Chapter 18.22
Commercial Zoning Districts

Sections:

18.22.010    Purpose

18.22.020    Purposes of Commercial Zoning Districts

18.22.030    Commercial District Land Uses and Permit Requirements

18.22.040    Commercial District Subdivision Standards

18.22.050    Commercial District Site Planning and Building Standards

18.22.060    CBD Frontage and Facade Standards

18.22.010 - Purpose

This Chapter lists the land uses that may be allowed within the commercial zoning districts established by § 18.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

(Ord. 930, § 2, passed 06-12-2017)

18.22.020 - Purposes of Commercial Zoning Districts

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

A.    CN (Neighborhood Commercial) zoning district. The CN zoning district is applied to areas of the City that are appropriate for small-scale facilities providing convenience shopping and services for adjacent residential neighborhoods. The maximum allowable residential density within the CN district for the residential component of a mixed use project is 12 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CN zoning district implements and is consistent with the CN land use designation of the General Plan.

B.    CO (Office Commercial) zoning district. The CO zoning district is applied to areas of the City that are intended to serve the office and institutional needs of the community that cannot be accommodated within the CBD zoning district. Other related and office-supporting uses may also be allowed. The maximum allowable residential density within the CO district for either the residential component of a mixed use project or multifamily dwellings as a primary use is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CO zoning district implements and is consistent with the CO land use designation of the General Plan.

C.    CBD (Central Business District) zoning district. The CBD zoning district is applied to the core of the downtown which is the civic, cultural, and commercial center of the City. The CBD zone is intended to accommodate retail stores, government and professional offices, theaters, and other similar and related uses in the context of pedestrian-oriented development. The maximum allowable residential density within the CBD zone for the residential component of a mixed use project is 40 dwelling units per acre; the maximum floor area ratio (FAR) is 2.0. The CBD zoning district implements and is consistent with the CBD land use designation of the General Plan.

D.    CG (General Commercial) zoning district. The CG zoning district is applied to areas of the City that are appropriate for less compact and intensive commercial uses than those accommodated within the CBD zone. Allowable land uses are typically more auto-oriented than pedestrian-oriented, and may include automotive and service-related uses, a wide range of retail stores, including those selling large products (appliances, home furnishings, building materials, etc.). The maximum allowable residential density within the CG district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CG zoning district implements and is consistent with the CG land use designation of the General Plan.

E.    CH (Highway Commercial) zoning district. The CH zoning district is applied to sites along Highway 1 and arterials at the entry points to the community. Allowable land uses include lodging, restaurants, and retail stores. The maximum allowable residential density within the CH district for the residential component of a mixed use project is 24 dwelling units per acre; the maximum floor area ratio (FAR) is 0.40. The CH zoning district implements and is consistent with the CH land use designation of the General Plan.

(Ord. 930, § 2, passed 06-12-2017)

18.22.030 - Commercial District Land Uses and Permit Requirements

A.    General permit requirements. Table 2-6 identifies the uses of land allowed by this Development Code in each commercial zoning district, and the planning permit required to establish each use, in compliance with § 18.20.030 (Allowable Land Uses and Planning Permit Requirements).

B.    Requirements for certain specific land uses. Where the last column in Table 2-6 (Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

C.    Findings for Use Permit or Minor Use Permit approval. The approval of a Use Permit or Minor Use Permit for a project within a commercial district shall require that the review authority first make the following findings for the zoning district applicable to the site, in addition to the findings required by § 18.71.060 (Use Permit and Minor Use Permit):

1.    CN (Neighborhood Commercial) district. The use is designed and intended to serve the local neighborhood and not a broader service area, and is not of a size as to require a clientele larger than the neighborhood market area.

2.    CO (Office Commercial) district. The use acts to support primary uses in the zone, or clients or visitors of allowable permitted uses.

3.    CBD (Central Business District) district. The use complements the local, regional and tourist-serving retail, office and services functions of the CBD, and will not detract from this basic purpose of the CBD. Uses proposed for the intense pedestrian-oriented retail shopping areas of the CDB, which include the 100 blocks of East and West Laurel Street, the 300 block of South Franklin Street, and the 100 and 200 blocks of Redwood Avenue, shall be limited to pedestrian-oriented uses on the street-fronting portion of the building.

