02, "Allowable Uses in Residential Zones." The RH1 zone is consistent with the high-density residential land use designation in the general plan.

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(Ord. No. 743, § 3, 3-21-2017)

The high-density residential 2 (RH2) zoning district is applicable to parcels, where dwellings developed in the 20.1 to 45 dwelling units per gross acre range, are the primary land use. Dwelling types in the RH2 district may include multi-family dwellings in a variety of formats, including townhomes and garden court apartments, with surface, tuck-under, and podium parking arrangements. Other dwelling types within the specified density range and meeting the standards, identified in Section 18.08.050, may be included in this zone. Nonresidential uses may be permitted, as indicated in Table 18.08.02, "Allowable Uses in Residential Zones." The RH2 zone is consistent with the high-density residential land use designation in the general plan.

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(Ord. No. 743, § 3, 3-21-2017)

18.08.050 - Residential mixed use (RMU).

The residential mixed use (RMU) zoning district is applicable to parcels, where a variety of residential dwelling types and complementary nonresidential uses are desired in proximity. Dwellings in the RMU zone will be developed in the 10 to 45 dwelling units per gross acre range and nonresidential intensities within the 0.3 to 1.0 floor area ratio range, with residential uses as the primary use and nonresidential as a secondary use. Nonresidential uses are not required on any given parcel, but are permitted on the ground floor to increase the likelihood of their economic viability and contribute to the goods and services available to the neighborhood. All uses must meet density and intensity standards in Section 18.08.050. The RMU zone is consistent with the mixed use land use designation in the general plan.

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(Ord. No. 743, § 3, 3-21-2017)

18.08.060 - Densities and intensities in residential zones.

Table 18.08.01, "Densities and Intensities in Residential Zones" shows the minimum and maximum buildout possible in each residential zone.

Table 18.08.01 Densities and Intensities in Residential Zones

RMU 10 — 45 du/ac 0.3 to 1.0 Mixed Use

Key RL Low-Density Residential RM Medium-Density Residential RH1 High-Density Residential 1 RH2 High-Density Residential RMU Residential Mixed-Use

1 Per the city's housing element

Note: Notwithstanding any other provision of this chapter (or Code), all development shall be consistent with the adopted current version of the Travis Air Force Base Land Use Compatibility Plan, which as of writing of this document is the one adopted on October 8, 2015 (Resolution 15-17).

(Ord. No. 743, § 3, 3-21-2017)

Table 18.08.02 identifies the residential and nonresidential land uses allowed in residential zoning districts in the city. Uses not listed here, but consistent with the character and density and intensity of zoning districts, defined in Sections 18.08.010 through 18.08.040, may be permitted through the administrative review process.

Table 18.08.02 Allowable Uses in Residential Zones

Commercial

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 809, § 1, 8-20-2024)

The purpose of this section is to facilitate the development of new residential housing units consistent with the provisions of state law as reflected in Government Code Sections 65585, 65852.21, and 66411.7 et seq., and to establish an application and approval process for two unit SB 9 projects. In cases of conflict between this section and any other provision of this title, the provisions of this section shall prevail.

A.

A Two unit SB 9 project (meaning two attached or detached units on a property, as described further, below) shall be ministerially approved by staff if it meets all the following requirements:

1.

The parcel is located within the low-density residential (RL) or medium-density residential (RM) zoning district or in a Specific Plan on property intended for residential development.

2.

The parcel is not located in any of the following:

a.

Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by an approved local ballot measure.

b.

Wetlands, as defined in the United States Fish and Wildlife Service Manual, part 660 FW 2 (June 21, 1993).

c.

Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Public Resources Code Section 4202. This subparagraph does not apply to sites excluded from the specified hazard zones by the city, pursuant to subdivision (b) of Section 51179 of the Government Code, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development.

d.

A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Heath and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.

e.

Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5, commencing with Section 18901, of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2 of the Government Code.

f.

