A. 
Purpose. The purpose of this chapter is to establish reasonable limits related to animal keeping within residential areas. Animal keeping is considered accessory to residential use and is limited according to the provisions within this chapter. This chapter makes a distinction between household pets, exotic animals and typical livestock and larger animals.
B. 
Definitions. Animal keeping means the care and maintenance of animals on private property. The listing below provides a distinction between various types of animals related to allowed use provisions in Table 17.60-A— Limits on Animals Within Residential Areas. Animal care and boarding uses are listed separately in Division III, Zoning Districts, Allowed Uses, and Development Standards, as commercial uses and are regulated in corresponding allowed use tables and are not allowed in residential districts.
1. 
"Domestic pets."
Small animals (no larger than the largest breed of dogs) customarily kept as pets within a dwelling unit. This classification includes dogs, cats, fish, and birds (excluding large tropical birds and poultry).
2. 
"Exotic animals."
Wild animals not customarily confined or cultivated by man for domestic or commercial purposes, but kept as a pet or for display, including wolf-dog hybrids, potbelly pigs, non-poisonous snakes, reptiles, and large tropical birds (including peacocks).
3. 
"Insects."
Small arthropod animals confined or cultivated by man for domestic purposes including but not limited to flies, crickets, mosquitoes, beetles, and butterflies.
4. 
"Livestock animals."
Domesticated animals that may be kept or raised in pens, barns, houses, and pastures for private use. Livestock includes, but is not limited to, cattle, sheep, swine, and equine.
5. 
"Poultry."
Domesticated birds (fowl) customarily kept for eggs or meat. This classification includes chickens, roosters, ducks, geese, turkeys, guinea fowl, and Cornish game hens.
C. 
Number of animals. The number of animals kept on any site shall not exceed the maximum number of animals allowable as set forth in Table 17.60-A—Limits on Animals Within Residential Areas.
D. 
Location of animals. Consistent with Title 6, no person shall keep or permit to range any animal, fowl or bird, wild or domestic, other than cats, two dogs, aviaries or birds of the psittacinae family, within thirty-five feet of any residence or dwelling house or other building used for the habitation of human beings, or within one hundred feet from any school, hospital or similar institution.
E. 
Sanitation of coops, pens, kennels, or other animal enclosures. Consistent with Title 6, no person shall keep or maintain or cause or permit to be kept or maintained for the use, restraint or confinement of any animal or fowl any yard, coop, building, structure, pasture, pen, hutch, kennel or enclosure which is in an unsanitary condition.
F. 
Offspring. Young animals born to a permitted animal kept on the site may be kept until such animals are weaned (cats and dogs—four months; large animals—six months; horses—twelve months).
Table 17.60-A—Limits on Animals Within Residential Areas
Type of Animal
Minimum Site Area (per animal)
Maximum Number
Domestic Pets
— Cat(s) and Dog(s)
None
3
— Other household pets (fish, small birds)
None
No Maximum
Exotic Animals
Requires use permit approval with special findings1
Insects
Requires use permit approval with special findings1
Livestock Animals
Requires use permit approval with special findings1
 
1 acre
3
Poultry
Not permitted
Not permitted
Table Notes:
1.
Prior to approval of a use permit, the planning commission shall make all of the following findings:
a.
The keeping of the animal at the location specified in the application will not violate any federal, state, or local law.
b.
Odor, noise, dust, and drainage from the keeping and maintenance of the animal will not contribute a nuisance or hazard to the public. Consistent with Section 17.50.050, no person shall keep or maintain any animal, crowing rooster or fowl which by any sound or cry annoys or disturbs persons owning, using or occupying property in the neighborhood.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015)
A. 
Purpose. In accordance with California Government Code Sections 65915, et seq., this chapter specifies how compliance with state density bonus law will be implemented. Specifically, the purpose of this chapter is to provide density bonuses, incentives, concessions, and waivers of development standards for the production of housing for very low-, low-, and moderate-income households, senior households, provision of daycare facilities, student housing, and donations of land, and for other housing types as provided by state law. In enacting this chapter, it is also the intent of the city to implement the goals, objectives, and policies of the San Pablo Housing Element of the General Plan.
B. 
Definitions. The definitions found in State Density Bonus Law shall apply to the terms contained in this chapter. "Incentives" include "concessions" as defined in State Density Bonus Law.
C. 
Application requirements.
1. 
An applicant for a "housing development" as defined in State Density Bonus Law shall be eligible for a density bonus and other regulatory benefits that are provided by State Density Bonus Law when the applicant seeks and agrees to provide housing as specified in Government Code Section 65915(b), (c), (f), (g), (h) and (v), or in Government Code Section 65195.5, or successor provisions. The density bonus calculations shall be made in accordance with State Density Bonus Law.
2. 
The granting of a density bonus, incentive, or concession, pursuant to this section, shall not be interpreted, in and of itself, to require a general plan amendment, development code amendment, zone change, other discretionary approval, or the waiver of a city ordinance or provisions of a city ordinance unrelated to development standards.
3. 
All requests for density bonuses, incentives, parking reductions, and waivers for a housing development shall be filed with and on a form provided by the community development director, or their designee, concurrently with the filing of the planning application for the first discretionary or ministerial permit required for the housing development, whichever permit is earliest. The applicant shall be informed whether the application is complete consistent with Government Code Section 65943.
4. 
The application shall include the required fee and the following minimum information:
a. 
For a requested density bonus.
i. 
Summary table showing the maximum number of dwelling units permitted by the zoning and general plan excluding any density bonus units, proposed affordable units by income level, proposed bonus percentage, number of density bonus units proposed, total number of dwelling units proposed on the site, and resulting density in units per acre.
ii. 
Subparagraph of Government Code Section 65915(b)(1) under which the housing development qualifies for a density bonus and reasonable documentation demonstrating that the housing development is eligible for a bonus under that subparagraph, or as specified here in subsection (C)(4)(a)(i) through (C)(4)(a)(x) of this section.
iii. 
Where the housing development is seeking an additional bonus, the subparagraph of Government Code Section 65915(v)(1) under which the housing development qualifies for an additional density bonus and reasonable documentation demonstrating that the housing development is eligible for the additional bonus under that subparagraph.
iv. 