4.    CG (General Commercial) district.

a.    The uses generally require larger display and/or storage areas; and

b.    The use is not dependent on heavy customer traffic per square foot.

5.    CH (Highway Commercial) district.

a.    Secondary uses oriented to local clientele may be permitted where the primary use of a site is oriented to or serves visitor, regional, or transient traffic; and

b.    Uses oriented to local clientele may be allowed where visitor-oriented uses are precluded because of environmental concerns or other site specific constraints.

TABLE 2-6

Allowed Land Uses and Permit Requirements

for Commercial Zoning Districts

P

Permitted use, Zoning Clearance required

MUP

Minor Use Permit required (see § 18.71.060)

UP

Use Permit required (see § 18.71.060)

S

Permit requirement set by Specific Use Regulations

Use not allowed

LAND USE (1)

PERMIT REQUIRED BY DISTRICT

Specific Use Regulations

CN

CO

CBD

CG

CH

AGRICULTURAL, RESOURCE AND OPEN SPACE USES

Crop production, horticulture, orchard, vineyard

P

P

P

P

P

 

INDUSTRY, MANUFACTURING AND PROCESSING, WHOLESALING

Laboratory - Analytical and testing

P

P

 

Artisan/craft product manufacturing with retail sales

P(2)

P(2)

P(2)

P(2)

 

Brewery/restaurant

UP

 

Printing and publishing

P

P

 

Research and development (R&D)

UP

 

Recycling - Small facility

P

P

P

P

P

18.42.150

Recycling - Large facility

UP

18.42.150

Key to Zoning District Symbols

CN

Neighborhood Commercial

CG

General Commercial

CO

Office Commercial

CH

Highway and Visitor Commercial

CBD

Central Business District

 

 

Notes:

(1)    See Article 10 for land use definitions.

(2)    Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.

TABLE 2-6

Allowed Land Uses and Permit Requirements

for Commercial Zoning Districts

P

Permitted use, Zoning Clearance required

MUP

Minor Use Permit required (see § 18.71.060)

UP

Use Permit required (see § 18.71.060)

S

Permit requirement set by Specific Use Regulations

Use not allowed

LAND USE (1)

PERMIT REQUIRED BY DISTRICT

Specific Use Regulations

CN

CO

CBD

CG

CH

RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES

Recreational vehicle park

UP

 

Commercial recreation facility - Indoor

UP

P

P

 

Commercial recreation facility - Outdoor

UP

UP

UP

UP

 

Conference facility

UP

UP

UP

UP

 

Health/fitness facility

UP

UP

P

UP

 

Library, museum, art gallery

UP

UP

P

P

P

 

Meeting facility, public or private

UP

UP

UP

UP

UP

 

Park, playground

P

P

P

P

P

 

School - Private

UP

UP

UP

UP

UP

 

Sports and active recreation facility

UP

UP

UP

 

Studio - Art, dance, martial arts, music, etc.

UP

UP

P

P

P

 

Theater

UP

P

P

P

 

RESIDENTIAL USES

Emergency shelter

P

 

Home occupation

P

P

P

P

P

18.42.080

Live/work unit

MUP

MUP

MUP

MUP

18.42.090

Multifamily dwellings

P

UP

UP

UP

UP

18.42.120

Residential care facility for the elderly (RCFE)

UP

UP

UP

 

Residential care facility

UP

UP

UP

 

Residential component mixed use project

P

UP

P(2)

P

P

18.42.100

Single residential unit

MUP (3)

UP(4)

UP(4)

 

Key to Zoning District Symbols

CN

Neighborhood Commercial

CG

General Commercial

CO

Office Commercial

CH

Highway and Visitor Commercial

CBD

Central Business District

 

 

Notes:

(1)     See Article 10 for land use definitions.

(2)     Use allowed only on second or upper floors, in compliance with § 18.22.060(B) (Limitation on the Location of Allowable Land Uses).

(3)    Use permitted only for lots in the CN zone that do not front a major collector, as defined in the General Plan.

(4)    Use permitted only for existing structures that have the appearance of a single-family dwelling, per the Citywide Design Guidelines.

