Inland LUC Chapter 18.42 Standards for Specific Land Uses

A. Purpose. This Chapter provides site planning, development, and/or operating standards for certain land uses that are allowed by Article 2 (Zoning Districts and Allowable Land Uses) within individual or multiple zoning districts, and for activities that require special standards to ensure their compatibility with site features, and existing uses and structures in the site vicinity.

B. Applicability. The land uses and activities covered by this Chapter shall comply with the provisions of the sections applicable to the specific use, in addition to all other applicable provisions of this Development Code.

1. Where allowed. The uses that are subject to the standards in this Chapter shall be located only where allowed by Article 2 (Zoning Districts and Allowable Land Uses).

2. Planning Permit requirements. The uses that are subject to the standards in this Chapter are allowed only when authorized by the Planning Permit required by Article 2, except where a Planning Permit requirement is established by this Chapter for a specific use.

3. Development standards. The standards for specific uses in this Chapter supplement and are required in addition to those in Articles 2 (Zoning Districts and Allowable Land Uses), 3 (Site Planning and Project Design Standards), 5 (Resource Protection), and Article 6 (Site Development Regulations).

a. The applicability of the standards in this Chapter to the specific land uses listed is determined by Chapter 18.20 (Development and Land Use Approval Requirements).

b. In the event of any conflict between the requirements of this Chapter and those of Article 2 or 3, the requirements of this Chapter shall control.

(Ord. 930, § 2, passed 06-12-2017)

18.42.020 - Accessory Retail and Service Uses

This Section provides standards for specific retail sales and service uses, including restaurants, pharmacies, and the sale of retail merchandise, that are accessory to a primary commercial, industrial, or institutional use, where allowed by Article 2 (Zoning Districts and Allowable Land Uses).

A. General standard. External evidence of any accessory retail or service use shall be subordinate to the primary use of the site (e.g., signs, windows with merchandise visible from adjoining streets, etc., shall be limited and subordinate). Additionally access to any space used for the accessory retail or service shall be accessed through the primary use entrance.

B. IL (Light Industrial) zoning district. Accessory retail service uses within the IL zoning district shall be limited to businesses that the review authority determines will manufacture, refine, repair, finish, or store their products or services on site, will provide adequate parking and street access, and will not generate significant customer traffic.

C. Review and approval requirements. Accessory retail and service uses may require Design Review in compliance with § 18.71.050. Accessory retail and service uses require a Minor Use Permit in compliance with Table 2-10 in § 18.24.030. In order to approve an accessory retail or service use, the review authority shall first find that there will be no adverse effects on adjacent existing or potential residential uses from excessive traffic, noise or other effects of the accessory use.

(Ord. 930, § 2, passed 06-12-2017)

18.42.030 - Agricultural Accessory Structures

The following standards apply to agricultural accessory structures, where allowed by Article 2 (Zoning Districts and Allowable Land Uses):

A. Timing of installation. An agricultural accessory structure shall only be constructed concurrent with or after the construction of an approved primary structure on the same site, unless:

1. The site is 1 acre or larger, and the proposed structure is a barn, or other structure used for confining animals and/or housing farm equipment or supplies, or is a noncommercial greenhouse; or

2. Construction in advance of a primary structure is authorized through Minor Use Permit approval.

B. Setback requirements. An agricultural accessory structure shall comply with the setback requirements of the applicable zoning district, except where § 18.42.040 (Animal Keeping) establishes a greater setback requirement for an animal keeping structure.

(Ord. 930, § 2, passed 06-12-2017)

18.42.040 - Animal Keeping

Animal keeping within the City shall comply with requirements of this Section, and shall occur only where allowed by Article 2 (Zoning Districts and Allowable Land Uses) and this Section. The provisions of this Section are intended to assist in ensuring that animal keeping does not create adverse impacts on adjacent properties by reason of bright lights, dust, insect infestations, noise, odor, or visual blight.

A. Pre-existing uses. Any legally established animal keeping use that became nonconforming upon adoption of this Section shall be permitted to continue subject to Chapter 18.90 (Nonconforming Uses, Structures, and Parcels).

B. Allowable animal keeping activities and permit requirements.

1. Activities and permit requirements. Animal keeping, including related animal husbandry activities (breeding, judging, etc.), is allowed only in compliance with the limitations on use and permit requirements in Table 4-1, and the animal keeping standards in Subsection (C) of this Section. The keeping of imported animals may require approval by the U.S. Department of Agriculture Fish and Wildlife Service, U.S. Department of Public Health, California Department of Fish and Game, and/or the California Department of Food and Agriculture, and the Mendocino County Agricultural Commissioner, in addition to any City approval required by this Section.

Table 4-1 - ALLOWABLE ANIMAL KEEPING AND PERMIT REQUIREMENTS
Type of Animal	Permit Requirement by Zoning District
Type of Animal	RR & RS	RL & RM	RH, RVH	Commercial & Industrial Districts
Beekeeping	P or MUP*	P or MUP*	P or MUP*	P or MUP*
Fowl, poultry, aviary (except roosters)	P	P	MUP	-
Hogs and swine	P	-	-	-
Two or fewer horses and cows	MUP	-	-	-
Household pets	P	P	P	-
Roosters	MUP	-	-	-
Other large animals (defined in Table 4-2)	P	MUP	-	-
Other small animals (defined in Table 4-2)	P	P	P	-

Key to permit requirements:

P	Permitted animal keeping, no City approval required for the animal keeping activity; provided, that it complies with the standards in Subsections (C) through (F) of this Section.
P*	Beekeeping, as a permitted use, is limited to 1 hive per parcel. A Use Permit is required for more than 1 hive per parcel in residential and commercial zoning districts.
P or MUP*	Beekeeping, as a permitted use, is limited to 2 hives per parcel without a Minor Use Permit. A Minor Use Permit is required for more than 2 hives per parcel in any zoning district. Bee hives are not permitted within 1/2 mile of MacKerricher State Park’s Glass Beach Headlands, due to potential impacts on endangered native bees in this area. All parcels that establish nonnative bee colonies shall also plant native flowering vegetation that is a known source of nectar, pollen and food for bees.
MUP	Minor Use Permit approval required in compliance with § 18.71.060.
-	Type of animal or activity not allowed.

2. Minor Use Permit review. Where Table 4-1 requires a Minor Use Permit for keeping a specified animal type, the purpose of the discretionary review shall include evaluation of how the proposed animals will be housed and/or confined, and whether the location, size, and design of the area on the site for animal keeping will be adequate to allow compliance with the other standards of this Section without unreasonable effort on the part of the animal manager. In approving a Minor Use Permit in compliance with this Section, the review authority may limit the maximum number of animals allowed on the site as appropriate to the characteristics of the site, the surrounding land uses, and the species of animals proposed.

C. Animal keeping standards. All animal keeping shall comply with the standards in Table 4-2, where allowed by Subsection (B) of this Section, Table 4-1, except that more animals may be allowed by Minor Use Permit.

Table 4-2 - ANIMAL KEEPING STANDARDS
Type of Animal or Facility	Maximum Number of Animals per Site (1)	Minimum Lot Area (2)	Minimum Setbacks (3)
Type of Animal or Facility	Maximum Number of Animals per Site (1)	Minimum Lot Area (2)	From Side/Rear Property Lines	From Streets and Dwellings

Dogs and cats	5 animals total on a site less than 1 acre; 5 of each species on a site of 1 acre or more	None required	None required	None required
Fowl, poultry, aviary	6 for parcels less than 10,000 SF; 12 per acre for larger parcels	6,000 SF	10 ft	25 ft
Hogs and swine	1 per acre	2 acres	50 ft	100 ft
Horses and cows	2 per acre	1 acre	25 ft	25 ft
Other small animals - Including chinchillas, rabbits, nonpoisonous reptiles, rodents, and other nonpoisonous small animals.	6 animals total on a site less than 10,000 SF; 20 animals per acre for larger sites, where allowed by Table 4-1.	None	10 ft	25 ft
Other large animals - Emus, goats, llamas, miniature horses and donkeys, ostriches, pot belly pigs, sheep, and similar sized animals.	4 per acre	1 acre	25 ft	25 ft

Notes:

(1) Offspring allowed in addition to maximum number until market-ready.

(2) Minimum lot area required for the keeping of animals.

(3) Minimum setbacks from all property lines for barns, shelters, pens, coops, cages, and other areas and structures where animals are kept in concentrated confinement; but not including areas continuously maintained as pasture. Animals shall not be kept in any required front yard setback except in pasture areas.

D. Maintenance and operational standards. All animal keeping shall comply with all of the following maintenance and operational standards:

1. Odor and vector control. All animal enclosures, including but not limited to pens, coops, cages and feed areas, shall be maintained free from litter, garbage and the accumulation of manure, so as to discourage the proliferation of flies, other disease vectors and offensive odors. Manure shall also not be allowed to accumulate. Each site shall be maintained in a neat and sanitary manner.

2. Containment. All animals shall be effectively contained on the site, and shall not be allowed to run free off the parcel or in a public right-of-way.

3. Waterway protection. The keeping of horses, cattle, hogs or other large animals within 50 feet of any waterway shall first require Director approval of a good housekeeping plan to protect the waterway from the polluting effects of runoff from the animal keeping area. The plan shall provide for regular manure removal, the maintenance of pasture vegetation to minimize the exposure and potential erosion of bare soil, site grading to direct runoff to detention and settling areas rather than the waterway, and/or other measures approved by the Director.

4. Erosion and sedimentation control. In no case shall an animal keeping operation be managed or maintained so as to produce sedimentation on any public road, adjoining property, or in any drainage channel or other waterway. In the event sedimentation occurs, the keeping of animals outdoors on the site shall be deemed a nuisance and may be subject to abatement.

5. Noise control. Animal keeping shall comply with Chapter 9.44.

E. Animal husbandry project exception. The keeping or raising of a calf, horse, goat, sheep, hog, chickens, rabbits, birds or other animals (excluding roosters) as a 4-H or Future Farmers of America (FFA) project shall comply with the following requirements:

1. Minimum site area. A minimum of 1 acre of site area shall be required for the keeping of horses, cows, or other large animals.

2. Setback requirements. The project animals shall be confined in a pen or fenced area that is located no closer than 25 feet to any dwelling other than on the project site; except that a hog or swine shall not be located closer than 100 feet from any dwelling other than on the project site.

3. Maximum number of animals. The number of animals shall comply with the limitations in Subsection (C) of this Section.

4. Maintenance. The animal keeping shall comply with all standards in Subsection (D) of this Section.

F. Kennels and animal boarding. Each kennel and other small animal boarding facility shall comply with the following standards:

1. Minimum site area. An animal boarding facility may be approved only on a parcel of 2 acres or larger.

2. Enclosure within building. All animal boarding (sleeping and night-time confinement) shall occur within an entirely enclosed building.

3. Noise control. The building used for animal boarding shall be insulated, or otherwise constructed and maintained so that no noise from animals within the building is audible to an average person at the property line of the site.

4. Management. A manager of the facility shall be present on the site at all times.

(Ord. 930, § 2, passed 06-12-2017; Ord. 939, § 2, passed 07-09-2018)

18.42.050 - Bed and Breakfast Inns (B&Bs)

This Section establishes standards for the development and operation of Bed and Breakfast Inns (B&Bs), where allowed by Article 2 (Zoning Districts and Allowable Land Uses). The intent of these provisions is to ensure the compatibility between the B&B and nearby residential uses.

A. Limitation on services provided. Service shall be limited to the rental of bedrooms or suites; and meal/beverage service shall be provided for registered guests only. Separate/additional kitchens for guests are not allowed. Additional services and special events may be allowed only as specifically provided by the Use Permit approval for the facility, where the review authority determines that the type and frequency of the approved services and events will not adversely affect the residential character of the neighborhood, or allow for a use more intensive than typically associated with a B&B within the City.

B. Off-street parking. Off-street parking shall be provided at a ratio of 1 space for each guest room, plus 2 spaces for the on-site owner/manager of the B&B. Parking shall not be located in the required front and side setbacks; and any night lighting for the parking area shall be limited to the minimum number of fixtures and illumination levels necessary for safety, and shall comply with § 18.30.070 (Outdoor Lighting).

C. Signs. See Chapter 18.38.

(Ord. 930, § 2, passed 06-12-2017)

18.42.055 - Commercial Cannabis Cultivation

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses) commercial cannabis cultivation shall comply with the standards of this section. these standards apply in addition to the other provisions of this Development Code and requirements imposed by Chapter 9.30 and any required State licenses prior to operation.

B. Definitions. Definitions of the commercial cannabis cultivation facilities regulated by this Section are in Article 10 (Definitions) under “Cannabis.”

C. Standards for Commercial Cannabis Cultivation. A minor use permit for commercial cannabis cultivation shall be approved, if it complies with the following standards:

1. Additional Permits and Licenses Required. A cannabis cultivation business shall obtain a cannabis business permit subject to Chapter 9.30 and any required State licenses prior to operation.

2. Operational Requirements. Operational requirements may include project-specific conditions of approval, the requirements set forth in Chapter 9.30, and the following operational requirements:

a. Employees. The cannabis operator shall maintain a current register of the names of all employees and shall disclose such register for inspection by any City officer or official for purposes of determining compliance with the requirements of this Section and/or any project-specific conditions of approval prescribed in the minor use permit.

b. Visitors. Only employees, managers, owners, and government agency representatives are allowed in non-retail areas of the business.

c. Utilities. Commercial cannabis cultivation shall use the best available technologies for water systems and water recycling and are encouraged to use an alternate source of water from the City’s potable water system. Commercial cannabis cultivators shall use energy efficient lighting and equipment. A cannabis cultivator shall provide proof of the utility provider’s ability to provide reliable power to the cultivation site. Electricity must be exclusively provided by a renewable energy source(s), including but not limited to: (1) documented grid power supplied from a 100% renewable source, or (2) on-site renewable energy system.

d. Environmentally Friendly Practices. Cultivation projects shall use environmentally friendly practices, including integrative pest management and waste reduction. Applicant shall provide a list of all fertilizers, insecticides and fungicides to the Municipal Services District and shall enter into an agreement with the Municipal Services District regarding use of fertilizers, insecticides and fungicides if required by the Director of Public Works.

e. Odor. Cannabis cultivations shall use the best available technology to ensure odors are not detected on adjacent or nearby property or areas open to the public.

f. Lighting and Glare. All cultivation projects shall use automatic shades or another equivalent measure to prevent light, from the cultivation area, from escaping the building at night.