A tentative map or preliminary site plan, drawn to scale, showing the number and location of all proposed units, designating the location of proposed affordable units and density bonus units.
v. 
The zoning and general plan designations and assessor's parcel number(s) of the housing development site.
vi. 
A description of all dwelling units existing on the site in the five-year period preceding the date of submittal of the application and identification of any units rented in the five-year period; subject to any form of rent control through a public entity's valid exercise of its police power; or subject to a recorded covenant ordinance, or law restricting rents to levels affordable to households of lower or very low income.
vii. 
If dwelling units on the site are currently rented, income and household size of all residents of currently occupied units, if known. If any dwelling units on the site were rented in the five-year period but are not currently rented, the income and household size of residents occupying the dwelling units when the site contained the maximum number of dwelling units, if known.
viii. 
The phasing of the construction of the affordable housing units in relation to the nonrestricted units in the housing development.
ix. 
A marketing plan for the affordable housing units, as well as an explanation of the methods to be used to verify tenant and/or buyer incomes and to maintain affordability of the affordable housing units. For a housing development with 50 dwelling units or more, the density bonus housing plan shall specify a financing mechanism for ongoing administration and monitoring of the affordable housing units.
x. 
If a density bonus is requested for a land donation, the location of the land to be dedicated, proof of site control, and reasonable documentation that each of the requirements included in Government Code Section 65915(g) can be met.
b. 
Requested incentives. Incentives are those defined by State Density Bonus Law. The number of incentives that may be requested shall be based upon the number the applicant is entitled to pursuant to State Density Bonus Law. The following incentives, which may be in addition to those identified in State Density Bonus Law, are available:
i. 
A reduction in setback and square footage requirements.
ii. 
Reduced minimum lot setbacks.
iii. 
Ratio of vehicle parking spaces that would otherwise be required and that results in identifiable, financially sufficient, and actual cost reductions.
iv. 
Reduced minimum outdoor and/or private outdoor living area.
v. 
Increased maximum building height and/or stories.
vi. 
Reduced minimum building separation.
vii. 
Increased maximum lot coverage.
viii. 
Reduced street standards, such as reduced minimum street widths, subject to fire district approval.
c. 
Additional incentives. Additional incentives, beyond those established in State Density Bonus Law, may be awarded to the following types of projects:
i. 
Projects that consolidate small or substandard adjacent lots as part of the development project.
ii. 
Affordable housing projects which include a substantial portion (e.g., over 25%) of two and three-bedroom units in the overall bedroom mix.
d. 
The application shall include the following minimum information for each incentive requested, shown on a site plan (if appropriate):
i. 
The city's usual regulation and the requested regulatory incentive or concession.
ii. 
Except where mixed-use zoning is proposed as a concession or incentive, reasonable documentation to show that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing costs or rents.
iii. 
If approval of mixed-use zoning is proposed, reasonable documentation that nonresidential land uses will reduce the costs of the housing development, that the nonresidential land uses are compatible with the housing development and the existing or planned development in the area where the proposed housing development will be located, and that mixed-use zoning will provide for affordable housing costs and rents.
e. 
Requested waivers. For each waiver requested, the applicant shall include, shown on a site plan, and shown for each existing or proposed parcel (if applicable), the city's required development standard and the requested development standard.
f. 
Parking reductions. If a housing development is eligible for a density bonus pursuant to State Density Bonus Law, the applicant may request an on-site vehicular parking ratio specified in Government Code Section 65915(p). An applicant may request this parking reduction in addition to the incentives and waivers permitted by subsections (C)(2) and (C)(3) of this subsection. The application shall include a table showing parking required by the zoning regulations, parking proposed under State Density Bonus Law, paragraph under Government Code Section 65915(p) (or other statute) under which the project qualifies for the parking reduction, and reasonable documentation that the project is eligible for the requested parking reduction.
g. 
Density bonus or incentive for a childcare facility in a housing development. The application shall include reasonable documentation that all of the requirements included in Government Code Section 65915(h) can be met.
h. 
Density bonus or incentive for a condominium conversion. The application shall include reasonable documentation that all of the requirements included in Government Code Section 65915.5 can be met.
D. 
Application review process.
1. 
All requests under State Density Bonus Law shall be part of the planning application and shall be applied for, reviewed, and acted upon concurrently with the planning application by the approval body with authority to approve the development, within the timelines prescribed by California Government Code Section 65950 et seq. or other statute. Appeals of the planning application in accordance with the requirements of Section 17.16.080, Appeals, shall include all requests under State Density Bonus Law if appeals are authorized for the discretionary or ministerial permit applied for.
2. 
To ensure that an application for a housing development conforms with the provisions of State Density Bonus Law, the staff report presented to the decision-making body shall state whether the application conforms to the following requirements of State Density Bonus Law, as applicable:
a. 
The housing development provides the housing required by State Density Bonus Law to be eligible for a density bonus and any incentives, parking reduction, or waivers requested, including housing required to replace units rented or formerly rented to very low- and low-income households as required by California Government Code Section 65915(c)(3).
b. 
If applicable, the housing development provides the housing required by State Density Bonus law to be eligible for an additional density bonus under Government Code Section 65915(v)(1).
c. 
If an incentive is requested, reasonable documentation has been presented showing that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing or costs or rents; except that, if a mixed-use development is requested, the application must instead meet all of the requirements of Government Code Section 65915(k)(2).
d. 
If a waiver is requested, the development standards for which a waiver is requested would have the effect of physically precluding the construction of the housing development at the densities or with the incentives permitted.
e. 
The housing development is eligible for any requested parking reductions under Government Code Section 65915(p) or other statute.
f. 
If the density bonus is based all or in part on donation of land, the requirements of Government Code Section 65915(g) have been met.
g. 
If the density bonus or incentive is based all or in part on the inclusion of a childcare facility or condominium conversion, the requirements included in Government Code Section 65915(h) or 65915.5, as appropriate, have been met.
3. 
The decision-making body shall grant an incentive requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
a. 
The proposed incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5; or for affordable rents, as defined in Health and Safety Code Section 50053; or
b. 
The proposed incentive would be contrary to state or federal law; or
c. 
The proposed incentive would have a specific, adverse impact upon the public health or safety or on any real property that is listed in the California Register of Historic Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, "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 that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.