 

TABLE 2-6

Allowed Land Uses and Permit Requirements

for Commercial Zoning Districts

P

Permitted use, Zoning Clearance required

MUP

Minor Use Permit required (see § 18.71.060)

UP

Use Permit required (see § 18.71.060)

S

Permit requirement set by Specific Use Regulations

Use not allowed

LAND USE (1)

PERMIT REQUIRED BY DISTRICT

Specific Use Regulations

CN

CO

CBD

CG

CH

RETAIL TRADE

Artisan shop

UP

UP

P

P

P

 

Auto and vehicle sales and rental

P

P

 

Auto parts sales with no installation services

P

P

 

Bar/tavern

UP

MUP

MUP

 

Big box retail

UP

UP

 

Building and landscape materials sales - Indoor

P

UP

 

Building and landscape materials sales - Outdoor

UP

UP

18.42.130

Construction and heavy equipment sales and rental

UP

UP

18.42.130

Convenience store

P

P

P

P

 

Drive-through retail or service

UP

UP

UP

18.42.070

Farm supply and feed store

P

UP

 

Fuel dealer (propane for home and farm use, etc.)

UP

 

Furniture, furnishings and appliance store

P

P

UP

 

Retail, general - 10,000 sf or larger

UP

UP

UP

 

Retail, general - 5,000 sf – 9,999 sf

P

P

P

 

Retail, general - Less than 5,000 sf

P

P

P

P

P

 

Groceries, specialty foods

P

P

P

P

 

Mobile home, boat, or RV sales

UP

UP

 

Night club

UP

UP

UP

 

Outdoor retail sales and activities

P

P

P

18.42.130

Restaurant, café, coffee shop

UP

P

P

P

P

18.42.165

Second hand store

P

P

 

Service station

UP

UP

18.42.180

Shopping center

UP

UP

 

Key to Zoning District Symbols

CN

Neighborhood Commercial

CG

General Commercial

CO

Office Commercial

CH

Highway and Visitor Commercial

CBD

Central Business District

 

 

Notes:

(1)    See Article 10 for land use definitions.

 

TABLE 2-6

Allowed Land Uses and Permit Requirements

for Commercial Zoning Districts

P

Permitted use, Zoning Clearance required

MUP

Minor Use Permit required (see § 18.71.060)

UP

Use Permit required (see § 18.71.060)

S

Permit requirement set by Specific Use Regulations

Use not allowed

LAND USE (1)

PERMIT REQUIRED BY DISTRICT

Specific Use Regulations

CN

CO

CBD

CG

CH

SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL

Bank, financial services

UP

P

P

P

P

 

Business support service

P

P

P

P

 

Medical services - Doctor office

P

P

P

P

UP

 

Medical services - Clinic, lab, urgent care

P

P

P

 

Medical services - Hospital

UP

UP

UP

 

Office - Accessory

P

P

P

P

P

 

Office - Business/service

P

P

P

P

 

Office - Professional/administrative

P

P

P

P

 

SERVICES - GENERAL

Adult day care

P

P

P

P

UP

 

Catering service

P

P(3)

P

 

Child day care center

UP

UP

UP

UP

MUP

 

Drive-through service

UP

UP

UP

18.42.070

Equipment rental

UP

P

UP

 

Kennel, animal boarding

UP

18.42.040

Lodging - Bed and breakfast inn (B&B)

UP

UP

P

18.42.050

Lodging - Hotel or motel

UP

UP

UP

 

Lodging - Vacation rental unit

MUP

18.42.190

Maintenance service - Client site services

P

 

Mortuary, funeral home

P

P

 

Personal services

P

P

P

P

MUP

 

Personal services - Restricted

UP

UP

UP

 

Public safety facility

P

P

P

P

 

Repair service - Equipment, large appliances, etc.

P

P

 

Vehicle services - Major repair/body work

UP

UP

 

Vehicle services - Minor maintenance/repair

P

P

 

Veterinary clinic, animal hospital

P

P

P

 

Key to Zoning District Symbols

CN

Neighborhood Commercial

CG

General Commercial

CO

Office Commercial

CH

Highway and Visitor Commercial

CBD

Central Business District

 

 

Notes:

(1)    See Article 10 for land use definitions.

(2)    Use allowed only on second or upper floors, in compliance with § 18.22.060(B) (Limitation on the Location of Allowable Land Uses).

(3)    Permitted above the first floor or as part of a restaurant.

