Designation of Zoning Districts
| ||
---|---|---|
Section
|
Zoning District
|
Designation
|
20.12.050.B.1
|
Residential Single Family
|
R-1
|
20.12.050.B.2
|
Residential Medium Density
|
R-2
|
20.12.050.B.3
|
Residential High Density
|
R-3
|
20.12.050.B.4
|
Residential Towers
|
R-4
|
20.12.050.B.5
|
Residential Hillside Development
|
RHD
|
20.12.060.B.1
|
Solano Commercial
|
SC
|
20.12.060.B.2
|
San Pablo Commercial
|
SPC
|
20.12.060.B.3
|
Commercial Mixed Use
|
CMX
|
20.12.070.B.1
|
Public Facilities
|
PF
|
20.12.070.B.2
|
Waterfront
|
WF
|
20.12.080.B.1
|
Hillside Overlay District
|
H
|
20.12.080.B.2
|
Commercial Node Overlay District
|
CN
|
20.12.080.B.3
|
Professional Overlay District
|
P
|
20.12.080.B.4
|
Watercourse Overlay District
|
WC
|
20.12.080.B.5
|
Planned Residential Overlay District
|
PR
|
TABLE 1 - PERMITTED LAND USES BY DISTRICT (20.12.040)
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
Key to Table:
P = Permitted
UP = Use Permit Required
UP-M = Minor Use Permit Required16,17
- = Not Permitted
Limits on authority for UP-M are indicated by * and **16
| ||||||||||
Land Use1
|
R-1
|
R-2
|
R-3
|
R-4
|
RHD
|
SC
|
SPC
|
CMX
|
PF
|
WF11
|
Residential
| ||||||||||
Single-family dwelling
|
P
|
P
|
P
|
-
|
P
|
P2
|
-
|
-
|
-
|
-
|
Two-family dwellings
|
-
|
P
|
P
|
-
|
UP
|
P2
|
-
|
-
|
-
|
-
|
Multifamily dwellings
|
-
|
P
|
P
|
UP
|
UP
|
P2
|
P3
|
-
|
-
|
-
|
Live/work space
|
-
|
-
|
-
|
-
|
-
|
P2
|
UP
|
UP-M**
|
-
|
-
|
Rooming or boarding house
|
-
|
-
|
P
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
Shared housing
|
P25
|
P3
| ||||||||
Bed-and-breakfast
|
UP
|
UP
|
UP
|
-
|
UP
|
-
|
-
|
-
|
-
|
-
|
Care facility, residential
| ||||||||||
a) Small
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
-
|
-
|
-
|
b) Large
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP4
|
UP4
|
-
|
-
|
-
|
Day-care home, residential
| ||||||||||
a) Small family
|
P
|
P
|
P
|
P
|
P
|
-
|
-
|
-
|
-
|
-
|
b) Large family19
|
UP-M
|
UP-M
|
UP-M
|
UP-M
|
UP-M
|
-
|
-
|
-
|
-
|
-
|
Accessory dwelling unit
|
P
|
P
|
P
|
P
|
P
|
P2
|
P3
|
-
|
-
|
-
|
Transitional housing
|
P
|
P
|
P
|
UP
|
P21
|
P2
|
P3
| |||
Supportive housing
|
P
|
P
|
P
|
UP
|
P21
|
P2
|
P3
| |||
Public and Quasi-Public
| ||||||||||
Community assembly
|
-
|
UP
|
UP
|
-
|
-
|
UP
|
UP
|
-
|
UP
|
-
|
Clubs and lodges
|
-
|
UP
|
UP
|
-
|
-
|
UP
|
UP
|
UP
|
UP
|
-
|
Cultural activities/institutions
|
-
|
UP
|
UP
|
-
|
-
|
UP
|
UP
|
UP
|
UP
|
-
|
Day-care center (non-family)
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP-M*
|
UP
|
-
|
Emergency shelter
|
-
|
-
|
-
|
-
|
-
|
-
|
P
|
P
|
-
|
-
|
Hospitals and clinics
|
-
|
UP
|
UP
|
-
|
-
|
UP
|
UP
|
UP
|
UP
|
-
|
Medical marijuana dispensary
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
Park and recreation facilities
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP
|
UP
|
P
|
UP
|
Public admin. offices/facilities
|
-
|
-
|
-
|
-
|
-
|
P
|
P
|
UP
|
P
|
-
|
Public maintenance facilities
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP
|
-
|
Religious institutions
|
UP
|
UP
|
UP
|
-
|
-
|
UP
|
UP
|
-
|
-
|
-
|
Schools, public or private
|
UP5
|
UP5
|
UP5
|
-
|
-
|
UP5
|
UP5
|
UP5
|
UP5
|
-
|
Single room occupancy residential hotel
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
-
|
Social service facilities
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP
|
UP
|
-
|
-
|
U.S. Post Office
|
-
|
-
|
-
|
-
|
-
|
P
|
P
|
UP
|
-
|
-
|
Utilities
| ||||||||||
Major
|
-
|
UP5
|
UP5
|
UP5
|
UP5
|
UP5
|
UP5
|
UP5
|
UP5
|
UP5
|
Minor
|
UP5
|
UP5
|
UP5
|
UP5
|
UP5
|
P
|
P
|
P
|
P
|
UP5
|
Underground
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
UP5
|
Commercial
| ||||||||||
Adult entertainment establishment
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP
|
-
|
-
|
Animal sales and services
| ||||||||||
a) Animal boarding
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP-M15
|
UP-M
|
-
|
-
|
b) Animal grooming
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
c) Animal hospitals
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
d) Animal sales
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Automobile/vehicle sales and services
| ||||||||||
a) Automobile/vehicle/equipment sales and/or rental
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP-M*
|
-
|
-
|
b) Automobile service station (including fueling
station)
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP-M
|
-
|
-
|
c) Automobile/vehicle/equipment repair
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP-M
|
-
|
-
|
d) Automobile washing