4. 
The decision-making body shall grant the waiver of development standards requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
a. 
The proposed waiver would be contrary to state or federal law; or
b. 
The proposed waiver would have an adverse impact on any real property listed in the California Register of Historic Resources; or
c. 
The proposed waiver would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, "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 that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.
5. 
If a childcare center complies with the requirements of Government Code Section 65915(h), the decision-making body may deny a density bonus or incentive that is based on the provision of childcare facilities only if it makes a written finding, based on substantial evidence, that the city already has adequate childcare facilities.
6. 
A request for minor modification of an approved density bonus housing plan may be granted by the zoning administrator, or their designee, if the modification substantially complies with the original density bonus housing plan and conditions of approval. Other modifications to the density bonus housing plan shall be processed in the same manner as the original plan.
E. 
Density bonus housing agreement.
1. 
If a density bonus, incentive, parking reduction, or waiver is approved pursuant to this section, the applicant shall enter into a binding affordable housing agreement or restrictive covenant, as described below, with the city, which sets forth the conditions and guidelines to be met in the implementation of State Density Bonus Law and that ensures compliance with all of the provisions of this chapter. The agreement will also establish specific compliance standards and remedies available to the city upon failure by the applicant to comply with State Density Bonus Law, this section, or the affordable housing agreement.
2. 
For rental projects, the applicant shall enter into an affordable housing agreement with the city, running with the land, in a form approved by the city attorney, to be executed by the city manager, or their designee. The agreement shall require the continued affordability of all rental units that qualified the applicant for the receipt of the density bonus, incentive, waiver, or parking reduction for a minimum of 55 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program; shall identify the type, size and location of each affordable unit; shall specify the eligible occupants; shall specify phasing of the affordable units in relation to the market-rate units; and shall contain other relevant provisions approved by the city attorney. Rents for the lower income density bonus units shall be set at an affordable rent as defined in State Density Bonus Law.
3. 
For for-sale projects, the applicant shall enter into an affordable housing agreement with the city, running with the land, in a form approved by the city attorney, to be executed by the city manager, or their designee. The affordable housing agreement shall require that the initial purchasers of those for-sale units that qualified the applicant for the receipt of the density bonus, incentive, waiver, or parking reduction are persons and families of lower or moderate income, as applicable, or if any for-sale unit is not purchased by an income-qualified household within 180 days after the issuance of the certificate of occupancy, then the unit(s) must be sold pursuant to a contract that satisfies the requirements of Revenue and Taxation Code Section 402.1(a)(10) to a qualified non-profit housing corporation as defined in State Density Bonus Law and that the units are offered at an affordable housing cost, as that cost is defined in Health and Safety Code Section 50052.5; and shall contain other relevant provisions approved by the city attorney. The city shall enforce an equity sharing agreement consistent with State Density Bonus Law unless it is in conflict with the requirements of another public funding source or law. The affordable housing agreement shall require the continued affordability of the for-sale units for at least 45 years.
4. 
Where a density bonus, waiver or parking reduction is provided for a market-rate senior housing development, the applicant shall enter into a restrictive covenant with the city, running with the land, in a form approved by the city attorney, to be executed by the city manager, or their designee, to require the housing development to be operated as "housing for older persons" consistent with state and federal fair housing laws.
5. 
The executed affordable housing agreement shall be recorded against the housing development prior to final or parcel map approval, or, where a map is not being processed, prior to issuance of building permits for the housing development, whichever is earliest. The affordable housing agreement shall be binding on all future owners and successors in interest.
F. 
Density bonus calculations.
1. 
In determining the total number of units to be granted, each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number.
2. 
When calculating the number of affordable units needed to qualify for a given density bonus, any fractions of affordable dwelling units shall be rounded up to the next whole number.
3. 
Except where a housing development is eligible for an additional bonus pursuant to Government Code Section 65915(v), each housing development is entitled to only one density bonus. If a housing development qualifies for a density bonus under more than one category, the applicant shall identify the category under which the density bonus is requested to be granted.
4. 
In determining the number of affordable units required to qualify a housing development for a density bonus pursuant to State Density Bonus Law, units added by a density bonus are not included in the calculations.
5. 
The applicant may elect to accept a lesser percentage of density bonus than the housing development is entitled to, or no density bonus, but no reduction will be permitted in the percentages of affordable units required by State Density Bonus law. Regardless of the number of affordable units, no housing development shall be entitled to a density bonus greater than what is authorized under State Density Bonus Law.
6. 
Nothing in this chapter requires the provision of direct financial incentives from the city for the housing development, including, but not limited to, the provision of financial subsidies, publicly owned land, fee waivers, or waiver of dedication requirements. The city, at its sole discretion, may choose to provide such direct financial incentives.
G. 
Development standards.
1. 
Building permits and final inspections or certificates of occupancy shall be issued concurrently for the market rate units and for any affordable units that qualified the project for a density bonus, incentive, waiver, or parking reduction, so that the affordable units comprise the required percentage of total units; or if the development consists of phased construction, the affordable units shall comprise the required percentage of total units within that phase.
2. 
Affordable units shall be comparable in exterior appearance and overall quality of construction and in interior finishes and amenities to market rate units in the same housing development, as determined by the city.
3. 
To comply with fair housing laws, the affordable units shall contain the same proportional mix of bedroom sizes as the market-rate units. In mixed-income buildings, the occupants of the affordable units shall have the same access to the common entrances and to the common areas, parking, and amenities of the project as the occupants of the market-rate housing units, and the affordable units shall be located throughout the building and not isolated on one floor or to an area on a specific floor.
H. 
Density bonus for commercial development.
1. 
The following definitions shall apply to this section:
a. 
"Commercial development" means a development project for nonresidential and nonindustrial uses.
b. 
"Commercial development bonus" means modification of development standards mutually agreed upon by the city and a commercial developer and provided to a commercial development eligible for such a bonus under subsection (H)(3) of this section. Examples of a commercial development bonus include an increase in floor area ratio, increased building height, or reduced parking.
c. 