Within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfied this subparagraph, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. A development may be located on a site described in this subparagraph if either of the following are met (1) the site has been subject to a letter of map revision prepared by FEMA and issued to the city; or (2) the site meets FEMA requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter 1 of Title 44 of the Code of Federal Regulations.

g.

Within a regulatory floodway as determined by FEMA in any official maps published by FEMA, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the

Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.

h.

Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10, commencing with Section 2800, of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan.

i.

Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec 1531 et seq.), the California Endangered Species Act (Chapter 1.5, commencing with Section 2050n, of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10, commencing with Section 1900, of Division 2 of the Fish and Game Code).

j.

Lands under conservation easement.

3.

The two unit SB 9 project application would not require demolition or alteration of any of the following types of housing:

a.

Housing subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.

b.

Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.

c.

Housing that has been occupied by a tenant in the last three years.

4.

The parcel is not a parcel on which an owner of residential real property has exercised the ownership rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within 15 years before the date that the applicant submits an SB 9 application.

5.

The parcel is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Public Resources Code Section 5020.1, or within a site that is designated or listed as a city landmark or historic property or district by local ordinance.

6.

The two unit SB 9 project meets all other requirements of this section.

B.

A two unit SB 9 project shall be processed consistent with Section 18.76.020—Administrative site plan review required.

1.

Within 60 days of submittal of a complete application, the development services director (or his/her designee) shall review and approve complete applications that are in compliance with the requirements of this section and the underlying development standards in the zoning district or specific plan in which it is located, and any other applicable objective development standards stated in this Code. Provisions of this section shall supersede where any conflict exists. If the director has not approved or denied the completed application within 60 days, the application shall be deemed approved.

2.

Two unit SB 9 projects shall meet the following requirements:

a.

The project application is consistent with Subsection 18.08.080 A.;

b.

The side and rear setbacks of each unit are at least four feet;

c.

The front setback meets the standard of the underlying zoning district or specific plan requirements;

d.

The architectural style, materials, and color palettes of each unit are similar and compatible;

e.

One off-street parking space is provided for each unit, unless:

i.

The parcel is located within one-half mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code; or

ii.

There is a car share vehicle located within one block of the parcel.

f.

A restrictive covenant shall be recorded upon approval of the project precluding the rental of either unit for a term less than 30 days;

g.

Each dwelling unit shall have access, provide access to, or adjoin the public right-of-way. Accessibility shall be in conformance with the building code and Americans with Disability Act and shall not preclude construction of future public improvements.

3.

If the project is a two unit SB 9 project to be constructed on a site created by an SB 9 urban lot split, no ADU or JADU may be constructed in addition to the project's two units.

4.

Fees for two unit SB 9 projects shall be the same as those assessed for other residential construction projects.

C.

Notwithstanding an SB 9 project's compliance with the above, the director shall deny a complete application if the city's building official makes a written finding, based upon a preponderance of the evidence, that the proposed two unit SB 9 project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety, for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

(Ord. No. 817, § 1, 3-4-2025)

The purpose of this section is to appropriately regulate qualifying SB 9 urban lot split developments on property intended for single-family residential development in accordance with California Government Code Section 66411.7 and to establish an application and approval process for such projects. In cases of conflict between this section and any other provision of this title, the provisions of this section shall prevail.

A.

An SB 9 urban lot split shall be ministerially approved by the development services director or his/her designee within 60 days of the date of submission of a complete application if it meets all the following

requirements:

1.

The parcel is located within the low-density residential (RL) or medium-density residential (RM) zoning district or in a specific plan on property intended for residential development;

2.

The project application is consistent with Subsection 18.08.080 A.;

3.

The project will create no more than two new parcels and each of the newly-created parcels meets the following requirements:

a.

Is at least 40 percent of the lot area of the parcel being divided;

b.

Is at least 1,200 square feet in size;

c.