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP-M
|
-
|
-
|
Bars
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP15
|
UP
|
-
|
UP
|
Building materials sales and service
| ||||||||||
a) Within an enclosed building
|
-
|
-
|
-
|
-
|
-
|
-
|
UP-M*15
|
UP-M*
|
-
|
-
|
b) Open storage area
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP6
|
-
|
-
|
Commercial recreation/entertainment
|
-
|
-
|
-
|
-
|
-
|
UP7
|
UP15
|
UP-M*
|
-
|
-
|
Commercial recreation/entertainment in Waterfront District
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
Communication facilities
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP15
|
UP
|
-
|
-
|
Construction services (contractors)
|
-
|
-
|
-
|
-
|
-
|
-
|
UP6, 15
|
UP6
|
-
|
-
|
Custom manufacturing
|
UP-M
|
P15, 22
|
UP-M*
| |||||||
Dry cleaner (retail)
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Financial institutions
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Funeral and interment services
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP
|
-
|
-
|
Food and beverage preparation
|
P
|
P15, 22
|
UP-M*
| |||||||
Gyms and health clubs
|
-
|
-
|
-
|
-
|
-
|
UP-M
|
P15
|
UP-M*
|
-
|
-
|
Hotels and motels
|
-
|
-
|
-
|
-
|
-
|
UP8
|
UP15
|
UP
|
-
|
-
|
Laboratory, limited
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP-M
|
-
|
-
|
Laundry, large-scale
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP-M*
|
-
|
-
|
Laundry, self-service
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Liquor store
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP15
|
UP
|
-
|
-
|
Offices, general
|
-
|
-
|
-
|
-
|
-
|
P23
|
P15
|
UP-M*
|
-
|
-
|
Offices, professional
|
P24
|
P15
|
UP-M*
| |||||||
Marinas and boat launching ramps
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
Parking facility, nonresidential
|
UP9
|
UP9
|
UP9
|
UP9
|
-
|
UP
|
UP-M15
|
UP-M
|
-
|
UP
|
Pawn shops
|
-
|
-
|
-
|
-
|
-
|
-
|
UP15
|
UP
|
-
|
-
|
Printing (retail)
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Printing (industrial)
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
Repair services (non-auto)
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Research and development (commercial)
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP15
|
UP-M*
|
-
|
-
|
Research and development (educational)
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP-M*
|
UP10
|
-
|
Restaurant
|
-
|
-
|
-
|
-
|
-
|
P12, 13
|
P12, 13, 15
|
UP-M12, 13
|
-
|
UP12, 13
|
a) With live entertainment
|
-
|
-
|
-
|
-
|
-
|
UP12, 13
|
UP12, 13, 15
|
UP12, 13
|
-
|
-
|
b.1.) With take-out (walk-up)
|
-
|
-
|
-
|
-
|
-
|
P12, 13
|
P12, 13, 15
|
UP-M12, 13
|
-
|
-
|
b.2.) With take-out (drive- through)
|
-
|
-
|
-
|
-
|
-
|
-
|
UP12, 13, 15
|
UP12, 13
|
-
|
-
|
Retail, food and beverage sales
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M*
|
-
|
-
|
Retail nurseries and garden supplies
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M*
|
-
|
-
|
Retail sales
| ||||||||||
a) Neighborhood retail
|
-
|
-
|
-
|
UP18
|
-
|
P
|
P15
|
UP-M*
|
-
|
-
|
b) Community retail
|
-
|
-
|
-
|
-
|
-
|
UP-M*
|
P15
|
UP-M*
|
-
|
-
|
c) Regional retail
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP-M*
|
-
|
-
|
Services, ambulance
|
-
|
-
|
-
|
-
|
-
|
-
|
P15
|
UP-M
|
-
|
-
|
Services, business
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Services, catering
|
-
|
-
|
-
|
-
|
-
|
UP
|
P15
|
UP-M
|
-
|
-
|
Services, instructional
|
-
|
-
|
-
|
-
|
-
|
P14
|
P14. 15
|
UP-M
|
-
|
-
|
Services, massage
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP15
|
UP-M
|
-
|
-
|
Services, tattoo parlors
|
UP
|
UP15
|
UP
| |||||||
Services, personal
|
-
|
-
|
-
|
-
|
-
|
P
|
P15
|
UP-M
|
-
|
-
|
Significant20 tobacco retailer
|
-
|
-
|
-
|
-
|
-
|
UP
|
UP15
|
UP
|
-
|
-
|
Tutoring/lessons
|
P
|
P15
|
UP
| |||||||
Waterfront and waterfront-sports-related commercial sales and
service
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
Industrial
| ||||||||||
Industry, limited
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
| ||
Industry, general
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
Truck terminal
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
Warehousing and storage
| ||||||||||
a) Indoor
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
b) Outdoor
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
Wholesaling and distribution
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
UP
|
-
|
-
|
NOTES, TABLE 1:
|
1. All construction may be subject to design review and development
standards.