"Partnered housing agreement" means an agreement approved by the city between a commercial developer and a housing developer identifying how the commercial development will provide housing available at an affordable ownership cost or affordable rent consistent with subsection (D)(3)(a) of this section. A partnered housing agreement may consist of the formation of a partnership, limited liability company, corporation, or other entity recognized by the state in which the commercial developer and the housing developer are each partners, members, shareholders, or other participants, or a contract between the commercial developer and the housing developer for the development of both the commercial developer and the housing development.
2. 
When an applicant proposes to construct a commercial development and has entered into a partnered housing agreement approved by the city, the city shall grant a commercial development bonus mutually agreed upon by the developer and the city. The commercial development bonus shall not include a reduction or waiver in fees imposed on the commercial development to provide for affordable housing.
3. 
The partnered housing agreement shall include all of the following provisions:
a. 
The housing development shall be located either: (i) on the site of the commercial development; or (ii) on a site within San Pablo that is within one-half mile of a major transit stop, as defined in Public Resources Code Section 21155, and is in close proximity to public amenities, including schools and employment centers.
b. 
At least 30% of the total units in the housing development shall be made available at an affordable ownership cost or affordable rent to low-income households, or at least 15% of the total units in the housing development shall be made available at an affordable ownership cost or affordable rent to very low-income households.
c. 
The commercial development must agree either to directly build the affordable housing units, donate a site consistent with the requirements of Government Code Section 65915(g) for the development of the affordable housing units, or make a cash payment to the housing developer for the development of the affordable housing units.
4. 
An approved partnered housing agreement shall be described in the San Pablo Housing Element annual report as required by Government Code Section 65915.7(k).
I. 
Interpretation. If any portion of this section conflicts with State Density Bonus Law or other applicable state law, state law shall supersede this chapter. Any ambiguities in this section shall be interpreted to be consistent with State Density Bonus Law. Statutory references in this ordinance include successor provisions.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015; Ord. 2025-004, 12/15/2025)
A. 
Purpose. The purpose of this section is to regulate commercial and office uses within and accessory to residential dwellings. It is the intent of these regulations to allow for certain home-based businesses while ensuring that home occupations do not negatively impact the overall quality and character of the surrounding residential neighborhood to the degree that effects on the neighborhood are undetectable from normal and usual residential activity.
B. 
Allowed use. Subject to the provisions of this section, any real property located in a residential district in the city may be used for a home occupation.
C. 
Prohibited uses. The repair or modification of automobiles, trucks, motorcycles, and similar types of vehicles or equipment, any business involving the operation of a tow truck, and any trucking business is prohibited as a home occupation.
D. 
Vehicle size limit. Any home occupation that requires, uses, or expects to receive materials or supplies of over three tons from a vehicle is prohibited.
E. 
Standard applications. Home occupation permits may be granted by the zoning administrator under the administrative permit procedure, provided the proposed use conforms to all the following conditions:
1. 
No person other than members of the family residing on the premises shall be engaged in such occupation.
2. 
The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants.
3. 
The total area of the residence to be used for the operation of the business shall not exceed three hundred square feet.
4. 
The business shall not involve the use of any required garage or other required parking space.
5. 
The business shall be conducted entirely indoors.
6. 
No customers or clients shall visit the home business.
7. 
No equipment or materials shall be stored outdoors overnight except for one vehicle used in conjunction with the business. Such vehicle shall not include a mobile vending truck or a tow truck. Public streets shall not be used for parking vehicles used in conjunction with a home business.
8. 
The business shall not be used as a meeting place for employees or other people who then go to another location to work.
9. 
The home occupation shall not create objectionable traffic, dust, smoke, odor, noise, vibration, or waste situations. Parcel deliveries are not considered objectionable but are not to exceed two per day.
F. 
Exceptions.
1. 
If, in the opinion of the zoning administrator, the application raises concerns about the compatibility of the home occupation with the neighborhood, the zoning administrator shall refer the application to the planning commission, which shall consider the application using the use permit procedure.
2. 
If the home occupation is part of a multi-unit live-work project and occupies more than three hundred square feet per unit, involves employees other than family members, or involves clients visiting the business, it may be allowed by the planning commission pursuant to the use permit procedure.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015)
A. 
Existing structures.
1. 
A preexisting structure that is converted to a live-work unit may deviate from the development standards included in this section through the administrative use permit process.
2. 
Deviations shall be the minimum needed and only permitted when full implementation of the development standard is not feasible, as determined by the zoning administrator.
B. 
Ground-floor street frontage.
1. 
Retail, service, restaurant, office, and/or cottage industry are required on the ground-floor primary building frontage, with residential on upper levels or behind the frontage use.
2. 
The work space directly adjacent the sidewalk/street shall contain an active use and not be used exclusively for storage or warehousing.
3. 
The work space on the ground floor shall be oriented toward the street to allow pedestrian exposure and direct access to the work space.
4. 
The work space on the ground floor shall have a minimum of fifty percent transparency, measured along the length of the primary building frontage. Transparency refers to an open view into the building, such as a window.
C. 
Access. Live-work buildings shall have one of two methods of primary pedestrian access:
1. 
The main entrance to the ground-floor workspace shall be accessed directly from and face the street, and the residential occupancy area shall be accessed by a separate entrance and internal stairs that are also accessed from and face the street. There may also be a small shared lobby that provides separate access to the workspace and residential areas.
2. 
Access to the residential area may be taken through the workspace that is accessed directly from and faces the street.
D. 
Parking and services.
1. 
Parking and services shall be located to the rear of the property or internal to the block, and access shall be provided through alleys or driveways. Parking shall be provided according to Table 17.54-A— Nonresidential Parking Requirements.
2. 
Services, aboveground equipment, and trash container areas shall be located in the alley or to the rear of the building accessed by a driveway.
E. 
Open space.
1. 
Front yards are defined by the front yard setback and frontage type requirements of the applicable zoning district.
2. 
One usable at-grade, outdoor space shall be provided behind the live-work building at no less than fifteen percent of the lot area.
F. 
Landscape.
1. 
Landscape shall not obscure sightlines to the ground-floor workspace.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015)
A. 
Purpose. The purpose of this section is to identify special development standards for mobile homes and mobile home parks, consistent with state law.
B. 
Parking or storing.
1. 
It is unlawful for any person, firm, partnership, or corporation to park, keep, or store within any zoning district in the city, except within a licensed mobile home park, any recreational vehicle, house trailer, or mobile home exceeding twenty feet in length, except as provided in this section.