3. Cannabis Accessory Uses to Commercial Cultivation. Cannabis retail - delivery only and cannabis retail are permissible as accessory uses with minor use permit approval. Other accessory uses may be approved as noted in Table 2.10 of Article 2.

(Ord. 979, § 3, passed 6-13-2022)

18.42.057 - Cannabis Retail

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), cannabis retail shall comply with the standards of this Section. These standards apply in addition to the other provisions of this Development Code and requirements imposed by Chapter 9.30 and any required State licenses prior to operation.

B. Definitions. Definitions of the cannabis retail facilities regulated by this Section are in Article 10 (Definitions) under “Cannabis.”

C. Standards for Cannabis Retail. A minor use permit for cannabis retail shall be approved if it complies with the following standards:

1. Additional Permits and Licenses Required. A cannabis storefront retail business shall obtain a cannabis business permit subject to Chapter 9.30 and any required State licenses prior to operation.

2. Operation Requirements.

a. Odor. Cannabis cultivations shall use the best available technology to ensure odors are not detected on adjacent or nearby property or areas open to the public.

b. Hours of Operation. Cannabis retail may operate between the hours of 9:00 a.m. to 9:00 p.m. up to 7 days per week unless the review authority imposes more restrictive hours due to the particular circumstances of the application. The basis for any restriction on hours shall be specified in the permit. Cannabis retail uses shall only be permitted to engage in delivery services during hours that the storefront is open to the public, unless the review authority permits delivery outside these hours.

c. Lighting and Screening. Projects that are on properties adjacent to residential properties shall comply with §§ 18.30.050(F) and 18.30.070.

d. On-Site Consumption. The consumption of cannabis at a cannabis retail use or within the parking lot or public right-of-way is prohibited.

e. Drive-Through Services. Drive-through or walk-up window services in conjunction with cannabis retail are prohibited.

3. Location Requirements. In order to avoid the concentration of cannabis retail land uses and maintain the downtown commercial character, and compatibility with adjacent residential uses, a cannabis retail business shall not be:

a. Located within 150 feet of a school providing instruction in kindergarten or any grades 1 through 12, a child day care center or facility, a youth center as defined in the State of California Health and Safety Code Section 11353.1(e)(2), or a park. The distance specified in this section shall be the horizontal distance measured in a straight line from the property line of the school, youth center, day care facility, and/or park to the closest property line of the lot on which the cannabis business is proposed.

4. Accessory Uses. The primary use of a cannabis retail use shall be to sell products directly to on-site customers.

a. Accessory Uses. The following uses are permissible as accessory uses to cannabis retail. More than one accessory use is permissible; however, each accessory use shall not exceed the total square footage of the primary use.

i. Office, nursery (non-flowering) cultivation for on-site sales only; retail delivery; on-site distribution, craft cannabis manufacturing – no volatile solvents permitted, distribution, wholesale.

ii. Fire suppression sprinklers are required in all buildings with on-site nursery cultivation located in commercial districts. Nursery cultivation as an accessory use shall also comply with § 18.42.055, Commercial Cannabis Cultivation.

b. Minor Use Permit. If a permitted cannabis retail use chooses to provide an accessory use or services at a later date, a minor use permit shall be required.

c. Accessory Delivery. Sales may also be conducted by delivery, subject to the requirements of § 18.42.059.

(Ord. 979, § 3, passed 6-13-2022)

18.42.059 - Cannabis Retail – Delivery Only

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), cannabis retail - delivery only shall comply with the standards of this Section. These standards apply in addition to the other provisions of this Development Code and requirements imposed by Chapter 9.30 and any required State licenses prior to operation.

B. Definitions. Definitions of the cannabis retail - delivery only facilities regulated by this Section are in Article 10 (Definitions) under “Cannabis.”

C. Standards for Cannabis Retail - Delivery Only. A minor use permit for cannabis retail shall be approved if it complies with the following operational requirements:

1. All specific conditions of approval and requirements set forth in Chapter 9.30.

2. Cannabis retail – delivery only uses shall comply with the same operational requirements applicable to cannabis retail uses (§ 18.42.057).

3. The application shall describe the operational plan and specific extent of such service, security protocols, and how the delivery services will comply with the requirements set forth in Chapter 9.30, this Section, and State law.

D. Operational requirements. In addition to project specific conditions of approval and the requirements set forth in Chapter 9.30, cannabis retail - delivery only uses shall comply with the following operational requirements:

1. Cannabis retail - delivery only uses shall comply with the same operational requirements applicable to cannabis retail uses (§ 18.42.057).

2. The application shall describe the operational plan and specific extent of such service, security protocols, and how the delivery services will comply with the requirements set forth in Chapter 9.30, this Section, and State law.

(Ord. 979, § 3, passed 6-13-2022)

18.42.060 - Child Day Care Facilities

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses) child day care facilities shall comply with the standards of this Section. These standards apply in addition to the other provisions of this Development Code and requirements imposed by the California Department of Social Services (DSS). DSS Licensing is required for all facilities.

B. Definitions. Definitions of the child day care facilities regulated by this Section are in Article 10 (Definitions) under “Day Care.”

C. Standards for large family day care homes. As required by State law, a Minor Use Permit for a large family day care home shall be approved if it complies with the following standards:

1. Location requirements. In order to avoid the concentration of intensive, nonresidential land uses in residential neighborhoods, maintain residential character, and compatibility with adjacent residential uses, no large family day care home shall be located within 200 feet of an existing large family day care home or child day care center. In no case shall a residential property be directly abutted by a large family day care center on 2 or more sides.

2. Parking, drop-off area.

a. At least 2 off-street parking spaces shall be provided exclusively for dropping off and picking up children. The driveway may be used to provide the off-street parking required by § 18.36.040 (Number of Parking Spaces Required) for a single-family dwelling, if the parking will not obstruct any required drop-off and pick-up areas nor block any sidewalks or other public access. Alternative parking and drop-off arrangements may be required by the review authority based on traffic and pedestrian safety considerations.

b. A home located on a street with a speed limit of 30 miles per hour or greater shall provide a drop-off/pick-up area designed to prevent vehicles from backing onto the street (e.g., circular driveway).

3. Outdoor activity areas.

a. Any side or rear setback areas intended for day care use shall be enclosed with a fence or wall to separate the children from neighboring properties.

b. Outdoor recreation equipment over 8 feet in height shall not be located within a required side setback, and shall be set back a minimum of 5 feet from a rear property line.

4. Noise. Noise generated from the large family day care home shall not exceed the standards in Chapter 9.44.

5. Additional standards. Each large family day care home shall comply with applicable building and fire codes, and standards adopted by the State and Social Services Department licensing requirements (California Code of Regulations, Title 22, Division 2).

D. Standards for child day care centers.

1. Fencing. Design Review shall be required for any proposed fencing.

2. Parking and loading.

a. Off-street parking shall be provided as required through the Minor Use Permit process, but shall be a minimum of 1 space per employee on the largest shift, plus 1 space for each 10 children authorized by the State license. An exception to these off-street parking requirements may be granted if the facility complies with the following criteria:

i) The exception shall be granted only for uses in an existing building, and shall not be granted for any expansion of gross floor area or new construction;

ii) Off-street parking shall be provided on the site in the maximum amount feasible;

iii) The exception shall only be granted in a situation where the City Engineer has determined that the exception will not result in potentially unsafe conditions for vehicles or pedestrians;

iv) Each Minor Use Permit that grants an off-street parking exception shall be reviewed annually, and if it is found that the use of on-street parking spaces by the facility is creating a nuisance, the City may initiate proceedings to revoke the Minor Use Permit.

b. Picking up and dropping off of children shall not create unsafe conditions. Loading and unloading of children from vehicles shall only be allowed in the driveway or in an approved parking area.

3. Noise. Potential noise sources shall be identified during the Minor Use Permit process, and noise attenuation and sound dampening shall be addressed.

(Ord. 930, § 2, passed 06-12-2017)

18.42.070 - Drive-Through Facilities

This Section establishes standards for the development and operation of drive-through facilities for very limited types of retail or service activities (e.g., ATMs, banks, or pharmacies) where allowed by Article 2 (Zoning Districts and Allowable Land Uses).

A. General standards.

1. Design objectives. Drive-through facilities shall only be permitted if the design and operation avoid congestion, excessive pavement, litter, and noise.

2. Limitation on location. A drive-through facility shall only be located to the rear of a building. A drive-through facility shall be located within the CBD zone only if the review authority determines that the facility is ancillary to a use that is primarily pedestrian-oriented.

B. On-site circulation standards. A drive-through facility shall be provided internal circulation and traffic control as follows:

1. Aisle design.

a. The entrance/exit of any drive aisle shall be a minimum of 50 feet from an intersection of public rights-of-way (measured at the closest intersecting curbs) and at least 25 feet from the edge of any driveway on an adjoining parcel.

b. Drive aisles shall be designed with a minimum 10-foot interior radius at curves and a minimum 10-foot width.

2. Stacking area. A clearly identified area shall be provided for vehicles waiting for drive-up or drive-through service that is physically separated from other on-site traffic circulation.

a. The stacking area shall accommodate a minimum of 3 cars for each drive-up or drive-through window in addition to the vehicle receiving service.

b. The stacking area shall be located at and before the service window (e.g., pharmacy, teller, etc.).

c. Separation of the stacking area from other traffic shall be by concrete curbing or paint striping on at least 1 side of the lane.

d. Stacking areas adjacent and parallel to streets or public rights-of-way shall be prohibited.

3. Walkways. An on-site pedestrian walkway shall not intersect a drive-through aisle.

4. Exceptions. The review authority may approve alternatives to the requirements of Subsections (B)(1) through (3) of this Section where it first finds that the alternate design will, given the characteristics of the site, be equally effective in ensuring on- and off-site pedestrian and vehicular traffic safety and minimizing traffic congestion.

C. Signs. Each entrance to, and exit from, a drive-through aisle shall be clearly marked to show the direction of traffic flow by signs and pavement markings or raised curbs. Signage shall also be provided to indicate whether the drive-through facility is open or closed.

(Ord. 930, § 2, passed 06-12-2017)

18.42.075 - Emergency Shelter

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), emergency shelters shall comply with the standards of this Section. These standards apply in addition to the other provisions of this Development Code.

B. Definitions. Definition of the emergency shelters regulated by this Section are in Article 10 (Definitions) under “Emergency Shelter.”

C. Permitting. An emergency shelter with a capacity of 30 occupants or less shall be approved ministerially if it complies with the standards in Subsection (D) of this Section. An emergency shelter with a capacity greater than 30 occupants shall require a Use Permit approval.

D. Standards for emergency shelters. An emergency shelter shall be approved if it complies with the following standards:

1. Location. Emergency shelter facilities shall not be less than 300 feet from any other emergency shelter, as measured from the property line.

2. Maximum number of beds. In order to avoid the concentration of impacts on residential neighborhoods, maintain residential character, and compatibility with adjacent residential uses, emergency shelters shall be allowed 2 beds times the maximum residential density of the zoning district.

3. Parking. Off-street parking shall be required based upon the demonstrated need by the applicant and approved by the Director of Community Development. Absent a demonstration of a lower need, parking shall be provided at the rate of 0.25 spaces/bed and 1 space/employee.

4. Waiting and intake areas. Adequate waiting areas must be provided within the premises for clients and prospective clients including 10 square feet per bed, minimum 100 square feet, to ensure that public sidewalks or private walkways are not used as queuing or waiting areas.

5. On-site management. An on-site manager is required during all hours when the emergency shelter is open. The on-site manager shall be a person employed by the organization hosting the shelter. A shelter management plan shall be submitted as a part of the permit application and shall be followed during shelter operations. The shelter management plan shall address the following:

a) Staffing. A minimum of 1 staff member per 15 beds shall be awake and on duty while the facility is open. Facility staff shall be trained in operating procedures, safety plans, and assisting clients. The facility shall not employ staff who have been convicted of a felony or who are required to register as a sex registrant under Penal Code 290.

b) Hours. The facility shall operate on a first-come, first-served basis with clients only permitted on site and admitted to the facility between 4:00 p.m. and 7:00 a.m. Clients must vacate the facility by 8:00 a.m. A curfew of 10:00 p.m. (or earlier) shall be established and strictly enforced and clients shall not be admitted after the curfew unless escorted to the shelter by a police officer.

c) Security. The facility shall have on-site security during all hours when the shelter is open. The service provider shall comply with the following minimum requirements:

i) Waiting-area management. Service providers shall continuously monitor waiting areas to inform prospective clients whether they can be served within a reasonable time. If they cannot be served, the monitor shall inform the client of alternative programs and locations where he or she may seek similar service.

ii) Incidents. Service providers shall establish standards for responding to emergencies and incidents involving the expelling of clients from the facility. Re-admittance policies for clients who have previously been expelled from the facility shall also be established in partnership with the Police Department.

iii) Alcohol and illegal drug use. Service providers shall expel clients from the facility if found to be using alcohol or illegal drugs.

iv) Lighting. Exterior lighting shall be provided for the entire outdoor and parking area of the property. All lighting shall comply with the City’s Lighting Ordinance.

d) Referrals and coordinated entry integration. Service providers shall maintain up-to-date information and referral sheets to give clients. Service providers will educate on-site staff to provide adequate knowledge and skills to assist clients in obtaining permanent shelter and income, including referrals to outside assistance agencies.

e) Screening. Service providers shall provide criteria to screen clients for admittance, with the objective to provide first service to individuals with connections to the City of Fort Bragg.

f) Length of stay. Service providers will maintain information on individuals utilizing the facility and will ensure that the maximum length of stay at the facility shall not exceed 6 months in a 365-day period.

g) Avoidance of nuisance conditions.

i) Service providers shall provide for the timely removal of litter attributable to clients within the vicinity of the facility every 24-hour period.

ii) Noise generated from the emergency shelter shall not exceed the standards in Chapter 9.44.

iii) Service providers will maintain good communication and have procedures in place to respond to operational issues which may arise from the neighborhood, City staff, or the general public.

iv) All graffiti on the premises shall be removed by the business operator within 24 hours.

h) Other activity areas. The facility may also provide the following services:

i) Outdoor recreation. Areas shall be enclosed with a 6-foot-high fence or wall to separate the residents from neighboring properties.

ii) A counseling center for job placement, educational, life skills, health care, legal services, mental health services, substance abuse treatment, childcare, etc.

iii) Laundry facilities to serve the number of clients at the shelter.

iv) Kitchen and dining area.

v) Client storage areas. Areas shall be enclosed and protected from rain and theft.

vi) Toilets. Service providers shall provide sufficient numbers of male and female toilets to comply with the Building Code.

i) Other requirements as deemed necessary by the City to ensure that the facility does not create a nuisance.