|
2. Use permit is required if located on the ground floor; on
the 2nd floor or above, the use is permitted. Off-street parking in
support of residential use is not permitted to occupy ground floor
building frontage along Solano Avenue.
|
3. Ground-floor building frontage along San Pablo Avenue is
reserved for commercial activity, except for any necessary access
to residential facilities; residential use is permitted elsewhere
on the ground floor, and above the ground floor. Commercial activities
are not permitted along the Kains Avenue or Adams Street frontages.
Residential projects with 100% below-market rate units, excluding
the manager's unit, are exempt from this provision. However, individual
dwelling units may not be located along the ground-floor building
frontage along San Pablo or Solano Avenue; shared lobby entrances
are permitted. Off-street parking in support of residential use is
not permitted to occupy building frontage along San Pablo Avenue,
except for interior lots where access is only available on San Pablo
Avenue.
|
4. Not permitted on ground floor.
|
5. Except where preempted by state or federal law.
|
6. Projects may be subject to screening requirements.
|
7. Limited to uses within a building, not to exceed 5,000 square
feet.
|
8. If 10 or fewer hotel/motel rooms; otherwise not allowed.
|
9. Requires use permit in residential zoning districts on sites that abut commercial zoning districts; otherwise not allowed in residential zoning districts. Parking facilities shall be designed to meet all applicable screening and landscape standards stated in Subsection 20.24.110. See Subsection 20.28.050.B for additional design standards for parking facilities.
|
10. If governmental- or educational-related. Otherwise, not
allowed in public facilities zoning district.
|
11. Waterfront - List of uses is intended to remain unchanged
from those uses authorized by the Zoning Ordinance for the Waterfront
District as of the effective date of Measure "C".[1]
|
12. A supplemental business license may be required where alcohol
is consumed.
|
13. See Section 20.20.070.B.1 for permit requirements for alcoholic
beverages.
|
14. A use permit will be required if the proposed use has a
potentially significant impact upon surrounding development in terms
of light, glare, noise, odor, parking, traffic, or hazardous materials,
as determined by the Community Development Director.
|
15. Except for Home Occupations pursuant to Subsection 20.20.040, on site identified as opportunity sites in the Housing Element, these uses are permitted on the ground-floor only. Additionally, new projects on lots that total 20,000 sq. ft. or greater shall provided ground-floor commercial uses of at least 8,000 sq. ft. and at least 50-foot depths. Reductions in this floor area requirement and depth may be permitted subject to approval of a Conditional Use Permit by the Planning & Zoning Commission.
|
16. See Subsection 20.100.030 for description of distinctions between major and minor use permits. Authority to grant minor use permits is limited to maximum 2500 square feet (nonresidential), or 6 dwelling units (residential), unless marked with asterisk(s): * = maximum 5,000 square feet; ** = maximum 10 dwelling units. A major use permit is required for any project that exceeds these thresholds.
|
17. References to "use permit" shall be presumed to mean "major"
use permit unless otherwise noted.
|
18. Limited to serving the convenience of the residential development
in the R-4 District.
|
19. Refer to Section 20.20.020.B.2.d. for special process of
notice and hearing.
|
20. Refer to Section 20.20.120 for location and operation standards.
|
21. Permitted if in a single-family dwelling but requires a
conditional use permit if located in a two-family or multifamily dwelling.
|
22. Retail area shall comprise at least the first 15 feet of
the public street-facing depth (only the primary commercial corridor
on corner lots).
|
23. Minor use permit required on the ground floor; windows shall
be located to front the primary commercial corridor.
|
24. Major use permit required on the ground floor; windows shall
be located to front the primary commercial corridor.
|
25. Use permitted within San Pablo Avenue Specific Plan planning
area.
|