2. 
A boat or recreational vehicle twenty feet or less in length, including a camper capable of being mounted on a pickup truck, may be parked on a residential parcel at the rear of a house, provided the boat or vehicle is currently registered at that address.
a. 
Exceptions.
i. 
Businesses. This section shall not apply to a business or store that sells boats, recreational vehicles, house trailers, or mobile homes.
ii. 
Modifications. The size and parking location restrictions in this section may be modified pursuant to Section 17.18.080, Administrative use permit.
C. 
Habitation prohibited. Nothing in this section shall authorize the use of any recreation vehicle or mobile home for human habitation except within a licensed mobile home park.
D. 
Utility connections prohibited. It is unlawful for any person, firm, or corporation to connect any such recreation vehicle or mobile home described in this section to any utility, either permanently or temporarily.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015)
No land used as a mobile home park may be enlarged or extended to occupy a greater area than that occupied by such mobile home park at the time of the adoption of the ordinance codified in this title. As an important source of affordable housing, any reduction in or closure of mobile home parks shall comply with the Mobilehome Residency Law (Civil Code, § 798 et seq. and Government Code §§ 65863.7, 65863.8), which sets minimum notice and relocation requirements for residents, and the Subdivision Map Act (Government Code § 66410 et seq.), which requires local approval and a Condominium Conversion Ordinance for any conversion of a mobile home park to condominiums. Maintenance of existing mobile homes and mobile home parks is required by the California Department of Housing and Community Development (HCD) Division of Codes and Standards and through regular exterior inspections conducted under the city's local enforcement agency (LEA) agreement with HCD, adopted by the city on June 21, 2004, with Ordinance 2004-010. Relocation assistance to mobile home park rental residents required in the event of code violations shall be provided in accordance with Chapter 8.05, Tenant Relocation Assistance.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015; Ord. 2025-004, 12/15/2025)
A. 
Purposes. The purposes of this section are to authorize accessory dwelling units and junior accessory dwelling units; to establish a procedure for reviewing and approving their development to ensure and maintain healthy and safe residential living environments; to establish location and development standards for accessory dwelling units; to implement the general plan; and to comply with Government Code Sections 65852.2 and 65852.22, which require local agencies to consider applications for accessory dwelling unit and junior accessory dwelling unit permits ministerially without discretionary review or a public hearing, as well as any successor statutes on accessory dwelling units or junior accessory dwelling units, subject to the following requirements.
B. 
Definitions. For purposes of this section, the following words and phrases have the following meanings:
1. 
"Accessory dwelling unit" or "ADU" has the meaning set forth in Government Code Section 65852.2, as it may be amended: an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An ADU also includes the following: (a) an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code; and (b) a manufactured home, as defined in Section 18007 of the Health and Safety Code. The ADU may be either attached to or located within the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or it may be within an existing or proposed accessory structure that is detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.
2. 
"Attached accessory dwelling unit" means an ADU attached to a primary dwelling unit.
3. 
"Detached accessory dwelling unit" means an ADU detached from a primary dwelling unit.
4. 
"Efficiency unit" shall have the same meaning as specified in the International Building Code of the International Code Council, as incorporated by reference in Part 2 of Title 24 of the California Code of Regulations; have occupancy by no more than two persons; have a maximum floor area of 150 square feet; and which may also have partial kitchen or bathroom facilities.
5. 
"Internal conversion" means the establishment of an ADU or junior accessory dwelling unit within an existing or proposed primary dwelling unit or, in the case of an ADU, within an existing detached accessory building.
6. 
"Junior accessory dwelling unit" or "JADU" has the meaning set forth in Government Code Section 65852.22, as it may be amended: a unit that is no more than 500 square feet in size and contained entirely within an existing single-family residence. Enclosed uses within the residence, such as attached garages, are considered a part of the proposed or existing single-family residence. A JADU is required to include a separate entrance from the main entrance to the proposed or existing single-family residence. A JADU may include separate sanitation facilities or may share sanitation facilities with the existing structure. In cases where the JADU shares sanitation facilities with the existing structure, the JADU shall include an interior entry to the main living area of the proposed or existing single-family residence. It is required to include an efficiency kitchen which shall include a cooking facility with appliances and a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the unit.
7. 
"Primary dwelling" means either the single-family dwelling unit or the multifamily building on the same lot as one or more ADUs or JADUs, as applicable.
C. 
Permitting procedure and allowances. Except as otherwise provided in subsection D of this section, an application for a permit to establish an ADU will be approved ministerially without discretionary review or public hearing if the ADU meets: the location requirements specified in subsection E of this section; the development standards specified in subsections D and F of this section; all applicable building standards in Title 15 that are incorporated into this section and made applicable by reference; and all applicable sanitary sewer, water, and stormwater requirements.
D. 
Accessory dwelling unit provisions for existing or proposed development. An application for a permit to establish any of the following types of ADUs in a residential or mixed-use zoning district will be approved ministerially without discretionary review or public hearing or will be denied with a full set of comments issued with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant within 60 days of receipt of a complete application if there is an existing or proposed single-family or multifamily dwelling on the lot. Applicable zoning districts are identified in subsection E of this section.
1. 
Single-family development.
a. 
Up to one attached ADU, one detached ADU, and one JADU may be allowed on each lot with an existing or proposed single-family dwelling. This may consist of one internal conversion or attached ADU to an existing or proposed single-family dwelling or an existing accessory structure or one new detached ADU; in either case, a JADU is also allowed. A JADU must be contained within or as an addition to the primary residence or attached garage and is not allowed as a new detached accessory building or as a conversion of a detached accessory building.
b. 
Internal conversions of a primary residence or attached accessory structure. Up to one ADU and one JADU are permitted within an existing or proposed single-family dwelling or an existing attached accessory structure, subject to the following requirements:
i. 
The ADU and the JADU must have separate exterior access from each other and from the existing or proposed single-family dwelling.
ii. 
When converting an attached accessory structure, the attached accessory structure may be expanded by no more than 150 square feet beyond its physical dimensions at the time of the application to accommodate ingress and egress.
iii. 
A proposed JADU must comply with all of the requirements of Government Code Section 65852.22 and may not exceed 500 square feet in area.
iv. 