(Ord. 1013, § 5, passed 07-14-2025)

18.42.077 - Group Homes

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), group homes shall comply with the standards of this Section.

B. Definitions. The definition of the group homes regulated by this Section is in Article 10 (Definitions).

C. Permitting requirements.

1. Six or fewer residents. Group homes that operate as single-family residences and that provide licensable and/or unlicensable services to six or fewer residents can locate in any single-family neighborhood, subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all single-family residences.

2. Seven or more residents. Group homes that provide licensable or unlicensable services to seven or more residents are subject to a Use Permit.

3. If a group home qualifies as either supportive or transitional housing it must comply with § 18.42.167.

(Ord. 1013, § 6, passed 07-14-2025)

18.42.080 - Home Occupations

The following standards for home occupations are intended to provide reasonable opportunities for employment within the home, while avoiding changes to the residential character of a dwelling that accommodates a home occupation, or the surrounding neighborhood, where allowed by Article 2 (Zoning Districts and Allowable Land Uses). For home occupations located in single-family residences within commercial zoning districts, the Director may waive or modify the standards below to allow: (A) uses that are permitted by right within the commercial zoning district as a home occupation; and (B) home occupation operating standards in Subsections (C) and (D) of this Section.

A. Business License required. A home occupation shall require a City Business License.

B. Limitations on use. The following are examples of business activities that may be approved as home occupations, and uses that are prohibited as home occupations:

1. Uses allowed as home occupations. The following and other uses determined by the Director to be similar may be approved by the Director in compliance with this Section:

a. Art and craft work (ceramics, painting, photography, sculpture, etc.);

b. Tailors, sewing, etc.; and

c. Office-only uses, including an office for an architect, attorney, consultant, counselor, insurance agent, planner, tutor, writer, etc., and electronic commerce.

2. Uses prohibited as home occupations. The following are examples of business activities that are not incidental to or compatible with residential activities, and are, therefore, prohibited as home occupations:

a. Adult entertainment activities/businesses;

b. Animal hospitals and boarding facilities;

c. Automotive and other vehicle repair and service (body or mechanical), painting, storage, or upholstery, or the repair, reconditioning, servicing, or manufacture of any internal combustion or diesel engines, or of any motor vehicle, including automobiles, boats, motorcycles, or trucks;

d. Contractor’s and other storage yards;

e. Dismantling, junk, or scrap yards;

f. Fitness/health facilities (except that one-on-one personal trainers may be allowed);

g. Medical clinics, laboratories, or doctor’s offices;

h. Personal services as defined in Article 10 (Definitions), except that licensed massage therapy and physical therapy may be allowed as home occupations in compliance with this Section;

i. On-site sales, except that mail order businesses may be allowed where there is no stock-in-trade on the site;

j. Uses which require explosives or highly combustible or toxic materials;

k. Welding and machine shop operations;

l. Wood cutting businesses; or

m. Other uses the Director determines to be similar to those listed above.

C. Operating standards. Home occupations shall comply with all of the following operating standards:

1. Accessory use. The home occupation shall be clearly secondary to the full-time use of the property as a residence.

2. Location of home occupation activities.

a. RR zoning district. Allowed home occupation activities may be conducted within an approved accessory structure in the RR zoning district; provided, that 2 covered parking spaces are continually maintained.

b. Other zones. All home occupation activities shall be confined completely to 1 room within the primary dwelling, which shall not occupy more than 25% of the gross floor area of the ground floor. Garages or other enclosed accessory structures may be used for home occupation purposes only if required off-street parking spaces are continually maintained. Horticulture activities may be conducted outdoors, but only within the rear 1/3 of the site.

3. Visibility. The use shall not require any exterior modification to the structure not customarily found in a dwelling, nor shall the home occupation activity be visible from a public right-of-way, or from neighboring residential properties.

4. Signs. There shall be no advertising signs, other than 1 name plate, not exceeding 1 square foot in area, and only if attached flush to a wall of the structure.

5. Safety. Activities conducted and equipment or material used shall not change the fire safety or occupancy classifications of the premises. The use shall not employ the storage of explosive, flammable, or hazardous materials beyond those normally associated with a residential use.

6. Off-site effects. No home occupation activity shall create dust, electrical interference, fumes, gas, glare, light, noise, odor, smoke, toxic/hazardous materials, vibration, or other hazards or nuisances as determined by the Director.

7. Outdoor display or storage. There shall be no window display or outdoor storage or display of equipment, materials, or supplies associated with the home occupation.

8. Employees. A home occupation shall have no on-site employees other than full-time residents of the dwelling.

9. Client/customer visits. The home occupation shall be operated so as to not require more than 8 vehicle trips per day of clients, customers, visitors, and/or service visits to the residence. On-site presence of clients or customers shall be limited to 1 client or family at a time, and only between the hours of 9:00 a.m. and 8:00 p.m.

10. Motor vehicles. There shall be no motor vehicles used or kept on the premises, except residents’ passenger vehicles, and/or 1 pickup truck, van, or similar vehicle not exceeding 1.5-ton carrying capacity. The home occupation shall not involve the use of commercial vehicles for delivery of materials to or from the premises in a manner different from normal residential usage, except for FedEx, UPS, or USPS type home deliveries/pick-ups. The Commission may authorize other types and/or additional vehicles with Use Permit approval.

11. Utility service modifications. No utility service to the dwelling shall be modified solely to accommodate a home occupation, other than as required for normal residential use.

D. Home working operations. Small-scale commercial wood and metal working may be authorized by Minor Use Permit as a home occupation; provided, that the review authority may require conditions of approval limiting hours of operation, noise levels, and/or any other aspect of the operation, to ensure compatibility with on-site and adjacent residential uses.

(Ord. 930, § 2, passed 06-12-2017)

18.42.090 - Live/Work Units

A. Purpose. This Section provides standards for the development of new live/work units and for the reuse of existing commercial and industrial structures to accommodate live/work opportunities where allowed by Article 2 (Zoning Districts and Allowable Land Uses). A live/work unit shall function predominantly as work space with incidental residential accommodations that meet basic habitability requirements. The standards of this Section do not apply to mixed use projects, which are instead subject to § 18.42.100 (Mixed Use Projects).

B. Application requirements. In addition to the information and materials required for a Use Permit application by this Development Code, the review authority may require a Use Permit application for a live/work unit to include a Phase I Environmental Assessment for the site, including an expanded site investigation to determine whether lead based paint and asbestos hazards are present in an existing structure proposed for conversion to live/work. The purpose of this requirement is to assess whether there are any hazardous or toxic materials on the site that could pose a health risk to the residents. If the Phase I assessment shows potential health risks, a Phase 2 Environmental Assessment shall be prepared and submitted to the Department in order to determine if remediation may be required.

C. Limitations on use. The nonresidential component of a live/work project shall only be a use allowed within the applicable zoning district. A live/work unit shall not be established or used in conjunction with any of the following activities:

1. Adult businesses;

2. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, etc.);

3. Any other activity or use as determined by the Director to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of live/work unit residents, because of the potential of exposure to dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes within the residential (living) portion of the live/work unit.

D. Residential density. Live/work units shall not exceed a maximum density of 15 units per acre.

E. Occupancy requirement. The residential space within a live/work unit shall be occupied by at least 1 individual employed in the business conducted within the live/work unit.

F. Design standards.

1. Floor area requirements. No more than 40% of the floor area shall be reserved for living space as defined under “Live/Work Unit” in Article 10 (Definitions). All remaining floor area shall be reserved and regularly used for working space.

2. Separation and access. Each live/work unit shall be separated from other live/work units or other uses in the structure. Access to each live/work unit shall be provided from a public street, or common access areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the structure.

3. Facilities for commercial or industrial activities, location. A live/work unit shall be designed to accommodate commercial or industrial uses as evidenced by the provision of flooring, interior storage, ventilation, and other physical improvements of the type commonly found in exclusively commercial or industrial facilities used for the same work activity.

4. Integration of living and working space. The living and work space of the live/work unit shall be combined within 1 integrated structure. The living space of a live/work unit shall be accessed only by means of an interior connection from the work space, and shall have no exterior access except as required by the building code.

5. Mixed occupancy structures. If a structure contains mixed occupancies of live/work units and other nonresidential uses, occupancies other than live/work shall meet all applicable requirements for those uses, and proper occupancy separations shall be provided between the live/work units and other occupancies, as determined by the Building Official.

G. Operating requirements.

1. Sale or rental of portions of unit. No portion of a live/work unit may be separately rented or sold as a commercial or industrial space for any person not living in the premises or as a residential space for any person not working in the same unit.

2. Notice to occupants. The owner or developer of any structure containing live/work units shall provide written notice to all live/work occupants and users that the surrounding area may be subject to levels of dust, fumes, noise, or other effects associated with commercial and industrial uses at higher levels than would be expected in more typical residential areas. State and Federal health regulations notwithstanding, noise and other standards shall be those applicable to commercial or industrial properties in the applicable zoning district.

3. On-premises sales. On-premises sales of goods are limited to those produced within the live/work unit, provided the retail sales activity shall be incidental to the primary production work within the unit. These provisions shall allow occasional open studio programs and gallery shows.

4. Nonresident employees. Up to 2 persons who do not reside in the live/work unit may work in the unit, unless this employment is prohibited or limited by the Use Permit. The employment of 3 or more persons who do not reside in the live/work unit may be allowed, subject to Use Permit approval, based on an additional finding that the employment will not adversely affect parking and traffic conditions in the immediate vicinity of the unit. The employment of any persons who do not reside in the live/work unit shall comply with all applicable Uniform Building Code (UBC) requirements.

5. Client and customer visits. Client and customer visits to live/work units are allowed subject to any applicable conditions of the Use Permit to ensure compatibility with adjacent commercial or industrial uses, or adjacent residentially zoned areas.

H. Changes in use. After approval, a live/work unit shall not be converted to either entirely residential use or entirely business use unless authorized through Use Permit approval. No live/work unit shall be changed to exclusively residential use in any structure where residential use is not allowed, where 2 or more residential units already exist, or where the conversion would produce more than 2 attached residential units.

I. Required findings. The approval of a Use Permit for a live/work unit shall require that the review authority first make all of the following findings, in addition to those findings required for Use Permit approval by § 18.71.060 (Use Permit and Minor Use Permit):

1. The proposed use of each live/work unit is a bona fide commercial or industrial activity consistent with Subsection (C) of this Section (Limitations on use);

2. The establishment of live/work units will not conflict with nor inhibit commercial or industrial uses in the area where the project is proposed;

3. The structure containing live/work units and each live/work unit within the structure has been designed to ensure that they will function predominantly as work spaces with incidental residential accommodations meeting basic habitability requirements in compliance with applicable regulations; and

4. Any changes proposed to the exterior appearance of the structure will be compatible with adjacent commercial or industrial uses where all adjacent land is zoned for commercial or industrial uses.

(Ord. 930, § 2, passed 06-12-2017)

18.42.093 Low Barrier Navigation Center

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), low barrier navigation centers shall comply with the standards of this Section. This Section implements Government Code Section 65660.

B. Definitions. The definition of the low barrier navigation center regulated by this Section is in Article 10 (Definitions).

C. Low barrier navigation center (center) permitting requirements. All centers must meet the following minimum requirements:

1. The center must connect people to permanent housing through a services plan that identifies services staffing.

2. The center must be linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.

3. The center must comply with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.

4. The center must have a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

D. Permit processing time. The City shall notify the developer whether the application is complete within 30 days of receipt of an application. After the application is deemed complete, the City shall complete its administerial review of the application within 60 days for smaller projects (50 or fewer units) and the conditional use permit review within 120 days for larger projects (more than 50 units).

(Ord. 1013, § 7, passed 07-14-2025)

18.42.095 - Medical Marijuana Dispensaries

Medical marijuana dispensaries, as defined in § 18.100.020, shall be allowed per the requirements of Chapter 9.30.

(Ord. 930, § 2, passed 06-12-2017)

18.42.100 - Mixed Use Projects

This Section provides standards for the design of mixed use projects, where allowed by Article 2 (Zoning Districts and Allowable Land Uses). A mixed use project combines residential and nonresidential uses on the same site, with the residential units typically located above the nonresidential uses (vertical mixed use). Residential units may be also allowed at ground level behind street-fronting nonresidential uses (horizontal mixed use) only under the limited circumstances specified by this Section.