Allows for the construction of a unit not less than 400 square feet and not greater than 1,200 square feet, with side and rear setbacks not less than four feet;

d.

Has access to or adjoins the public right-of-way, sufficient to allow development on the parcel to comply with any property access requirements under the California Fire Code Section 503 and Title 14, California Code of Regulations Section 1273.00 et seq., when applicable to the parcel;

e.

Allows for the construction of one off-street parking space, unless:

i.

The parcel is located within one-half mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code; or

ii.

There is a car share vehicle located within one block of the parcel.

f.

The project includes a covenant to be recorded upon approval precluding the rental of either unit for a term less than 30 days;

g.

The proposed new parcels are intended for exclusively residential use.

4.

If the two unit SB 9 project is intended to be constructed on a site created by an SB 9 urban lot split, no ADU or JADU may be constructed in addition to the project's two units.

5.

The owner of the parcel to be subdivided signs an affidavit under penalty or perjury declaring all of the following to be true:

a.

The housing units proposed to be demolished or altered (if any) have not been occupied by a tenant at any time within three years of the date of application for an urban lot split;

b.

The owner of the parcel intends to occupy one of the housing units as their principal residence for a

minimum of three years from the date of approval of the urban lot split. (Ownership is not required if the owner is a community land trust or qualified nonprofit corporation under Sections 214.5 or 402.1 of the Revenue and Taxation Code.)

c.

The owner has not previously subdivided an adjacent parcel using an urban lot split.

d.

The owner has not previously acted in concert with any person to subdivide an adjacent parcel using an urban lot split. ("Acted in concert" means that the owner, or a person acting as an agent or representative of the owner, knowingly participated with another person in a joint activity or parallel action toward a common goal of subdividing the adjacent parcel.)

B.

SB 9 urban lot splits are not permitted on parcels:

1.

Described in Subsection 18.08.080.A;

2.

Created by a prior SB 9 urban lot split;

3.

Containing more than two existing units.

C.

All provisions of the Subdivision Map Act and the City of Suisun City Municipal Code shall apply unless expressly modified in this section.

1.

No dedication of right-of-way or construction of off-site improvements shall be required as a condition of SB 9 urban lot split parcel map approval.

2.

If the SB 9 urban lot split is proposed on a public street that has not been dedicated to its ultimate width, public access and utility easements shall be recorded as a condition of parcel map approval.

3.

Correction of nonconforming zoning conditions shall not be required as a condition of ministerial approval.

D.

Notwithstanding an SB 9 project's compliance with the above, the director shall deny a complete application if the city's building official makes a written finding, based upon a preponderance of the evidence, that the proposed two unit SB 9 project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety, for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

(Ord. No. 817, § 1, 3-4-2025)

The following definitions are applicable to SB 9 two unit projects and urban lot splits:

"Adjacent parcel" means a parcel of land that is touching the subject parcel at any point, separated from the subject parcel by only a public right-of-way, private street or way, or public or private utility access easement.

"Car share vehicle" means a motor vehicle that is operated as part of a fleet by a public or private carsharing company or organization and provides hourly or daily service.

"Common ownership or control" means property owned or controlled by the same person, persons, or entity, or by separate entities in which any shareholder, partner, member, or family member of an investor of the entity owns ten percent or more of the interest in the property.

"Lower-income household" means a household described by the meaning set forth in California Health and Safety Code Section 50079 et seq.

"Major transit stop" means a site containing any of the following:

(1)

An existing rail or bus rapid transit station;

(2)

A ferry terminal served by either a bus or rail transit service; or

(3)

The intersection of two or more major bus routes with frequency of service intervals of 15 minutes or less during morning and evening peak commute periods.

"Moderate-income household" means a household described by the meaning set forth in California Health and Safety Code Section 50093 et seq.