The side and rear setbacks must be sufficient for fire and safety.
v. 
No replacement of any off-street parking spaces or attached garage spaces removed due to an internal conversion for an ADU or JADU shall be required.
vi. 
A local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee, unless constructed with a new single-family residence.
c. 
Attachments to a primary residence or attached accessory structure. Up to one ADU is permitted as an attachment to an existing or proposed single-family dwelling or an existing attached accessory structure, subject to the following requirements:
i. 
The ADU and the JADU must have separate exterior access from each other and from the existing or proposed single-family dwelling.
ii. 
The attached ADU is permitted to be at least 850 square feet for a studio/one-bedroom unit or 1,000 square feet for two or more bedrooms, but shall not exceed the smaller of the following:
(A) 
1,000 square feet for a studio or one-bedroom unit or 1,200 square feet for a unit with more than one bedroom.
(B) 
50% of the existing primary dwelling unit size or 800 square feet, whichever is larger.
iii. 
Attached ADUs may be up to the maximum allowed height in the zoning district or 25 feet, whichever is less.
iv. 
A proposed JADU must comply with all of the requirements of Government Code Section 65852.22 and may not exceed 500 square feet in area.
v. 
Side and rear setbacks shall be at least four feet. Front yard setbacks shall be as required in the district in which the lot is located, unless the front setback requirement would be prohibitive of an ADU of up to 800 square feet with side and rear setbacks of at least four feet and a height not exceeding the limitations set forth in subsection (D)(1)(c)(iii) of this section.
vi. 
No replacement of any off-street parking spaces or attached garage spaces removed due to creation of an attached ADU or JADU shall be required.
vii. 
A local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee, unless constructed with a new single-family residence.
d. 
Internal conversions of an existing detached accessory structure. Up to one ADU is permitted within an existing detached accessory structure, subject to the following requirements:
i. 
The ADU must have independent exterior access.
ii. 
The existing detached accessory structure may be expanded by no more than 150 square feet beyond its physical dimensions at the time of the application to accommodate ingress and egress.
iii. 
The side and rear setbacks must be sufficient for fire and safety.
iv. 
No replacement of any off-street parking spaces or garage spaces removed due to an internal conversion of an existing detached accessory structure for an ADU shall be required.
v. 
A local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee, unless constructed with a new single-family residence.
e. 
Detached ADU units. Up to one detached new construction ADU on a lot with a proposed or existing single-family dwelling may be allowed subject to the following requirements. The following limits shall apply:
i. 
The ADU must have independent exterior access.
ii. 
The ADU shall not exceed:
(A) 
1,000 square feet for a studio or one-bedroom unit; or
(B) 
1,200 square feet for a unit with more than one bedroom.
iii. 
The ADU shall not exceed:
(A) 
A height of up to 16 feet for an ADU on a lot with an existing or proposed single-family dwelling unit.
(B) 
A height of up to 18 feet for an ADU on a lot with an existing or proposed single-family dwelling unit that is within one-half mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. Up to an additional two feet in height is permitted to accommodate a roof pitch on the ADU to allow for alignment with the roof pitch of the primary dwelling unit.
iv. 
Side and rear setbacks shall be at least four feet. Front yard setbacks shall be as required in the district in which the lot is located.
v. 
A detached ADU that complies with the following development standards shall be permitted, notwithstanding any other development standards:
(A) 
The ADU is 800 square feet or smaller.
(B) 
The ADU is set back at least four feet from the side and rear of the property.
(C) 
The ADU does not exceed the following height limitations:
(1) 
A height of up to 16 feet for a detached ADU on a lot with an existing or proposed single-family dwelling unit.
(2) 
A height of up to 18 feet for a detached ADU on a lot with an existing or proposed single-family dwelling unit that is within one-half mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. Up to an additional two feet in height is permitted to accommodate a roof pitch on the ADU to allow for alignment with the roof pitch of the primary dwelling unit.
vi. 
No replacement of any off-street parking spaces or garage spaces removed due to a new detached ADU shall be required.
vii. 
A local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee, unless constructed with a new single-family residence.
viii. 
Newly constructed non-manufactured detached ADUs for which permit requests are submitted on or after January 1, 2020, require compliance with 2019 Energy Code photovoltaic (PV) systems requirements (Section 150.1(c)14).
f. 
No certificate of occupancy shall be issued for an ADU or JADU prior to issuance of a certificate of occupancy for the primary residence.
g. 
If the permit application to create an ADU or JADU is submitted with a permit application to create a new single-family dwelling on the lot, action on the permit application for the ADU or the JADU may be delayed until action on the permit application to create the new single-family dwelling. In this case, the 60-day time period shall be tolled for the period of the delay.
2. 
Multifamily development.
a. 
Internal conversions. One or more ADUs that are internal conversions within the nonlivable space of an existing multiple-family dwelling, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, are permitted. Each internal conversion under this subsection must meet all applicable building standards in Title 15 as well as any applicable sanitary sewer, water, and stormwater requirements. The following limits shall apply:
i. 
Internal ADU conversions within an existing multiple-family dwelling may total at least one conversion but shall not exceed 25% of the number of existing multiple-family units in the primary dwelling.
ii. 
No replacement of any off-street parking spaces removed due to internal conversion ADUs of multifamily dwellings shall be required.
iii. 
No new off-street parking shall be required for new ADUs added as internal conversions of multiple-family dwellings.
b. 
Detached units. One or two detached ADUs on a lot with an existing multifamily dwelling are allowed if the detached ADU meets all applicable building standards in Title 15 and all applicable sanitary sewer, water and stormwater requirements. The following limits shall apply:
i. 
The following height limitations are applicable:
(A) 
A height of up to 16 feet for a detached ADU on a lot with an existing or proposed multifamily dwelling unit.
(B) 
A height of up to 18 feet for a detached ADU on a lot with an existing or proposed multifamily dwelling unit that is within one-half mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. Up to an additional two feet in height is permitted to accommodate a roof pitch on the ADU to allow for alignment with the roof pitch of the primary multifamily dwelling unit.
(C) 
A height of up to 18 feet for a detached ADU on a lot with an existing or proposed multifamily, multistory dwelling. Up to an additional two feet in height is permitted to accommodate a roof pitch on the ADU to allow for alignment with the roof pitch of the primary multifamily dwelling unit.
ii. 