A. Design considerations. A mixed use project shall be designed to achieve the following objectives:

1. The design shall provide for internal compatibility between the residential and nonresidential uses on the site.

2. Potential glare, noise, odors, traffic, and other potential nuisance conditions for residents shall be minimized to allow a compatible mix of residential and nonresidential uses on the same site.

3. The design shall take into consideration existing and potential future uses on adjacent properties and shall include specific design features to minimize potential impacts.

4. The design shall ensure that the residential units are of a residential character, and that appropriate privacy between residential units and other uses on the site is provided.

5. Site planning and building design shall provide for convenient pedestrian access from the public street into the nonresidential portions of the project, through such means as courtyards, plazas, walkways, and street furniture.

6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding residential neighborhood in terms of building design, color, exterior materials, landscaping, lighting, roof styles, scale, and signage.

B. Mix of uses. A mixed use project may combine residential uses with any other use allowed in the applicable zoning district where allowed by Article 2 (Zoning Districts and Allowable Land Uses); provided, that where a mixed use project is proposed with a use that is required to have Minor Use Permit or Use Permit approval in the applicable zoning district, the entire mixed use project shall be subject to that permit requirement.

C. Maximum density. The residential component of a mixed use project shall comply with the density requirements of the applicable General Plan designation and zoning district.

D. Site layout and project design standards. Each proposed mixed use project shall comply with the property development standards of the applicable zoning district and the following requirements:

1. Location of units. Residential units shall not occupy ground floor street frontage on the primary street frontage. Residential units are allowed on the first floor of alleys and secondary street frontages. The ground floor street frontage space within a mixed use building shall be reserved for commercial uses, except for a lobby or other feature providing access to the residential units.

2. Parking. In order to encourage the development of residential uses in existing and new commercial areas, the use of shared parking provisions shall be incorporated into mixed use projects in compliance with § 18.36.080 (Reduction of Parking Requirements).

3. Loading areas. Commercial loading areas shall be located away from residential units and shall be screened from view from the residential portion of the project to the maximum extent feasible.

4. Refuse and recycling areas. Areas for the collection and storage of refuse and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses.

E. Performance standards.

1. Lighting. Lighting for commercial uses shall be appropriately shielded to limit impacts on the residential units.

2. Noise. Each residential unit shall be designed and constructed to minimize nonresidential project noise levels, in compliance with the City’s Noise Ordinance. Night-time commercial uses shall minimize noise levels, in compliance with the City’s Noise Ordinance.

(Ord. 930, § 2, passed 06-12-2017)

18.42.110 - Tiny Home/Manufactured Home Community

This Section provides requirements and development standards for the development of communities with tiny homes, park model RVs and/or manufactured homes. The City intends that these communities be designed and landscaped to be compatible with adjacent residential and other uses. These standards are intended to provide a means of achieving a stable community in character with the surrounding area.

A. Definitions.

1. Lot space. The space dedicated to each individual unit and its associated storage space, open space and internal setbacks. This area is rented to a tenant; it is not a separate legal space under the subdivision map act.

2. Manufactured home. A small, manufactured home that complies with Title 24, Code of Federal Regulations, Chapter XX, Part 3280 and is a self-contained residential living unit, built off-site and placed on a permanent foundation.

3. Park model RV. Must comply with the ANSI Standard 119.5 and all of the following requirements, as defined in California Health and Safety Code Section 18009.3:

a. Contain 400 square feet or less of gross floor area, excluding loft area space if that loft area space meets the requirements of subdivision (b) of California Health and Safety Code Section 18033.

b. May not exceed 14 feet in width at the maximum horizontal projection.

c. Built upon a single chassis.

d. May only be transported upon public highways with a permit issued pursuant to California Vehicle Code Section 35780. Park model RVs shall be licensed and registered with the California Department of Motor Vehicles.

e. A park model RV is not a self-propelled recreational vehicle, nor is it a fifth wheel or other trailer designed for recreational purposes.

4. Tiny home. A tiny home is a small towable residential unit that meets the design and construction criteria listed in § 18.42.175. Tiny homes shall meet the provisions of ANSI 119.5 or Appendix Q of the UBC (or a comparable updated standard). It shall be the burden of the applicant to show compliance with 1 of these standards. Tiny homes shall be licensed and registered with the California Department of Motor Vehicles.

5. Tiny home community. Any area or tract of land where 2 or more lots are rented or leased or held out for rent or lease to accommodate tiny homes, park model RVs and/or manufactured homes.

B. Community standards. Each community shall comply with the following requirements:

1. Permit requirements. Each community shall be subject to design review in addition to the Use Permit approval required by § 18.21.030 (Residential Zoning District Allowable Land Uses and Permit Requirements). Tiny home communities are subject to compliance with mobile home park regulations as required by the Department of Housing and Community Development (Mobilehome Parks Act Sections 18200 through 18712).

2. Allowable uses.

a. Unit type. Tiny home communities may be composed of any mix of tiny homes and park model RVs and small manufactured homes. A management office/residence may be required per HCD regulations.

b. Accessory uses. Use Permit approval for a tiny home community may authorize accessory uses that are incidental to the planned residential use, exist for the sole purpose of service to the residents, are typically found in multifamily developments, and do not alter the character of the residential use.

i. Residential accessory uses are limited to awnings, fences, garages (maximum size 400 square feet), and storage sheds (maximum size 120 square feet).

ii. Laundry facility, community room, community kitchen, recreational facilities, common open space, playground, clubhouse, and similar uses.

iii. A tiny home community may contain accessory retail and service uses for park residents as authorized by Use Permit approval, and in compliance with § 18.42.020 (Accessory Retail and Service Uses).

3. Standards. This Section identifies standards for tiny home community development, recognizing the dual need for moderately priced housing, and standards that will adequately protect residents of the communities and the City as a whole.

a. Phased development. Development may be in phases, so long as each phase complies with the minimum standards of this Section, and all lots/spaces in a phase are developed/ improved and authorized by a permit for occupancy in compliance with California Health and Safety Code Section 18505.

b. Project size. Tiny home communities may be located on any size parcel.

c. Density. Tiny home communities are subject to zoning district density limitations.

4. Community layout and design. A tiny home community shall comply with the following requirements:

a. Orientation. Tiny homes that are adjacent to a street shall be oriented to the street with either the front door or the side of the tiny home. Other units may be oriented around a central courtyard, promenade, or community garden.

b. Street setbacks and landscaping. All street side setback areas shall be landscaped and continually maintained, in compliance with Chapter 18.34 (Landscaping Standards).

c. Individual unit “lot space” size. The individual “lot space” for each unit within the tiny home community shall include adequate space for the unit, internal setbacks, open space, and accessory storage as follows:

i. Unit. Between 150 to 400 square feet of dedicated space depending on the size of the tiny home unit.

ii. Dedicated open space. Each tiny home shall have at least 100 square feet of dedicated open space in the form of a patio, lawn or landscaped area.

iii. Required accessory structures. Each tiny home will be provided with 100 cubic feet of storage space, which may be consolidated into 1 or more central storage buildings or located at individual tiny home sites.

iv. Internal setbacks. Each tiny home shall maintain a minimum setback of 10 feet from other units.

d. Recommended community facilities. Tiny home communities that include 1 or more of the following (shared open space, playground, community center, laundry facility, and/or community garden) are preferred.

e. Landscaping and paths. Each tiny home community shall include a network of landscaped walking paths that connect units to each other and to parking areas and sidewalks; and landscaping shall be provided in compliance with Chapter 18.34 (Landscaping Standards).

f. Parking. Parking shall be provided at the rate of 1 parking space per tiny home or park model RV. Parking should be consolidated in parking lots at the rear or side of the property, where feasible. Additionally, street parking may be utilized to meet up to 25% of the parking requirement with Use Permit approval.

g. Internal streets. Internal streets are discouraged but shall comply with City street standards where provided, except where superseded by a standard required by State law.

h. Solid waste. Adequate solid waste and recyclable materials storage enclosures shall be provided in compliance with § 18.30.110.

i. Utilities. All utility distribution facilities (including cable television, communication and electric lines and boxes) within a tiny home community shall be placed underground. The developer is responsible for complying with the requirements of this Subsection and shall make the necessary arrangements with the utility companies for the installation of the required facilities. Each tiny home shall have a separate water meter.

j. Fencing. A fence, solid masonry wall, or other decorative landscape screening is required to hide utilities (propane tanks, trash enclosures, etc.) from public view from a public right-of-way. Other fencing may be required by the review authority as part of the Design Review and Use Permit approval for the facility.

k. Signs. A tiny home community may have up to 2 externally illuminated identification signs not exceeding 6 feet in height or 24 square feet in area. The signs shall be integrated into the tiny home community landscaping, at a location specified in the Use Permit approval.

5. Ownership. A community may be owned by a single entity, a cooperative of residents or through condominium ownership.

C. Standards for individual units.

1. Tiny home standards. Individual tiny homes located within a tiny home community shall comply with the standards for tiny homes enumerated in § 18.42.175.

2. Park model RV standards. Park model RVs shall comply with the individual standards enumerated in § 18.42.175.

3. Travel trailers. A self-propelled travel trailer, camper, motor coach, motor home, trailer coach, or any similar vehicle shall not be allowed within a tiny home community.

(Ord. 993, § 3, passed 07-08-2024)

18.42.120 - Multifamily Projects

New or remodeled multifamily projects shall comply with the standards of this Section, where allowed by Article 2 (Zoning Districts and Allowable Land Uses). For the purposes of this Section, the term “remodeled” means the reconstruction or remodeling of at least 50% of the gross floor area of the original structure.

A. Accessory structures. Accessory structures and uses (e.g., bicycle storage, garages, laundry rooms, recreation facilities, etc.) shall be designed and constructed with an architectural style, exterior colors and materials similar to the structures in the project containing dwelling units.

B. Building facades adjacent to streets. A multifamily project of 3 or more dwelling units shall be designed so that at least 75% of the facade of each building adjacent to a public street is occupied by habitable space with windows. Each facade adjacent to a street shall have at least 1 pedestrian entry into the structure.

C. Front setback pavement. No more than 40% of the front setback area shall be paved for walkways, driveways, and/or other hardcover pavement.

D. Parking location. Off-street parking for a multifamily structure of 3 or more units shall be located so that it is not visible from the street fronting the parcel.

1. Front setback. A garage shall be set back from the front property line at least 10 feet further than the facade of the dwelling, to reduce visual impact from the street.

2. Side setback. When a maintenance easement is granted by the owner of the adjacent parcel to the approval of the Director, a garage may be built to the side property line on that side, but shall be located at least 8 feet from the other side property line. Otherwise, a garage shall be set back a minimum of 5 feet from each side property line.

3. Rear setback. A garage shall be set back a minimum of 5 feet from a rear property line.

4. Facade width, parking orientation. The front facade of a garage shall not exceed a width of 25 feet. Tandem parking is allowed.

E. Open space. Each multifamily residential project shall include permanently maintained outdoor open space for each dwelling unit (private space), and for all residents (common space), except where the review authority determines that existing public park or other usable public open space is within convenient walking distance, or that the residential units are part of a mixed use project and/or located in a commercial zoning district.

1. Area required. Private and common open space shall be provided as required by Table 4-3.

TABLE 4-3 - MULTIFAMILY PROJECT OPEN SPACE REQUIREMENTS
Project Size	Minimum Common Open Space Required	Minimum Private Open Space Required

3 or 4 units	200 sf	100 sf for each unit
5 to 10 units	500 sf	150 sf for each unit with patios
11 and more units	100 sf per unit	100 sf for each unit with balconies

2. Configuration of open space. Required open space areas shall be designed and located as follows. Landscaping shall comply with the requirements of Chapter 18.34 (Landscaping Standards).

a. Common open space. All required open space shall be: easily accessible; continuous, usable site elements; separated from parking areas; safe and secure. Each common open space area shall have a minimum dimension of 12 feet for 3- and 4-unit projects, and 20 feet for projects with 5 or more units.

b. Private open space. Private open space shall be at the same elevation as and immediately accessible from within the unit. Each private open space area shall have a minimum dimension of 8 feet; except that the review authority may authorize different minimum dimensions for upper-floor balconies where the private open space is provided as a balcony or upper floor court.

The review authority may allow required open space to be in different locations and/or with different dimensions where it determines that the alternative approach will provide open space of equivalent utility and aesthetic quality.

3. Maintenance and control of common open space. Required common open space shall be controlled and permanently maintained by the home owners association (HOA). Provisions for control and maintenance shall be included in property covenants of all common interest developments.

F. Outdoor lighting. Outdoor lighting shall be installed and maintained along all vehicular access ways and major walkways, in compliance with § 18.30.070 (Outdoor Lighting). The lighting shall be directed onto the driveways and walkways within the development and away from adjacent properties. Lighting of at least 1 foot candle shall also be installed and maintained within all covered and enclosed parking areas and shall be screened to minimize glare onto public sidewalks. Lighting fixtures/lamps shall be the most energy efficient available. All proposed lighting shall be shown on the required landscape plan.

G. Storage. A minimum of 100 cubic feet of lockable storage area shall be provided for each dwelling outside of the unit, with no dimension less than 30 inches.

H. Universal Design. For projects of more than 10 units, 1 unit shall be designed according to the principles of universal design to ensure handicapped accessibility of the unit.

I. Television antennas. Exterior television antennas, other than satellite dishes less than 39 inches in diameter, are not allowed, except for a single common, central antenna, with underground cable service to each dwelling unit. This restriction shall be included in any property covenants of a common interest development.

J. Window orientation. Where 1 or more windows are proposed 10 feet or less from a side lot line, or 10 feet from another residential structure on the same site, Design Review shall ensure, to the extent feasible, that the windows are located and/or screened to provide privacy for residents of both structures.

(Ord. 930, § 2, passed 06-12-2017)

18.42.130 - Outdoor Displays and Sales

A. Applicability. The provisions of this Section apply to temporary and permanent facilities for outdoor display, sales (e.g., garden supply sales, news and flower stands, and similar uses where merchandise is displayed for sale), and outdoor eating areas, where allowed by Article 2 (Zoning Districts and Allowable Land Uses).