"SB 9 project" or "SB 9 application" means a project application submitted to the city in accordance with Section 18.08.080 or Section 18.08.090 of this title to:

(1)

Split a qualifying single-family residential zoned parcel into two lots; or

(2)

Develop no more than two primary units on a single lot.

"Two unit SB 9 development" means a development that proposes no more than two new primary residential units (or proposes to add one new primary residential unit to one existing primary residential unit) that meets all the criteria and standards set forth in Section 18.08.080 of this title.

"Urban lot split" means subdivision of an existing parcel into no more than two separate parcels that meets all the criteria and standards set forth in Section 18.08.090 of this title.

"Very low-income household" means a household described by the meaning set forth in California Health and Safety Code Section 50105 et seq.

(Ord. No. 817, § 1, 3-4-2025)

Chapter 18.14 - RESIDENTIAL MIXED USE ZONE

To provide for a predominantly residential zone that allows for flexible housing types, along with a mix of compatible and supportive nonresidential uses in proximity, that could include neighborhood commercial, office, and service uses and live-work units.

(Ord. No. 743, § 3, 3-21-2017)

"Vertical mixed use." The combination of two or more uses in a single building, with each use typically occupying on one or more floors of the building.

==> picture [361 x 251] intentionally omitted <==

"Horizontal mixed use." The combination of two or more uses on a single site, with the uses sharing a building (e.g., a residential building wrapped by commercial uses) or occupying separate buildings.

==> picture [360 x 218] intentionally omitted <==

(Ord. No. 743, § 3, 3-21-2017)

18.14.030 - Mixing of uses.

A.

Nonresidential uses are permitted, but not required in the RMU district.

B.

Both vertical mixed use and horizontal mixed-use development is permitted in this zone.

C.

In vertical mixed-use buildings, nonresidential uses must be located on the ground floor and occupy street frontage.

(Ord. No. 743, § 3, 3-21-2017)

18.14.040 - Development size.

A.

A single nonresidential (commercial/retail or office) tenant space, where provided, shall be no larger than 15,000 square feet of gross leasable area (the approximate size of a large full service restaurant).

B.

Each individual development project may include between a minimum of zero percent and maximum of 50 percent nonresidential uses of the total gross leasable building area. Each individual development project must include some residential uses.

C.

Mixed-use development with residential and non-residential uses may be eligible for a density bonus, including parking reductions, per Section 18.14.060, "Parking Reductions."

==> picture [295 x 205] intentionally omitted <==

(Ord. No. 743, § 3, 3-21-2017)

18.14.050 - Site design.

A.

Access drives on local streets that connect with major streets is preferred to reduce curb cuts on major streets.

B.

Where the size of the development warrants (and there are multiple tenants on a site greater than two acres) with internal traffic circulation routes and parking areas, pedestrian routes must be clearly marked with paving treatments and signage.

C.

Street trees shall be planted in landscape strips or tree wells along drive aisles and pedestrian walkways and in parking areas, as required by Chapter 18.42.

D.

Pedestrian amenities (street trees, sidewalks, and benches) shall be included along pedestrian walkways in the building frontage area.

E.

A minimum five-foot clear pedestrian path shall be maintained along sidewalks and building frontage areas. Pedestrian amenities shall not be located in this clear zone.

F.

Pedestrian and bicycle connections to nearby uses and adjacent neighborhoods must be identified on site plans, submitted with tentative parcel maps.

(Ord. No. 743, § 3, 3-21-2017)

18.14.060 - Parking reductions.

A.

Parking reductions less than the total of the various uses may be requested based the Urban Land Institute's Shared Parking Second Edition (2006) or another shared parking resource approved by the development services director. On-street parking may be used to satisfy off-street parking requirements.

B.

An approved parking plan must be completed before a certificate of occupancy can be issued for an RMU project.

C.

Parking for nonresidential uses shall not exceed three per 1,000 square feet of gross floor area.