Side and rear setbacks for new detached ADUs shall be at least four feet. Front yard setbacks shall be as required in the district in which the lot is located unless the front setback requirement would be prohibitive of an ADU of up to 800 square feet with side and rear setbacks of at least four feet and a height that does not exceed the limitations set forth in subsection (D)(2)(b)(i) of this section.
iii. 
No replacement of any off-street parking spaces or garage spaces removed due to construction of a new detached ADU shall be required.
iv. 
Newly constructed detached ADUs for which permit requests are submitted on or after January 1, 2020, require compliance with 2019 Energy Code photovoltaic (PV) systems requirements.
c. 
The total number of allowed ADUs for existing multifamily developments is three or more, including up to 25% of the number of existing multifamily units as internal conversions plus up to two detached ADUs on each multifamily lot.
E. 
Location.
1. 
Subject to the requirements of this section, ADUs may be located on any lot in a single-family residential district (R-1, R-2), multifamily residential district (R-3, R-4), residential or commercial mixed-use district (RMU, CMU), or multifamily overlay district (MF); or in the commercial mixed-use district of the 23rd Street Specific Plan (SP1); or in the low density residential, medium density residential, high density residential, residential mixed-use, commercial mixed-use, mixed-use center north, and mixed-use center south districts of the San Pablo Avenue Specific Plan (SP2). Where associated with existing single-family or multiple-family residential development, ADUs and JADUs may also be located in the NC, CR, and IMU districts.
2. 
No subdivision rights are authorized that would result in the accessory dwelling unit being located on a separate lot from the primary dwelling.
F. 
Additional development standards.
1. 
Types of accessory dwelling units. An ADU may be attached to a primary dwelling or detached from a primary dwelling.
a. 
If an ADU is attached to a primary dwelling, the ADU may consist of an internal conversion of an attached garage or other area within the primary dwelling unit and/or an addition to the primary dwelling unit.
b. 
If an ADU is detached from a primary dwelling unit, the ADU may be an internal conversion of a detached garage or other accessory building, or new construction. A detached ADU must be located on the same lot as the primary dwelling.
2. 
Required yards.
a. 
An ADU must comply with all requirements relating to yards (front setbacks, side, and rear) and building height that are generally applicable to residential construction in the zone in which the property is located, except as otherwise provided in this section.
b. 
A setback is not required for an ADU that is an internal conversion or that is constructed in the same location and to the same dimensions as an existing building, provided that the existing side and rear setbacks are sufficient for fire and safety.
c. 
A minimum setback of four feet from the side and rear lot lines is required for an ADU that is not an internal conversion and is not constructed in the same location and to the same dimensions as an existing building.
d. 
Notwithstanding the setback requirements set forth in subsections (F)(2)(a) and (c) of this section, a building separation of at least six feet between buildings shall be maintained, as required by the building code; provided, however, that this standard shall not prevent the development of an ADU that is 800 feet or less in area, complies with the applicable height requirements set forth in this section, and has at least four-foot side and rear yard setbacks.
3. 
Off-street parking.
a. 
A lot containing an ADU must provide at least one additional off-street parking space to serve the ADU, except as otherwise provided in this subsection (F)(3) as set forth below. The additional space(s) may be provided as tandem parking on a driveway or within a setback area, unless specific findings are made that parking in these locations is not feasible based on specific site or regional topographical or fire and life safety conditions.
b. 
Replacement parking spaces are not required if a garage, carport, or covered parking structure that provides off-street parking is demolished or converted in conjunction with the construction of an ADU.
c. 
No additional off-street parking is required for an ADU in any of the following instances:
i. 
The ADU is located within one-half mile walking distance of public transit, as defined by Government Code Section 65852.2.
ii. 
The ADU is located within an architecturally and historically significant historic district.
iii. 
The ADU is an internal conversion.
iv. 
A car share vehicle pickup location is within one block of the ADU. A "car share vehicle" has the same meaning as in Vehicle Code Section 22507.1.
v. 
When on-street parking permits are required but not offered to the occupant of the ADU.
vi. 
When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot, provided that the accessory dwelling unit or the parcel satisfies any other criteria listed in this subsection (F)(3)(c).
4. 
Living provisions. An ADU must provide complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. A JADU may share sanitation facilities with the primary residence.
5. 
Permanent foundation. A permanent foundation is required for all ADUs.
6. 
Independent access. An ADU must have independent exterior access separate from that of the primary dwelling unit.
7. 
Sewage and water. ADUs shall be connected to sanitary sewer and water lines in accordance with local utility requirements. Verification that the standards have been met is required prior to final inspection. For purposes of providing service for water, sewer, or power, including a connection fee, a JADU shall not be considered a separate or new dwelling unit.
G. 
Building code compliance. Notwithstanding any other provision of this section, ADUs shall be developed in compliance with Title 15, Buildings and Construction. Newly constructed non-manufactured detached ADUs for which permit requests are submitted on or after January 1, 2020, require compliance with 2019 Energy Code photovoltaic (PV) systems requirements.
H. 
Occupancy limits.
1. 
No ADU may be rented or offered for rent for a term of less than 30 days.
2. 
An ADU is not subject to an owner-occupancy requirement.
3. 
Where a JADU is added to a single-family residence, either the JADU or the single-family residence shall be owner-occupied, unless the owner is another governmental agency, land trust, or housing organization.
I. 
Deed restrictions for JADUs. Prior to issuance of a certificate of occupancy for an ADU or a JADU, the applicant shall do the following:
1. 
Enter into an agreement of restrictions with the city that refers to the deed under which the property was acquired by the applicant and provides the following:
a. 
The ADU or JADU shall not be sold separately from the primary dwelling.
b. 
The ADU or JADU is restricted to the maximum size allowed under the permit.
c. 
Where a JADU is added to a single-family residence, either the JADU or the single-family residence shall be owner-occupied, unless the owner is another governmental agency, land trust, or housing organization.
d. 
The restrictions are binding upon any successor in ownership of the property and lack of compliance may result in legal action by the city against the property owner.
2. 
Record the agreement with the county recorder.
3. 