B. Temporary outdoor displays and sales. See § 18.71.030 (Limited Term Permit).

C. Permanent outdoor displays and sales. The permanent outdoor display and sale of merchandise is allowed subject to the following standards:

1. The outdoor display of merchandise shall not exceed a height of 6 feet above finished grade, unless a greater height is allowed through Minor Use Permit approval.

2. Outdoor display and sales areas shall not encroach into required setback areas or the public right-of-way. In zoning districts where no setback area is required, the outdoor sales area shall be set back a minimum of 10 feet from adjoining property lines unless otherwise allowed through Minor Use Permit approval.

3. Displayed merchandise shall occupy a fixed, specifically approved, location that does not disrupt the normal function of the site or its circulation, and does not encroach upon driveways, landscaped areas, required parking spaces, or pedestrian walkways. A display shall not obstruct intersection visibility or otherwise create hazards for pedestrian or vehicle traffic.

4. The outdoor display and sales area shall be directly related to a business occupying a permanent structure on the subject parcel.

5. The Director may require that outdoor sales and activity areas other than vehicle sales lots, produce stands, and nursery product sales be screened from the view of adjoining public rights-of-way by decorative walls, fences, or landscaping.

6. Additional signs shall not be provided for the outdoor display and sales area beyond those normally allowed for the primary use.

D. News and flower stands. See § 10.20.150 for mobile vending unit regulations.

E. Outdoor dining areas.

1. An outdoor dining area may be allowed accessory and incidental to a restaurant with indoor eating area on the same site; provided the outdoor eating area shall also comply with the parking requirements of § 18.36.040 (Number of Parking Spaces Required) for restaurants.

2. Signs shall comply with Chapter 18.38.

(Ord. 930, § 2, passed 06-12-2017)

18.42.140 - Outdoor Storage

An outdoor storage or work area shall comply with the following requirements, where allowed by Article 2 (Zoning Districts and Allowable Land Uses):

A. Enclosure and screening required. Outdoor storage areas shall be entirely enclosed by a solid wall or fence as approved by the review authority with a minimum height of 6 feet and a maximum height of 8 feet.

B. Maximum height of stored materials. The materials within the storage area shall not be higher than the fence, except where authorized by the Use Permit for the storage area.

C. Landscaped setback. In any case where an outdoor storage area abuts a street right-of-way, the required screening wall or fence shall be set back from the right-of-way as required by the applicable zoning district, and the setback area shall be landscaped to the approval of the Director, and in compliance with Chapter 18.34 (Landscaping Standards).

(Ord. 930, § 2, passed 06-12-2017)

18.42.145 - Pipelines and Transmission Lines

Pipelines and transmission lines shall comply with the following requirements, where allowed by Article 2 (Zoning Districts and Allowable Land Uses):

A. Local service facilities. Lines and facilities for local utility service are permitted in all zones.

B. Electric transmission lines. The location of proposed electric transmission lines shall be reviewed by the Commission and approved by the Council prior to right-of-way acquisition.

(Ord. 930, § 2, passed 06-12-2017)

18.42.150 - Recycling Facilities

This Section establishes standards and procedures for the siting and operation of commercial recycling facilities, where allowed by Article 2 (Zoning Districts and Allowable Land Uses).

A. Small collection facilities. A small collection facility shall comply with the following standards:

1. Location requirements. A small collection facility shall:

a. Not be located within 50 feet of any parcel zoned or occupied for residential use; and

b. Be set back at least 10 feet from any public right-of-way, and not obstruct pedestrian or vehicular circulation.

2. Maximum size. A small collection facility shall not occupy more than 350 square feet.

3. Appearance of facility. Collection containers and site fencing shall be of a color and design that are compatible and harmonious with the surrounding uses and neighborhoods.

4. Operating standards for small collection facilities. Small collection facilities shall:

a. Not use power-driven processing equipment, except for reverse vending machines;

b. Accept only glass, metal, or plastic containers, paper, and reusable items;

c. Use containers that are constructed with durable waterproof materials, secured from unauthorized removal of material, and shall be of a capacity sufficient to accommodate materials collected and the collection schedule; and

d. Be screened where determined by the review authority to be necessary because of excessive visibility.

5. Signs. Nonilluminated signs may be provided as follows:

a. Identification signs are allowed with a maximum area of 15% for each side of the structure or 12 square feet, whichever is greater. In the case of a wheeled facility, the side shall be measured from the ground to the top of the container;

b. Additional directional signs, consistent with Chapter 18.38 (Signs), may be approved by the Director if found necessary to facilitate traffic circulation, or if the facility is not visible from the public right-of-way.

6. Parking requirements.

a. No additional parking space shall be required for customers of a small collection facility located in the established parking lot of the primary use. One additional space shall be provided for the attendant, if needed.

b. Use of parking spaces by the patrons and the attendant shall not reduce available parking spaces below the minimum number required for the primary use unless a parking study, determined to be acceptable by the Director, shows that existing capacity is not fully utilized during the time the recycling facility would be on the site.

B. Large collection facilities. A collection facility that is larger than 350 square feet, or on a separate parcel not accessory to a primary use, shall comply with the following standards:

1. Location requirements. The facility shall not abut a parcel zoned for residential use.

2. Container location. Any containers provided for “after hours” donation of recyclable materials shall be permanently located at least 100 feet from any residential zoning district, constructed of sturdy materials, have sufficient capacity to accommodate materials collected, and be secured from unauthorized entry or removal of materials.

3. Screening. The facility shall be screened from public rights-of-way, by solid masonry walls or located within an enclosed structure.

4. Setbacks, landscaping. Structure setbacks and landscaping shall be provided as required for the applicable zoning district.

5. Outdoor storage. Exterior storage of material shall be in sturdy containers that are secured and maintained in good condition. Storage shall not be visible above the height of the required solid masonry walls.

6. Operating standards.

a. The site shall be maintained clean, sanitary, and free of litter and any other trash or rubbish, shall be cleaned of loose debris on a daily basis, and shall be maintained free from rodents and other disease vectors.

b. Dust, fumes, odor, smoke, or vibration, above ambient levels, shall not be detectable on adjoining parcels.

C. Processing facilities. Processing facilities shall comply with the following standards:

1. Location requirements. The facility shall not abut a parcel zoned or occupied for residential use.

2. Limitation on activities. Allowed activities are limited to baling, briquetting, compacting, crushing, grinding, shredding, and sorting of source-separated recyclable materials and repairing of reusable materials. The facility shall not bale, compact, or shred ferrous metals, other than beverage and food containers. Outbound truck shipments from the site shall not exceed an average of 2 each day.

3. Maximum size. The facility shall not exceed 45,000 square feet of floor or ground area.

4. Container location. Containers provided for “after hours” donation of recyclable materials shall be permanently located at least 100 feet from any residential zoning district, constructed of sturdy, rustproof materials, have sufficient capacity to accommodate materials collected, and be secured from unauthorized entry or removal of the materials.

5. Screening. The facility shall be screened from public rights-of-way, by solid masonry walls or located within an enclosed structure.

6. Outdoor storage. Exterior storage of material shall be in sturdy containers or enclosures that are secured and maintained in good condition. Storage shall not be visible above the height of the required solid masonry walls.

7. Operating standards. Dust, fumes, odor, smoke, or vibration, above ambient levels, shall not be detectable on adjoining parcels.

(Ord. 930, § 2, passed 06-12-2017)

18.42.160 - Residential Accessory Uses and Structures

This Section provides standards for residential accessory uses and structures, where allowed by Article 2 (Zoning Districts and Allowable Land Uses). These requirements do not apply to residential second units, which are instead regulated by § 18.42.170 (Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU)).

A. Limitation on number. Only 1 residential accessory structure shall be allowed on any parcel in addition to a detached garage, except in the RR and RS zoning districts, and except where a site is 2 times or more the minimum lot area required for a new parcel in the applicable zoning district.

B. Relationship to primary use. An accessory use and/or structure shall be incidental to the primary residential use of the site, and shall not alter the character of the primary use.

C. Timing of installation. A residential accessory structure shall only be constructed concurrent with or after the construction of the primary structure on the same site, unless:

1. The site is within the RR zoning district, is 1 acre or larger, and the proposed structure is a garage; or

2. Construction in advance of a primary structure is authorized through Minor Use Permit approval.

D. Attached structures. An accessory structure attached to the primary structure shall comply with all zoning district requirements applicable to the primary structure, including height limits, site coverage, and setbacks; and shall also comply with any applicable requirements of Subsection (F) of this Section.

E. Detached structures. An accessory structure that is detached from the primary structure shall comply with the following standards, except where Subsection (F) of this Section establishes a different requirement for a specific type of accessory structure.

1. Setbacks.

a. Front setback. An accessory structure shall not be located within a required front setback.

b. Side and rear setbacks. An accessory structure not exceeding 10 feet in height shall maintain side and rear setbacks of at least 5 feet. An accessory structure with a height greater than 10 feet shall comply with the setback requirements of the applicable zoning district.

c. Separation between structures. An accessory structure shall maintain at least a 5-foot separation from other accessory structures and the primary dwelling unit.

d. Double-frontage lot. An accessory structure shall not occupy the front half of a parcel, or either front quarter of a double-frontage lot.

e. Garage accessible from an alley. Where an accessory garage is accessible to vehicles from an alley, it shall be located not less than 25 feet from the opposite side of the alley.

2. Height limit. The height of an accessory structure other than a detached garage shall not exceed 12 feet, except where a greater height is authorized through Minor Use Permit approval. The height limit of a detached garage including any accessory uses, structures, and additions built into or on the detached garage shall not exceed 16 feet, except where a greater height is authorized through Minor Use Permit approval.

3. Coverage and size limitations. Where permitted, the aggregate coverage of accessory structures in required side and rear setbacks shall not exceed 500 square feet. The maximum site coverage for all structures on a parcel shall comply with the requirements of the applicable zoning district.

F. Standards for specific accessory uses and structures. The following requirements apply to the specific types of accessory structures listed, in addition to the requirements of Subsection (A) of this Section, as applicable.

1. Antennas. Antennas shall comply with the requirements of Chapter 18.44 (Telecommunications Facilities).

2. Garages. A garage for a single-family dwelling shall comply with the following requirements. A garage for a multifamily project shall comply with the requirements of § 18.42.120 (Multifamily Projects). This limitation does not apply to double lots.

a. Limitation on number. A single parcel shall have only 1 attached or detached garage, except that this limitation shall not apply in the RR and RS zoning districts, or to a site that is 2 times or more the minimum lot area required for a new parcel in the applicable zoning district.

b. Front setback. Garages shall comply with the garage front setback requirements of the applicable zoning district.

c. Side setbacks. When a maintenance easement is granted by the owner of the adjacent parcel to the approval of the Director, a detached or attached garage may be built to the side property line on that side. Otherwise, a garage shall be set back a minimum of 5 feet from side property lines.

d. Rear setback. A garage shall be set back a minimum of 5 feet from the rear property line, except that a garage may be built to the lot line with Minor Use Permit approval.

e. Facade width, parking orientation. The facade of any garage facing a street shall not exceed a width of 25 feet.

3. Greenhouses. An accessory greenhouse may occupy up to 400 square feet for each dwelling unit in the RL and RM zoning districts; and 1,000 square feet or 5% of the parcel area, whichever is smaller, in the RR or RS zoning districts. Accessory greenhouses are not allowed in the RH or RVH zones.

4. Guest houses. Guest houses shall comply with the requirements for second units in § 18.42.170.

5. Patio covers. A patio cover that is attached to or detached from the primary dwelling, and open on at least 3 sides, may be located within the required rear setback subject to the following:

a. The 5-foot separation from the primary dwelling unit required by Subsection (E)(1)(c) of this Section (Separation between structures) does not apply;

b. The structure shall comply with the coverage and size limitations of Subsection (E)(3) of this Section (Coverage and size limitations); and

c. No part of the patio cover shall be closer than 10 feet to a property line.

6. Swimming pools. Noncommercial swimming pools are an allowed accessory use in any zoning district subject to the following requirements:

a. Setbacks. No swimming pool shall be located within a required front or side setback, or within 10 feet of any property line; and

b. Fence or wall. No swimming pool shall be located within 3 feet of a fence or wall.

7. Tennis and other recreational courts. Noncommercial outdoor tennis courts and courts for other sports, including basketball and racquetball, accessory to a residential use shall comply with the following requirements:

a. Setbacks. No court shall be located within a required setback, or within 10 feet of a property line; and

b. Fencing. Court fencing shall comply with § 18.30.050 (Fences, Walls, and Screening); and

c. Lighting. Court lighting shall require Minor Use Permit approval, and shall not exceed a maximum height of 20 feet, measured from the court surface. The lighting shall be directed downward, shall only illuminate the court, and shall not illuminate adjacent property, in compliance with § 18.30.070 (Outdoor Lighting).

8. Workshops, studios, and storage areas. An accessory structure intended as a workshop or studio for artwork, crafts, light hand manufacturing, hobbies and/or storage is subject to the following standards:

a. Limitation on use. The use of an accessory structure as a studio shall be limited to: noncommercial hobbies or amusements, or comply with § 18.42.080 (Home Occupations); and

b. Floor area. A workshop studio and/or storage area footprint shall not occupy an area larger than 35% of the building footprint of the primary structure.

(Ord. 930, § 2, passed 06-12-2017)

18.42.165 - Restaurants and Outdoor Dining

A. Grease and oils. The following standards for restaurants are intended to regulate the disposal of grease and oils for the protection of the City of Fort Bragg sewage treatment plant and the environment:

1. Operating standards. Restaurants shall comply with the following operating standards:

a. Installation and maintenance of grease trap/interceptor. Grease interceptor installation and maintenance must comply with the City’s Food Service Establishment Wastewater Discharge Permit and the City’s Municipal Code section regarding fats, oil and grease control.

b. Washing of restaurant floor mats, exhaust filters. Restaurant floor mats and exhaust filters shall be washed in a sink or wash area that drains to the sanitary sewer, or collected wastewater from such washing shall be discharged to the sanitary sewer.