(Ord. No. 743, § 3, 3-21-2017)

Chapter 18.20 - COMMERCIAL DISTRICTS

The commercial retail (CR) zoning district is applicable to parcels where the sale of goods and services is the primary intended use. This includes large format retail establishments, as well as smaller commercial businesses scaled to neighborhood-serving goods and services meeting the density and intensity standards defined in Section 18.20.060. The CR zone is consistent with the commercial land use designation in the general plan.

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• (Ord. No. 743, § 3, 3-21-2017)

The commercial services and fabricating (CSF) zoning district is applicable to parcels where a mix of retail, services, wholesale, warehousing, light assembly, and manufacturing uses are desirable.[1 ] Uses in this zone are subject to the density and intensity standards identified in Section 18.20.060 and the development standards defined in Section 18.32. The CSF zone is consistent with the commercial land use designation in the general plan.

==> picture [360 x 230] intentionally omitted <==

1 The CSF zone is intended to replace the light manufacturing (ML) zone with a more inclusive category that combines some wholesale/retail with warehousing and assembly.

(Ord. No. 743, § 3, 3-21-2017)

18.20.030 - Commercial mixed use (CMU).

The commercial mixed use (CMU) zoning district is applicable to parcels where a variety of commercial uses are desired as the primary use, with residential uses permitted as a secondary use. Commercial and other nonresidential uses in this zone may be within the 0.25—1.0 floor area ratio range, with residential uses to be developed within the ten—40 dwelling units per acre range.

Residential uses are not required on any given parcel, but if included, must be above or behind ground floor commercial uses in this zone. All uses must meet development standards, as defined in Section 18.32. The CMU zone is consistent with the mixed use land use designation in the general plan.

(Ord. No. 743, § 3, 3-21-2017)

18.20.040 - Business and professional office (O).

The business and professional office (O) zoning district is applicable to parcels where professional office is the primary intended use, with complementary services and retail permitted as secondary uses. The O zone is consistent with the commercial land use designation in the general plan.

==> picture [360 x 209] intentionally omitted <==

(Ord. No. 743, § 3, 3-21-2017)

The waterfront district specific plan (DWSP) zoning district encompasses the zoning districts in the downtown, as defined by the latest city waterfront district specific plan.

==> picture [360 x 245] intentionally omitted <==

• (Ord. No. 743, § 3, 3-21-2017)

Table 18.20.01, Densities and Intensities in Commercial Zones shows the minimum and maximum build-out possible in each residential zone. Parcels within the DWSP zone are regulated by the latest city waterfront district specific plan and are not subject to the densities and intensities defined in the Table 18.20.01.

Table 18.20.01 Densities and Intensities in Commercial Zones

Key CR Commercial Retail CSF Commercial Services and Fabricating CMU Commercial Mixed-Use O Business and Professional Office

Note: Notwithstanding any other provision of this chapter (or code), all development shall be consistent with the adopted current version of the Travis Air Force Base Land Use Compatibility Plan, which as of writing of this document is the one adopted on October 8, 2015 (Resolution 15-17).

(Ord. No. 743, § 3, 3-21-2017)

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 809, § 1, 8-20-2024)

Editor's note— Ord. No. 809, § 1, adopted Aug. 20, 2024, amended the title of § 18.20.070 to read as herein set out. The former § 18.20.070 title pertained to allowable uses.

Refuse containers shall be stored within an enclosed area in such a manner as not to be visible from public rights-ofway, driveways or parking areas and preventing the materials contained therein to be viewed from outside the enclosure or blown outside of the enclosure. In all nonresidential and multiple family districts, refuse containers shall be stored within a masonry or similar permanent enclosure, provided with screening doors.

(Ord. No. 743, § 3, 3-21-2017)

==> picture [240 x 146] intentionally omitted <==

18.20.090 - Utility service.

Any utility service located in public view from the front of buildings or public streets shall be screened.

(Ord. No. 743, § 3, 3-21-2017)