 

TABLE 2-6

Allowed Land Uses and Permit Requirements

for Commercial Zoning Districts

P

Permitted use, Zoning Clearance required

MUP

Minor Use Permit required (see § 18.71.060)

UP

Use Permit required (see § 18.71.060)

S

Permit requirement set by Specific Use Regulations

Use not allowed

LAND USE (1)

PERMIT REQUIRED BY DISTRICT

Specific Use Regulations

CN

CO

CBD

CG

CH

TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE

Ambulance, taxi, and specialized transportation dispatch facility

UP

UP

UP

 

Broadcasting studio

P

P

P

 

Parking facility, public or commercial

P

P

P

P

P

 

Pipelines, transmission lines

S

S

S

S

S

18.42.145

Telecommunications facility

S

S

S

S

S

Chapter 18.44

Transit station

UP

UP

UP

UP

UP

 

Solar, wind, geothermal facilities for on-site use

P

P

P

P

P

 

Utility facility

P

P

UP

P

P

 

Vehicle storage

UP

 

Key to Zoning District Symbols

CN

Neighborhood Commercial

CG

General Commercial

CO

Office Commercial

CH

Highway and Visitor Commercial

CBD

Central Business District

 

 

Notes:

(1)    See Article 10 for land use definitions.

(Ord. 930, § 2, passed 06-12-2017)

18.22.040 - Commercial District Subdivision Standards

A.    Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-7 for the applicable zoning district.

B.    The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require 1 or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

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

TABLE 2-7 - MINIMUM PARCEL SIZE STANDARDS

Zoning District

Minimum Parcel Size

Minimum Area (1)

Minimum Width

Minimum Depth

Maximum Depth

 

CN

2,000 sf

25 ft

N.A.

3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.

CO

6,000 sf

50 ft

N.A.

3 times width

CBD

2,000 sf

20 ft

N.A.

3 times width; except that lots less than 50 ft in width may be 150 ft in depth if they have both fronting street and rear alley frontages.

CG

5,000 sf

50 ft

N.A.

3 times width

CH

6,000 sf

50 ft

N.A.

3 times width

Notes:

(1)    Minimum area shall be considered net acreage as defined in § 18.100.020(N).

(Ord. 930, § 2, passed 06-12-2017)

18.22.050 - Commercial District Site Planning and Building Standards

A.    General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-8 and 2-9 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.    

TABLE 2-8 - CN, CO, AND CBD DISTRICT DEVELOPMENT STANDARDS

Development Feature

Requirement by Zoning District

CN

Neighborhood Commercial

CO

Office Commercial

CBD

Central Business District

 

Residential density

Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.

Maximum density

24 units per acre

24 units per acre

40 units per acre

Setbacks

Minimum and, where noted, maximum setbacks required for primary structures. See § 18.30.100 for exceptions to these requirements.

Front

Same as the front setback for an R zone on the same block;

10 ft elsewhere.

20 ft for buildings 20 ft or more in height; 15 ft for other buildings.

None allowed - Building facades shall abut the back of the public sidewalk, except as provided in § 18.22.060.

Side - Interior (each)

Same as the front setback required for an R zone abutting the side property line; none required elsewhere.

10 ft; 15 ft adjacent to an abutting R zone.

None required

Side - Street side

None required

Same as front setback

None required

Rear

15 ft; 5 ft adjacent to an alley.

10 ft; 15 ft adjacent to an abutting R zone; 5 ft adjacent to an alley.

15 ft for a building 12 ft or more in height on a site abutting an R zone; 5 ft adjacent to an alley;

none required elsewhere.

Floor area ratio (FAR)

Maximum allowable floor area ratio for nonresidential projects. FAR may be increased with Use Permit approval to accommodate housing units and/or live-work units in a mixed use project to a maximum FAR of 2.0 for a mixed use project.

 

0.40

0.40

2.00

Site coverage

Maximum percentage of the total lot area that may be covered by impervious surfaces.

Maximum coverage

No limitation

Height limit

Maximum allowable height of structures. See § 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.

Maximum height

25 ft

25 ft; 35 ft with Use Permit approval.

35 ft and 3 stories; 45 ft and 3 stories with Use Permit approval.