B. Outdoor dining. The following standards are for outdoor dining facilities and are intended to regulate for the safe and compatible operation of outdoor dining facilities. Outdoor dining facility may consist of tables and chairs for dining with or without a pavilion, tents and/or umbrellas.

1. Allowed as part of indoor dining. These regulations apply only to restaurants that have an indoor dining component. Entirely outdoor restaurants are not permitted.

2. Location, setbacks and height limits.

a. Outdoor dining pavilions and tents shall comply with all relevant setback and height limits of the zoning district.

b. Outdoor dining facilities shall be located on previously developed areas such as a parking lot, sidewalk, hardscape or landscaped area.

c. Outdoor dining must be located a minimum of 50 feet from any environmentally sensitive area, wetland or rare plant community, unless it is located in an already developed area that was developed with authorization through a Development Permit.

d. Outdoor dining pavilions and tents shall be sited so that they do not add to stormwater runoff volume or peak runoff rates.

e. Outdoor dining pavilions and tents shall not be located in an area that would impact scenic views or resources as seen from a public right-of-way.

f. Outdoor dining is permissible on the City’s sidewalks with Encroachment Permit approval.

3. Size limits. Outdoor dining facilities of more than 1,300 square feet may be approved with a Minor Use Permit.

4. Objective design and safety criteria. Outdoor dining pavilions and tents are subject to Administrative Design Review and shall comply with the following criteria:

a. Outdoor dining facilities shall be confined to the area shown on the approved site plan.

b. Where umbrellas, tents or pavilions are proposed, a vertical clearance of at least 7 feet must be maintained.

c. Utilities, heating and lighting.

(1) The use of heating devices and electrical extension cords and lighting are subject to review and approval by the Fire Marshal.

(2) Portable heaters/space heaters are permitted if approved for outdoor use, located in accordance with the manufacturer’s recommendations, and located at least 2 feet from the edge or roof of any umbrella canvas, tent, pavilion, foliage, or any other flammable object or material.

(3) All lighting located within or outside of outdoor dining pavilions shall be downward facing and night sky compliant.

d. Outdoor dining shall not interfere with building ingress/egress.

(1) ADA accessibility. The outdoor dining area shall be designed, constructed and/or conform to the applicable provisions, rules, regulations and guidelines of the California Building Code and Americans with Disabilities Act.

2. Outdoor dining facilities shall not conflict with use of existing bicycle parking and access.

e. Moveable barriers shall be of solid, durable materials. Preferred barriers include removable fences, freestanding fences, hedges, planters, trees, removable columns, and pavilion or tent structures. Fabric inserts, chain link fencing, plastic, vinyl, chicken wire and cyclone fencing are not permitted.

f. Pavilion and tent colors should either be white or a color which is compatible with the colors of the restaurant building.

5. Operating standards. Outdoor dining shall comply with the following operating standards:

a. No amplified music after 9:00 p.m.

b. No new service after 9:00 p.m.

c. Hours of operation shall not begin prior to 7:00 a.m. or extend later than 10:00 p.m.

d. Smoking is prohibited in outdoor dining areas.

e. Outdoor dining, food preparation and cooking is only permissible in compliance with the California Retail Food Code and with the approval of the Mendocino County Division of Environmental Health.

f. Pavilions must be inspected by the Fire Marshal who shall submit a letter to the City that pavilion and associated equipment and furnishings are safe and in good repair at least once every 5 years or as determined by the Community Development Director.

g. Establishments that serve alcoholic beverages in the outdoor dining area shall meet all requirements of the Alcoholic Beverage Control Board and have a permit for such service as well as any other federal, state, or local laws and regulations governing the sale and consumption of alcoholic beverages.

(Ord. 930, § 2, passed 06-12-2017; Am. Ord. 988, § 3, passed 05-13-2024)

18.42.167 Supportive Housing

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), supportive housing shall comply with the standards of this Section. This Section implements Government Code Section 65583 and Sections 65650 through 65656.

B. Definitions. The definition of supportive housing regulated by this Section is in Article 10 (Definitions).

C. Supportive housing permitting requirements.

1. Supportive housing is allowed by right in multifamily residential zoning districts.

2. Supportive housing is allowed by right in commercial zoning districts where all the following requirements are met, otherwise a Use Permit is required:

a) Units are subject to a recorded affordability restriction for 55 years.

b) One hundred percent of the units (except manager units) are dedicated to lower income households and are receiving public funding to ensure affordability.

c) At least 25% of the units or 12 units, whichever is greater, are restricted to residents in supportive housing. If development is less than 12 units then 100% of units (except manager units) are restricted to residents in supportive housing.

d) The project includes less than 50 supportive housing units.

e) The developer replaces any dwelling units on the site of the supportive housing development in the manner provided in Government Code Section 65915(c)(3).

3. Supportive housing is eligible for a density bonus, concessions and incentives per Chapter 18.31.

D. Permit processing time. The City shall notify the developer whether the application is complete within 30 days of receipt of an application. After the application is deemed complete, the City shall complete its administerial review of the application within 60 days for smaller projects (50 or fewer units) and the conditional use permit review with 120 days for larger projects (more than 50 units).

E. Standards for supportive housing. Supportive housing shall comply with the following standards:

1. Supportive services plan required. The project applicant shall submit a plan for providing supportive services for approval by the Director of Community Development. The supportive services plan shall include the following:

a) Documentation of the supportive services that will be provided on site.

b) The name of the supportive service provider/entity.

c) Funding sources for the proposed supportive services.

d) Proposed staffing levels for the supportive services.

2. The supportive housing project shall comply with the objective development standards of this Development Code that apply to multifamily housing development.

3. Nonresidential floor area shall be provided in the development for on-site supportive services in the following amounts:

a) A minimum of 90 square feet for developments that are 20 or fewer units.

b) At least 3% of the total nonresidential floor area for developments that are greater than 20 units.

4. Any change to the occupancy of the supportive housing units is made in a manner that minimizes tenant disruption and only upon the vacancy of the supportive housing units.

5. All units (except manager units) shall include at least one bathroom and a kitchen or other cooking facilities.

F. Parking exception. No parking is required for supportive housing developments located within one-half mile of a public transit stop.

G. Reduction in number of supportive housing units. The City shall, at the request of the project owner, reduce the number of residents required to live in supportive housing if the project-based rental assistance or operating subsidy for a supportive housing project is terminated through no fault of the project owner, but only if all of the following conditions have been met:

1. The owner demonstrates that it has made good faith efforts to find other sources of financial support.

2. The reduction in the number of supportive housing units is restricted to the minimum necessary to maintain the project’s financial feasibility.

3. Change to the occupancy of the supportive housing units minimizes tenant disruption and occurs only upon vacancy of a supportive housing unit.

(Ord. 1013, § 8, passed 07-14-2025)

18.42.170 - Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU)

A. Purpose. This Section establishes standards for accessory dwelling units (ADU) and junior accessory dwelling units (JADU), located in conjunction with a single-family home or multifamily development, where allowed by Article 2 (Zoning Districts and Allowable Land Uses) and in compliance with California Government Code (§§ 66310 through 66342).

1. “Accessory dwelling unit” means an attached, detached or converted residential dwelling unit that provides complete independent living facilities for 1 or more persons. ADUs shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a proposed or existing single-family residential unit or multifamily dwelling structure. An “accessory dwelling unit” also includes the following: an efficiency unit or a manufactured home, as defined in § 18007 of the Health and Safety Code.

2. “Junior accessory dwelling unit” means a living space not more than 500 square feet in size and contained entirely within the walls of a single-family residential unit, including an attached garage. A JADU shall include permanent provisions for living, sleeping, eating and cooking, and sanitation (sanitation facilities may be separate or may be shared with the primary unit).

3. Multifamily Housing. For purposes of this Section only, a dwelling unit is the part of a structure that contains 2 or more other dwelling units. Multifamily dwellings include duplexes, triplexes, fourplexes (buildings under 1 ownership with 3 or more dwelling units in the same structure); apartments (5 or more units under 1 ownership in a single building); and townhouse developments (3 or more attached dwellings where no unit is located over another unit), and other building types containing multiple dwelling units (for example, courtyard housing, rowhouses, stacked flats, etc.).

B. Review and approval process.

1. Deemed approved. An application for the creation of an ADU or JADU shall be deemed approved either (not just subject to ministerial approval) if the City has not acted on the completed application within 60 days or at the time of approval of the new single-family home on the parcel.

2. Ministerial approval. Ministerial approval is required for an ADU and/or JADU on parcels located in all residential and commercial zoning districts.

The City of Fort Bragg shall not impose any objective development or design standard that is not authorized by this Section upon any accessory dwelling unit (attached, detached, conversion, JADU, or ADU that are requested as part of a planned or existing multifamily project) that meets the requirements of this Section.

3. Demolition permits. The demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed and issued prior to or at the same time as the building permit for ADU.

C. Location, number and size of units. ADUs in compliance with this Section shall be allowed as follows:

1. On a lot with an existing or proposed single-family residential unit:

a. One JADU constructed within an existing or proposed single residential unit, which complies with the requirements of subsection (L)(3) of this Section; and/or

b. One new attached or detached ADU, that complies with the requirements of subsection (L)(1) or (L)(2) of this Section; and/or

c. One conversion ADU that is within the proposed or existing space of a single-family dwelling, attached garage or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. The space has exterior access from the proposed or existing single-family dwelling and the side and rear setbacks are sufficient for fire and safety.

2. On a lot with an existing multifamily dwelling:

a. Interior ADUs. ADUs may be constructed in areas that are not used as livable space within an existing multifamily attached or detached structure (i.e., storage rooms, boiler rooms, passageways, attics, basements, or garages), provided the spaces meet State building standards for dwellings. The number of interior ADUs permitted on the lot shall not exceed 25% of the current number of units of the multifamily complex on the lot.

b. Detached ADUs. Additional detached ADUs may be constructed as follows:

i. On a lot with an existing multifamily dwelling, a maximum of 8 detached accessory dwelling units are permissible; however, the total number of ADUs shall not exceed the number of existing units on the lot.

ii. On a lot with a proposed multifamily dwelling, not more than 2 detached accessory dwelling units are permissible.

c. Condominiums. ADU and JADUs are permitted within condominiums as rentals or homeowner-occupied units.

D. Conversion of accessory structures or existing living area to ADUs. The conversion of a preexisting accessory structure (garage, barn, shed, etc.) or portion of an existing accessory structure or living area (within a single- or multifamily unit) to an ADU is not subject to size limits, setback or height limitations of this Chapter.

E. Density. Both ADUs and JADUs shall be exempted from the calculation of the maximum allowable density for the lot on which it is located and shall be deemed to be a residential use that is consistent with the existing General Plan and zoning designation for the lot.

F. Lot size. There is no minimum lot size for ADUs or JADUs.

G. Lot coverage. Projects are required to conform to lot coverage requirements for their zoning district unless lot coverage requirements do not allow at least one 800-square-foot ADU, in which case the lot coverage requirement shall be waived. Detached, new construction ADUs on multifamily properties are not subject to the lot coverage requirement. Conversion ADUs on single-family properties may include a 150-square-foot addition in order to facilitate ingress and this expansion is exempt from the lot coverage requirement.

H. Timing. An ADU may be constructed with or after the primary dwelling unit(s). In addition, an existing dwelling that complies with the standards for an ADU in Subsection (L) of this Section may be considered an ADU, and a new primary unit may be constructed.

I. Sale of ADUs. The separate sale or conveyance of an ADU as a tenancy in common (TIC) is permitted if: (1) both the primary unit and the ADU were built or developed by a qualified non-profit whose mission is to provide housing units to low-income households; (2) an enforceable restriction is placed on the property between the low-income buyer and the non-profit that satisfies the requirements of § 402.1 of the Revenue and Tax Code; and (3) the property is held as a tenancy in common that includes all the requirements of § 66341 of the Government Code. Additionally, the ADU shall have separate water, sewer, and electrical utility connections.

J. Short-term rentals prohibited. Accessory dwelling units and JADUs shall not be rented for periods of less than 31 days.

K. Deed restriction. Prior to the issuance of a building permit for an JADU, the owner shall record a deed restriction in a form approved by the City that includes: (1) a prohibition on the sale of the JADU separate from the sale of the primary residential unit and (2) restricts the size and attributes of the JADU to conformance with § 66333 of the Government Code.

L. ADU/JADU standards.

1. Exceptions to accommodate at least 1 800-square-foot ADU. The Community Development Director shall modify or eliminate any objective development standards if they prevent the construction of an ADU of at least 800 square feet in size.

2. Accessory dwelling unit. An ADU shall comply with the following standards:

a. Location. An ADU may be located on the front, the back, or the side of a parcel and it may be larger or smaller than the primary single-family residential unit so long as it complies with the size limitations of this code. An ADU can be (i) a remodeled portion of a primary dwelling unit; (ii) attached to a primary dwelling unit; (iii) 1 of the units of a duplex (iv) a detached unit (v) located in a converted accessory structure such as a shop or garage or (vi) 1 of the units of a multifamily structure.

b. Height limit. A detached ADU shall be limited to a maximum height as follows:

i. A height of 16 feet for a detached ADU on a lot with an existing or proposed single-family dwelling unit. An additional 2 feet in height is permissible to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.

ii. A height of 18 feet for a detached accessory dwelling unit on a lot with an existing or proposed single-family or multifamily dwelling unit that is within 1/2 of 1 mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in § 21155 of the Public Resources Code. A local agency shall also allow an additional 2 feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.

iii. A height of 18 feet for a detached ADU on a lot with an existing or proposed multifamily dwelling. An additional 2 feet in height is permissible to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.

iv. A height of 25 feet or the height limitation in the local zoning ordinance that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a single-family or multifamily dwelling.

v. ADUs are also permitted over a garage and are limited to 28 feet in height.

c. Setbacks. An ADU shall have a minimum rear and side setback of 4 feet unless the ADU is located in a nonconforming structure as defined by § 18.90.020. Notwithstanding the foregoing, no setbacks are required for ADUs that are conversions of existing living areas or existing accessory structures, or for any new structures in the same location and to the same dimensions as an existing structure, or for expansions of existing structures that have less than a 4-foot rear or side yard setback and are sufficient for fire and safety based on the requirement of the California Building Code and type of construction. Front yard setbacks are defined in Chapter 18.22; however, a reduced front setback must be provided if the applicant requests it for an ADU of 800 square feet or less on the front of the property.

d. Maximum floor area. The maximum floor area of a detached ADU shall not exceed 1,200 square feet and the maximum floor area for an attached ADU shall be 50% of the existing primary dwelling unit or 1,200 square feet whichever is more. The conversion of an existing structure to an ADU shall not be limited in size so long as it is enclosed within the existing structure.

e. Separate entrance required. An attached ADU shall have an entrance separate from the entrance to the primary dwelling.

f. Building code compliance. Fire sprinklers shall not be required if they are not required for the primary residence. Construction of an ADU shall not trigger the requirement for fire sprinklers in the primary dwelling.

3. Junior accessory dwelling unit. A JADU shall comply with the following standards:

a. Location. JADUs may be located in an attached garage or within the walls of the primary dwelling. JADUs are allowed to share bathroom facilities with the primary dwelling. JADUs are not permitted in detached accessory structures or ADUs.

b. Maximum floor area. The living space shall not exceed 500 square feet in size and shall be contained entirely within the walls of an existing or proposed single residential unit.

c. Separate entrance required. A JADU shall have a separate entrance from the main entrance to the primary residence. If a JADU unit does not include a separate bathroom, the JADU shall also include an interior entry to the main living area of the single-family unit.

d. Efficiency kitchen. A JADU shall include an efficiency kitchen with cooking appliances, a food preparation counter, and storage cabinets reasonably sized in relation to the unit.

e. Fire protection. For purposes of any fire or life protection ordinance or regulation, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit.

f. Utility service. For the purpose of providing service for water, sewer, or power, a JADU unit shall not be considered a separate or new unit and shall not require separate connections or fee.

g. Owner occupancy. Owner occupancy of either the remaining portion of the single-family home or the JADU is required unless the JADU is owned by a governmental agency, land trust or housing organization.

M. Building code compliance. The construction of an accessory dwelling unit shall not constitute a Group R occupancy change under the local building code, as described in § 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the building official makes a written finding based on substantial evidence in the record that the construction of the accessory dwelling unit could have a specific, adverse impact on public health and safety. The City may change the occupancy code of a space that was unhabitable or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this Section.

N. Parking requirements.

1. ADU/JADU parking exemptions and requirements. No on-site parking is required. On-site parking is permitted within rear and side yard setbacks or through tandem parking, unless findings are made that parking in setbacks or tandem parking is not feasible based upon specific topographical or fire and life safety conditions.

2. Replacement parking exemption. No replacement parking space(s) are required for the primary unit when a garage, carport, covered or uncovered parking space, or covered parking structure is demolished or converted in conjunction with the construction of an ADU or JADU.

O. No capacity or impact fees. JADUs are exempt from paying capacity or impact fees. ADUs of 750 square feet or less and ADUs of any size created from the conversion of a portion of a single-family home are exempt from paying capacity and impact fees. Other ADU types (detached, new attached, detached conversion) that are greater than 750 square feet shall pay a prorated share of the capacity and impact fees.

P. No off-site improvements. No physical improvements, such as installation of sidewalks or off-site drainage improvements, shall be required for the creation or conversion of an ADU or JADU.

Q. No correction of nonconforming conditions. The City shall not deny an application for a permit for an ADU nor require an applicant to correct existing nonconforming zoning or building code violations or obtain permits for unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the accessory dwelling unit (§ 17920.3 of the Health and Safety Code) as part of the creation or conversion of an ADU or JADU.

R. Nonconforming ADUs. An existing substandard ADU or JADU shall have 5 years to correct a violation so long as the violation is not a health and safety issue as determined by the Building Department.

1. The City shall not deny a permit for an unpermitted ADU or JADU that was constructed before January 1, 2020, if the ADU/JADU is: (a) in violation of building standards pursuant to Article 1 (commencing with § 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code; or (b) Article 2 or Article 2 and Article 3 (Government Code §§ 66314 through 66339), as applicable, or any local ordinance regulating accessory dwelling units or junior accessory dwelling units.

2. A homeowner applying for a permit for a previously unpermitted accessory dwelling unit or junior accessory dwelling unit constructed before January 1, 2020, shall not be required to pay impact fees or connection or capacity charges except when utility infrastructure is required to comply with § 7920.3 of the Health and Safety Code.

3. Upon receiving an application to permit a previously unpermitted ADU or JADU, constructed before January 1, 2020, a building inspector shall inspect the unit for compliance with health and safety standards and provide recommendations to comply with health and safety standards necessary to obtain a permit. If the inspector finds noncompliance with health and safety standards (per § 17920.3 of the Health and Safety Code), the local agency shall not penalize an applicant for having the unpermitted ADU or JADU and shall approve necessary permits to correct noncompliance with health and safety standards.

S. Restrictive covenants void. ADUs and JADUs shall be allowed on all parcels regardless of covenants, conditions or restrictions as enumerated in Civil Code § 4751.

(Ord. 1004, § 3, passed 03-24-2025)

18.42.175 - Tiny Homes and Park Model RVs

A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), tiny homes and park model RVs shall comply with the standards of this Section.

B. Definitions.

1. Tiny home. A tiny home is a small towable residential unit (on wheels) that is not on a permanent foundation, and that meets the design and construction criteria listed in Subsection (C) of this Section. Tiny homes shall meet either the provisions of ANSI 119.5 or NFPA 1192. It shall be the burden of the applicant to show compliance with these standards. Tiny homes shall be licensed and registered with the California Department of Motor Vehicles and may only be transported upon the public highway with a permit issued pursuant to California Vehicle Code Section 35780.

2. Park model RV (PMRV). As defined in California Health and Safety Code Section 18009.3, a park model RV is a trailer designed for human habitation that meets the following requirements:

a. It contains 400 square feet or less of gross floor area, excluding loft area space if that loft area space meets the requirements of subdivision (b) of California Health and Safety Code Section 18033; and

b. It may not exceed 14 feet in width at the maximum horizontal projection; and

c. It is built upon a single chassis; and

d. It may only be transported upon public highways with a permit issued pursuant to California Vehicle Code Section 35780. Park model RVs shall be licensed and registered with the California Department of Motor Vehicles.

A park model RV is not a self-propelled recreational vehicle, nor is it a fifth wheel or other trailer designed for recreational purposes.

C. Tiny home and park model RV standards. Tiny homes and park model RVs shall be subject to all of the following additional criteria:

1. Limitations on location and timing.

a. A tiny home or park model RV is allowed as an accessory residential use to a primary residential unit and may be constructed/installed before, during or after the primary residential unit. If installed prior to the primary residential unit, the tiny home or PMRV must be installed in the back half of the parcel.

b. One tiny home or park model RV is permitted in multifamily residential zoning districts as a type of detached ADU under § 18.42.170.

2. Development standards. Tiny homes and park model RVs (unit) shall conform with the following requirements:

a. Height. The unit shall have a maximum height of 13 feet, 6 inches to comply with Department of Motor Vehicles (DMV) towing requirements.

b. Setbacks. A unit shall comply with front and street side setbacks but may have a 4-plus-foot setback from the inside or rear parcel lines. The unit must be located a minimum distance of 10 feet from all other structures.

c. Size. Units shall be at least 150 square feet in compliance with the California Health and Safety Code, but no more than 400 square feet.

d. Number of units allowed. Units are allowed on a parcel in the following configurations:

i. On a parcel with an existing primary unit, a maximum of 1 tiny home or park model RV unit is permitted. One tiny home or park model RV is permitted in addition to 1 detached ADU on the property. Neither is permitted if there are 4 or more residential units on a low density residentially zoned parcel.

ii. Tiny homes and park model RVs are permitted in tiny home communities, and the maximum allowed is determined by § 18.42.110.

e. Permanent foundation. Tiny homes may be placed on a temporary or permanent foundation only if the tiny home has been constructed in compliance with Appendix Q, Tiny Houses, of the UBC. Park model RVs may be placed on a permanent foundation.

f. Fire inspection. Prior to occupancy, each tiny home and park model RV shall be inspected by the Fire Marshal to ensure adequacy of the smoke alarm and fire extinguisher.

3. Design standards. A tiny home and park model RV shall maintain a residential appearance through the following design standards:

a. Skirting. The undercarriage (wheels, axles, tongue and hitch) shall be hidden from view with a solid wood, metal or concrete apron when parked.

b. Paved pad. A paved parking pad shall be required, unless that tiny home or park model RV is placed on a permanent foundation (per Subsection (C)(2)(e) of this Section), and includes bumper guards, curbs, or other installations adequate to prevent movement of the unit. Alternative paving methods may be permitted at the discretion of the Community Development Director.

c. Mechanical equipment. Mechanical equipment shall be incorporated into the structure and not be located on the roof (except for solar panels).

d. Materials. Materials for the exterior wall covering shall include wood, hardipanel or equivalent material as determined by the Community Development Director.

e. Windows. Windows shall be double pane glass or better, labeled for building use, and be trimmed out.

f. Utility connections. The unit shall be connected to City water and sewer utilities through dedicated pipes. The unit shall be connected to electrical power in compliance with the building code.

4. Ownership. Ownership of the tiny home or park model RV is not required.

5. Short-term rentals. Tiny homes and park model RVs shall not be used as short-term rentals of less than 30 days.

D. Parking requirements.

1. Parking exemption. No parking is required for a tiny home or park model RV.

2. Replacement parking exemption. No replacement parking space(s) is required for the primary unit when a garage, carport, or covered parking structure is demolished in conjunction with the construction of a tiny home.

(Ord. 992, § 3, passed 07-08-2024)

18.42.180 - Service Stations

This Section establishes standards for the development and operation of motor vehicle service stations (not including card lock facilities), where allowed by Article 2 (Zoning Districts and Allowable Land Uses).

A. Permit and application requirements. A service station shall require Design Review in compliance with § 18.71.050, in addition to the Planning Permit required by Article 2. Each application for a new or remodeled service station shall include a photometric plan identifying all proposed light sources and their illumination levels, to assist in evaluating compliance with the outdoor lighting requirements of Subsection (D)(5) of this Section and § 18.30.070 (Outdoor Lighting). The City may require an applicant to pay the cost for a lighting consultant engaged by the City to evaluate photometric plans and recommend alternatives to proposed lighting.

B. Limitations on location.

1. Prohibited locations. A service station site shall not abut a residential zoning district or residential use.

2. Separation between stations. A service station shall not be closer than 500 feet to another service station except when both are at the same street intersection. The distance shall be measured in a straight line from the nearest property line of the sites for each service station. No more than 2 service stations shall be located at the same street intersection.

C. Site requirements. A site proposed for a new service station shall be located on an arterial street (Main Street and Highway 20) on a site with a minimum of 150 feet of frontage.

The Commission may grant an exception to this requirement for a service station within a retail complex site if the Commission determines that the exception improves traffic circulation or reduces traffic. Approval of the exception shall also require that the Commission ensure that the service station is effectively integrated into the architecture and design of the overall retail complex.

D. Site planning standards. The layout of a service station site and its site features shall comply with the following standards:

1. Site access and driveways.

a. Curb cuts for service station driveways shall be separated by a minimum of 30 feet from edge to edge.

b. A driveway shall not be located closer than 50 feet to the end of a curb corner nor closer than 25 feet to an interior property line.

c. The width of a driveway shall not exceed 25 feet, measured at the sidewalk.

d. Each pump island shall be provided a stacking area that can accommodate a minimum of 3 waiting vehicles.

2. Setback requirements.

a. Pump islands shall be located a minimum of 15 feet from any property line to the nearest edge of the pump island.

b. A canopy or roof structure over a pump island shall be a minimum of 10 feet from any property line.

3. Pavement. A service station site shall be paved with a permanent surface of concrete or asphalt material and shall contain drainage facilities in compliance with all Federal, State, and local laws, rules, and regulations. Any unpaved portion of the site shall be landscaped and separated from the paved area by curbs or other barrier approved as part of the Design Review for the site.

4. Landscaping. Landscaping, consisting of trees, groundcover, shrubs, vines, and/or other plant materials approved by the review authority shall be installed, permanently maintained and, if necessary, replaced, in compliance with the following standards, and the requirements of Chapter 18.34 (Landscaping Standards):

a. A minimum of 15% of the entire site shall be landscaped.

b. Boundary landscaping is required along all property lines abutting streets, except for driveways.

c. Landscaped areas shall have a minimum width of 8 feet, and shall be separated from abutting vehicular areas by a wall or curbing at least 6 inches higher than the abutting pavement.

d. A corner site shall be provided a planter area of at least 200 square feet at the street corner, except where a building is located at the corner.

e. Additional landscaping may be required by the Commission to screen the service station from adjacent properties.

f. All landscaping on the site shall be placed and maintained to provide safe sight distances for pedestrians and drivers.

5. Lighting. Exterior lights, including canopy, perimeter, and flood, shall be stationary, and shielded or recessed within the roof canopy to ensure that all light is directed away from adjacent properties and public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties, in compliance with § 18.30.070 (Outdoor Lighting). Lighting fixtures/lamps shall be the most energy efficient available, including fluorescent, compact fluorescent, low pressure sodium, high pressure sodium, or other lighting technology that is of equal or greater energy efficiency.