Fencing

See § 18.30.050 (Fences, Walls, and Screening)

Landscaping

See Chapter 18.34 (Landscaping Standards)

Parking

See Chapter 18.36 (Parking and Loading)

Signs

See Chapter 18.38 (Signs)

    

TABLE 2-9 - CG AND CH DISTRICT DEVELOPMENT STANDARDS

Development Feature

Requirement by Zoning District

CG

General Commercial

CH

Highway Commercial

 

Residential density

Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.

Maximum density

24 units per acre

Setbacks

Minimum and, where noted, maximum setbacks required for primary structures. See § 18.30.100 for exceptions to these requirements.

Front

10 ft on Main Street and Highway 20; same as the front setback for an R zone on the same block; none required elsewhere.

15 ft on Main Street and Highway 20; same as the front setback for an R zone on the same block; 5 ft required elsewhere.

Side - Interior (each)

Same as the front setback required for an R zone abutting the side property line; none required elsewhere.

Side - Street side

Same as front setback.

Rear

5 ft adjacent to an alley; 15 ft adjacent to an abutting residential zone; none required elsewhere.

10 ft adjacent to an alley; 15 ft adjacent to residential zone; none required elsewhere.

Floor area ratio (FAR)

Maximum allowable floor area ratio for nonresidential projects. May be increased with Use Permit approval to accommodate housing units and/or live-work units up to an FAR of 2.0 for a mixed use project.

 

0.40

Maximum floor area

Maximum floor area allowed for commercial buildings in the locations noted.

 

a.    Between the Noyo River and Pudding Creek bridges - 50,000 sf.

b.    North of Pudding Creek bridge - 30,000 sf.

Height limit

Maximum allowable height of structures. See § 18.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.

Maximum height

35 ft; 45 ft with Use Permit approval.

35 ft

Fencing

See § 18.30.050 (Fences, Walls, and Screening)

Landscaping

See Chapter 18.34 (Landscaping Standards)

Parking

See Chapter 18.36 (Parking and Loading)

Signs

See Chapter 18.38 (Signs)

(Ord. 930, § 2, passed 06-12-2017)

18.22.060 - CBD Frontage and Facade Standards

A.    Applicability. The requirements of this Section apply to proposed development within the CBD zoning district. Each new nonresidential structure, and all alterations to existing structures involving any change in the facade at the street frontage, shall comply with the following standards. The review authority may approve minor variations to these standards as deemed appropriate; provided, that the review authority also first finds that the minor variation will still produce a new or altered building that complies with the intent of this Section.

B.    Limitation on the location of allowable land uses. Each land use shall be located as follows:

1.    The ground floor of each nonresidential structure shall be limited to the uses allowed on the ground floor by § 18.22.030, Table 2-6, to enhance the pedestrian orientation of downtown streets. Examples of the pedestrian-oriented uses allowed by Table 2-6 include walk-in uses such as restaurants, retail stores, health/fitness facilities, personal services, community service organizations, and similar uses. The review authority may modify the Table 2-6 limitations on ground floor uses when existing structures are re-occupied by different tenants or uses, or when this requirement is determined by the review authority to be infeasible because of excessive storefront vacancies.

2.    Ground floor, street-fronting business/service offices may be approved if the review authority first determines that the use will not impair the pedestrian character of the street; provided, that:

a.    Parcels on the block occupied by office uses that are not pedestrian oriented constitute less than 50% of the block frontage;

b.    The remainder of the block is characterized primarily by retail and/or restaurant uses; and

c.    The facade design of the structure that accommodates the office contributes to the visual interest of the street and conspicuously expresses the nature of the use.

C.    Elevation of first floor. At least 75% of the street fronting length of the first habitable floor of a nonresidential structure shall be located no more than 2 vertical feet above or below the sidewalk elevation at any point along the street property line.

D.    Pedestrian access. The primary entrance of each ground floor use shall be recessed a minimum of 3 feet when accessed from the public right-of-way. Walk-up facilities and entries shall be recessed and provide adequate queuing space to avoid interruption of pedestrian flow.

E.    Formula design prohibited. The architectural style and exterior finish materials of each proposed structure shall be designed based upon the architectural traditions of Fort Bragg and Mendocino County, and the architectural styles prevalent in the site vicinity. Buildings proposed with architectural features substantially similar to those found in other communities on buildings occupied by the same corporate or franchise entity that will occupy the proposed building are strongly discouraged.

(Ord. 930, § 2, passed 06-12-2017)