6. Signs and banners. Signs, banners, and promotional flags shall comply with Chapter 18.38 (Signs).

7. Solid waste and recyclables storage. The storage and disposal of solid waste and recyclable materials, including used or discarded motor vehicle parts or equipment, and fluids shall comply with all applicable Federal, State, and local requirements. Outdoor solid waste and recyclable storage areas shall be screened by a solid masonry wall with a height of 6 feet, or as approved by the review authority. The wall design, materials, and colors shall be compatible with the primary structures on the site, as determined by the review authority.

E. Building design standards. Each new service station shall comply with the following standards:

1. Architectural character. Subject to the requirements of Design Review, service station architecture shall fit with the existing or intended character of the surrounding area as determined by the review authority.

2. Bay orientation. Service bay openings shall not face a public street.

3. Restrooms. Each service station shall maintain 1 or more restrooms available for use by the general public without charge. Restroom entrances shall be screened from the view of the public right-of-way.

F. Facility operating standards.

1. Restriction on outdoor activities. Outdoor activities on a service station site shall be limited to fueling, replenishing air, water, oil and similar fluids, and the replacement of minor parts (e.g., lamp bulbs, wiper blades, and other similar items) requiring only the use of small hand tools while a vehicle is being serviced at the pump island. Where minor auto repair is permitted by Article 2, all repair activities shall occur entirely within an enclosed structure.

2. Display. There shall be no outdoor display of equipment or merchandise, except as allowed in compliance with Subsection (G)(1) of this Section (Outdoor storage).

3. Vehicle parking. Vehicles shall not be parked on sidewalks, parkways, driveways, or alleys, and shall not be parked on the premises for the purpose of sale.

G. Appurtenant uses. The following appurtenant uses are prohibited unless specifically allowed as part of Use Permit approval.

1. Outdoor storage. One or more outdoor storage and display cabinets or enclosures other than the primary structure may be approved by the review authority; provided, that their combined total area shall not exceed 50 square feet. The construction and finish of storage and display cabinets shall be compatible with the primary structures on the site, as determined by the review authority. Outdoor storage and display cabinets may be used only for the display and sale of brake fluid, gasoline additives, oil, transmission fluid, windshield wipers and fluid, and other similar merchandise. The outdoor storage of tires shall be prohibited. No outdoor vending machines are allowed.

2. Tow truck operations. Where tow truck operations are approved as part of a service station by the review authority, no abandoned, disabled, junked, wrecked, or otherwise nonoperational motor vehicles shall remain on site for more than 5 days, and shall be stored entirely within an enclosed structure.

3. Convenience sales - Parking. Where allowed, the sale of beer and wine, other drinks, food, and/or other merchandise shall be provided off-street parking in compliance with Chapter 18.36 (Parking and Loading).

4. Prohibited uses. The following uses are prohibited:

a. The rental, sale, or storage of garden supplies, tools, trailers, travel trailers, vehicles, and other similar materials and merchandise, except the short term storage of vehicles allowed in compliance with Subsection (G)(2) of this Section (Tow truck operations).

H. Removal of tanks upon cessation or change of use. If, for any reason, a service station ceases to sell gasoline for more than 115 out of 120 days, all gasoline pumps and signs shall be removed from the site and all gasoline storage tanks shall be removed or treated in compliance with Federal and State regulations, subject to the approval of the Fire Department.

(Ord. 930, § 2, passed 06-12-2017)

18.42.190 - Vacation Rental Units

A. Purpose. This Section provides requirements and standards for the operation of vacation rental units. These standards are intended to ensure that vacation rental units are compatible with and do not adversely impact residential or commercial uses.

B. Applicability. The provisions of this Section shall apply to all vacation rental units. This Section does not apply to legally established hotel/motel or bed and breakfast uses, which are regulated separately.

C. Application requirements. In addition to the information and materials required for a Minor Use Permit application by this Development Code, the review authority may require additional information to ensure compliance with this Section.

D. Limitations on use.

1. Location.

a. Vacation rental units shall be located only within the Central Business District (CBD), and shall be limited only to second or third floors above a commercial use.

b. Vacation rental units shall only be permitted within a legal dwelling unit, as defined in § 18.100.020(D).

2. Operating standards.

a. The maximum quantity of vacation rental units shall be determined by Council resolution. Permit application shall be reviewed and approved on a first-come, first-served basis. The City shall maintain a waiting list for new permits, once all authorized permits are awarded.

b. The maximum quantity of vacation rental units allowable per property shall be determined by Council resolution.

c. The maximum occupancy permitted for a vacation rental unit shall be limited to 2 persons per bedroom, plus 1 person (not including children under age 12). The maximum occupancy shall be stated as an approval condition of a permit authorizing a vacation rental unit.

d. The maximum number of vehicles permitted for guests of a vacation rental unit shall equal the number of bedrooms in the unit. The maximum number of vehicles shall be stated as a condition of the vacation rental unit permit.

e. All advertisement listings for vacation rental units shall include the following:

i) City of Fort Bragg Business License number and Minor Use Permit number;

ii) Maximum permitted occupancy, as stated on the approved permit; and

iii) Maximum vehicles permitted, as stated on the approved permit.

f. Vacation rental units shall have a property manager who is available 24 hours per day, 7 days per week during all times that the property is rented or used on a transient basis. Operation of a vacation rental unit without a property manager shall be considered a violation of this Section. The name and contact information of the property manager shall be provided to any interested party upon request.

g. A permit authorizing a vacation rental unit shall be revoked under any of the following conditions:

i) The City processes 3 or more code enforcement cases against the property within a 2-year period;

ii) The vacation rental unit is found to be noncompliant with any portion of the zoning ordinance or the terms of the permit approving the use;

iii) Failure to maintain a business license for the use;

iv) Abandonment of the use for a period of 12 months or more (demonstrated by a lack of payment of transient occupancy taxes); or

v) Any instance of transient occupancy tax fraud or transient occupancy tax delinquency of more than 3 months.

h. A permit for a vacation rental unit shall transfer with the sale of the property, provided the new owner complies with all permit conditions and the provisions of this zoning ordinance.

(Ord. 930, § 2, passed 06-12-2017)

18.42.200 - Urban Unit Development

A. Purpose. This Section establishes standards to implement California Government Code Sections 65852.21 and 66411.7, which require ministerial approval up to 2 units of housing (see A-2) on a parcel created through an urban lot split and up to 4 units (see A-1) on a single parcel that was not created through an urban lot split.

B. Ministerial approval. An application for the residential development that complies with the standards of this Section shall be approved ministerially.

C. Definitions. These definitions are intended for the narrow purpose of implementing this Section.

1. Unit. “Unit” means a primary dwelling unit, 1 unit of a duplex, an ADU or a JADU.

2. Urban Lot Split. A lot split authorized through California Government Code Section 66411.7 and regulated by § 18.84.045.

3. Front Parcel. A parcel, created by an urban lot split, which includes at least 50% of the original parcel’s street-facing frontage.

4. Back Parcel. A parcel, created by an urban lot split, which includes more than 50% of the original parcel’s alley-facing frontage or back parcel line.

5. Front of the Parcel. The front of the parcel shall be the street side of the front parcel, the alley side of an alley-fronting back parcel, or the newly created parcel line for a back parcel that does not abut an alley.

6. Residential Use. Residential use includes primary units, ADUs, a duplex, and associated accessory residential structures (per Use Table 2-1 Residential Uses).

D. Density, size and number of units allowed.

1. A maximum of 4 units (2 primary units and 2 J/ADUs) are permissible on lots which do not go through an urban lot split. There is no size limit for primary units; attached and detached accessory dwelling units must be 800 square feet for a studio apartment or 1,000 square feet or less for a 1-plus bedroom unit.

2. A maximum of 2 units is permissible on each lot created by an urban lot split as follows:

a. Two primary units of 1,200 square feet or less each; or

b. One duplex of 2,200 square feet or less; or

c. One primary unit of any size and 1 ADU of 800 square feet or less for a studio or 1,000 square feet or less for a 1-plus bedroom unit; or

d. One primary unit of any size and 1 junior ADU of 500 square feet or less.

Lots created through an urban lot split are not eligible for the maximum of 3 units (primary, ADU, JADU) specified under § 18.42.170.

3. Units permissible under this Section are exempt from the calculation of the maximum allowable density for the lot on which they are located and shall be deemed a residential use that is consistent with the General Plan and zoning designation for the lot(s).

E. Setbacks for new units.

1. Rear and side yard setbacks for new units shall be 4 feet.

2. The minimum front yard setback for the back parcel shall be 10 feet when facing the alley, and 5 feet when facing the new property line (see definitions). The minimum front yard setback for the front parcel shall comply with the development standards of § 18.21.050.

F. Limitation on Location.

1. The urban unit development must be on a parcel in a low-density residential zone (RR, RS, RL zones). Parcels in multifamily residential zoning districts and commercial zoning districts are not eligible for urban lot splits.

2. The applicant shall undertake proper mitigation if the parcel is in a fire, flood, or earthquake hazard zone per the appropriate section of this Code.

3. Urban unit developments are not permitted, under any of the conditions described in Government Code Section 65913.4(A)(6) and (B) to (K). The project site should also comply with Government Code Section 65913.4, Housing Development Approvals. Relevant requirements of the above code Sections are described below:

a. On a parcel located in a historic site or district, listed on the State Historic Resources Inventory or designated as a historic landmark.

b. On a parcel located on prime farmland or farmland of statewide importance.

c. On a parcel that includes a wetland, as defined in Section 30121 of the Public Resources Code, or 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, the California Endangered Species Act, or the Native Plant Protection Act.

d. On a parcel that has 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 Section 25356 of the Health and Safety Code, unless either of the following apply:

i) The site is an underground storage tank site that received a uniform closure letter issued by the State Water Resources Control Board for residential use or residential mixed uses.

ii) The State Water Resources Control Board or other agency has made a determination that the site is suitable for residential use or residential mixed uses.

e. Within a special flood hazard area subject to inundation by the 1% annual chance flood (100-year flood) or within a regulatory floodway as determined by the Federal Emergency Management Agency.

f. On a parcel located on lands under a conservation easement or any natural resources protection plan.

g. Lands that contain 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. Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) 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).

h. On a parcel where the urban lot split would require demolition or alteration of affordable or rental housing that: (1) is 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; (2) is subject to any form of rent or price control through a public entity’s valid exercise of its police power; or (3) has been occupied by a tenant in the last 3 years.

i. On a parcel located within areas mapped in the Coastal General Plan on any of the following Coastal General Plan maps: Map OS-1 Open Space and Environmentally Sensitive Habitat Areas; Map OS-2 Special Review and Runoff Sensitive Areas; and/or Map SF-2 Flood Hazards.

j. The project site is not within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist. This restriction does not apply if 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.

G. Off-street parking. One off-street parking space is required for each unit unless the unit is located half a mile from a bus stop or there is a car share on the same block. Where feasible, parking access shall be provided from the alley for both parcels via an easement or parcel configuration. In no case will parking be accommodated within the alley setback. In no case will more than one curb cut be permitted per original parcel. Shared street access is required where street access is necessary for both parcels.

H. Timing. Units may be constructed simultaneously or at different times.

I. Exceptions to development standards.

1. Exceptions to accommodate at least 2 800-square-foot units. The Community Development Director shall modify or eliminate objective development standards if they prevent the construction of up to 2 units of at least 800 square feet on each lot. The following objective development standards shall be modified last (and only if no other combination of modified standards permits at least 2 800-square-foot units): parking requirement, front setback, height limit.

2. Nonconforming setbacks. The nonconforming setbacks of an existing structure may be retained for a new unit that is located in the same footprint.

J. Capacity fees. Units of less than 750 square feet shall be exempt from paying capacity fees, and units of more than 750 square feet shall pay a prorated share of the capacity fee.

K. Vacation rentals prohibited. Urban unit development rentals must be for a period longer than 30 days.

L. Application requirements. An application for development of allowable units under this section shall include the following materials:

1. Site plan – existing conditions;

2. Site plan – proposed project;

3. Floor plans; and

4. Elevations and finishes.

M. Required findings for denial. The denial of a proposed urban lot split requires the Building Official to make the following finding:

1. Based upon a preponderance of the evidence, the proposed housing development would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact; and

2. “Specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

(Ord. 986, § 4, passed 03-25-2024; Am. Ord. 1012, § 3, passed 07-14-2025)

Chapter 18.42Standards for Specific Land Uses

18.42.010 - Purpose and Applicability

18.42.020 - Accessory Retail and Service Uses

18.42.030 - Agricultural Accessory Structures

18.42.040 - Animal Keeping

18.42.050 - Bed and Breakfast Inns (B&Bs)

18.42.055 - Commercial Cannabis Cultivation

18.42.057 - Cannabis Retail

18.42.059 - Cannabis Retail – Delivery Only

18.42.060 - Child Day Care Facilities

18.42.070 - Drive-Through Facilities

18.42.075 - Emergency Shelter

18.42.077 - Group Homes

18.42.080 - Home Occupations

18.42.090 - Live/Work Units

18.42.093 Low Barrier Navigation Center

18.42.095 - Medical Marijuana Dispensaries

18.42.100 - Mixed Use Projects

18.42.110 - Tiny Home/Manufactured Home Community

18.42.120 - Multifamily Projects

18.42.130 - Outdoor Displays and Sales

18.42.140 - Outdoor Storage

18.42.145 - Pipelines and Transmission Lines

18.42.150 - Recycling Facilities

18.42.160 - Residential Accessory Uses and Structures

18.42.165 - Restaurants and Outdoor Dining

18.42.167 Supportive Housing

18.42.170 - Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU)

18.42.175 - Tiny Homes and Park Model RVs

18.42.180 - Service Stations

18.42.190 - Vacation Rental Units

18.42.200 - Urban Unit Development

Chapter 18.42
Standards for Specific Land Uses