Prepare a disclosure statement that shall be included in any future offer or sale documents. The statement shall read as follows:
You are purchasing a property with a permit for an (junior) accessory dwelling unit. This permit carries with it certain restrictions that must be met by the owner of the property. You are prohibited from selling the (junior) accessory dwelling unit separately. The (junior) accessory dwelling unit is restricted to the maximum size allowed under the permit. The (junior) accessory dwelling unit may not be rented or offered for rent for a term of less than thirty days. A copy of the permit is available from the current owner or from the city of San Pablo Community Department.
J. 
Provisions for separate sale.
1. 
A JADU may not be sold or otherwise conveyed separately from the parcel and the primary dwelling (in the case of a single-unit dwelling) or from the parcel and all of the dwellings (in the case of a multiple-unit dwelling).
2. 
An ADU may be sold or conveyed separately from the primary residence to a qualified buyer either as a condominium, pursuant to subsection (K)(2) of this section, or as tenancy in common.
3. 
Tenancy in common for ADUs is allowed if the property is held pursuant to a recorded tenancy in common agreement that includes all of the following:
a. 
The agreement allocates to each qualified buyer an undivided, unequal interest in the property based on the size of the dwelling each qualified buyer occupies.
b. 
A repurchase option that requires the qualified buyer to first offer the tenant in common to buy the property if the buyer desires to sell or convey the property.
c. 
A requirement that the qualified buyer occupies the property as the buyer's principal residence.
d. 
A grant deed naming the grantor, grantee, and describing the property interests being transferred shall be recorded in the county. A preliminary change of ownership report shall be filed concurrently with this grant deed pursuant to Section 480.3 of the Revenue and Taxation Code.
e. 
Notwithstanding subsection (J)(3)(d) of this section, if requested by a utility providing service to the primary residence, the ADU has a separate water, sewer, or electrical connection to that utility.
K. 
Accessory dwelling unit condominiums.
1. 
Purpose. The purpose of this section is to establish standards, requirements, and procedures to allow separate sale or conveyance of a primary unit and an ADU or ADUs as condominiums pursuant to the regulations set forth in Government Code Section 66342, added by State Assembly Bill 1033 (AB 1033).
2. 
Separate sale or conveyance of ADUs as condominiums. An ADU or ADUs shall be separately sold or conveyed as condominiums only under the conditions outlined in this section.
3. 
ADU condominium requirements. All condominium projects subject to this section shall be subject to the following requirements:
a. 
All condominium projects subject to this section shall comply with all applicable provisions of the San Pablo Municipal Code.
b. 
The condominiums shall be created pursuant to the Davis-Stirling Common Interest Development Act (Part 5 (commencing with Section 4000) of Division 4 of the Civil Code).
c. 
The condominiums shall be created in conformance with all applicable objective requirements of the Subdivision Map Act (Division 2 (commencing with Section 66410)) and all objective requirements of Chapter 9.54, Section 16.02.060, and Chapters 16.04 and 16.10. As provided in Section 16.02.060, projects that will result in four or fewer parcels require a tentative map and final parcel map or waiver of parcel map and are not subject to a final subdivision map and planning commission review.
d. 
All condominium projects subject to this section shall comply with the requirements of the California Government Code and Chapter 15.44, Condominium Conversion.
e. 
Before recordation of the condominium plan, a safety inspection of the ADU shall be conducted as evidenced either through a certificate of occupancy from the local agency or a housing quality standards report from a building inspector certified by the United States Department of Housing and Urban Development.
f. 
Lienholder's consent required. Lienholder's consent shall be required as follows:
i. 
Neither a subdivision map nor a condominium plan shall be recorded with the county recorder in the county where the real property is located without each lienholder's consent. The following shall apply to the consent of a lienholder:
(A) 
A lienholder may refuse to give consent.
(B) 
A lienholder may consent provided that any terms and conditions required by the lienholder are satisfied.
g. 
Prior to recordation of the initial or any subsequent modifications to the condominium plan, written evidence of the lienholder's consent shall be provided to the county recorder along with a signed statement from each lienholder that states as follows: "(Name of lienholder) hereby consents to the recording of this condominium plan in their sole and absolute discretion and the borrower has or will satisfy any additional terms and conditions the lienholder may have."
h. 
The lienholder's consent shall be included on the condominium plan or a separate form attached to the condominium plan that includes the following information:
i. 
The lienholder's signature.
ii. 
The name of the record owner or ground lessee.
iii. 
The legal description of the real property.
iv. 
The identities of all parties with an interest in the real property as reflected in the real property records.
v. 
The lienholder's consent shall be recorded in the office of the county recorder of the county in which the real property is located.
i. 
The city shall include the following notice to consumers on any ADU or JADU unit submittal checklist or public information issued describing requirements and permitting for ADUs, including as standard condition of any ADU building permit or condominium plan approval:
"NOTICE: If you are considering establishing your primary dwelling unit and accessory dwelling unit as a condominium, please ensure that your building permitting agency allows this practice. If you decide to establish your primary dwelling unit and accessory dwelling unit as a condominium, your condominium plan or any future modifications to the condominium plan must be recorded with the County Recorder. Prior to recordation or modification of your subdivision map and condominium plan, any lienholder with a lien on your title must provide a form of written consent either on the condominium plan, or on the lienholder's consent form attached to the condominium plan, with text that clearly states that the lender approves recordation of the condominium plan and that you have satisfied their terms and conditions, if any.
In order to secure lender consent, you may be required to follow additional lender requirements, which may include, but are not limited to, one or more of the following:
A. 
Paying off your current lender. You may pay off your mortgage and any liens through a refinance or a new loan. Be aware that refinancing or using a new loan may result in changes to your interest rate or tax basis. Also, be aware that any subsequent modification to your subdivision map or condominium plan must also be consented to by your lender, which consent may be denied.
B. 
Securing your lender's approval of a modification to their loan collateral due to the change of your current property legal description into one or more condominium parcels.
C. 
Securing your lender's consent to the details of any construction loan or ground lease.
This may include a copy of the improvement contract entered in good faith with a licensed contractor, evidence that the record owner or ground lessee has the funds to complete the work, and a signed statement made by the record owner or ground lessor that the information in the consent above is true and correct."
j. 
If an ADU is established as a condominium, the local government shall require the homeowner to notify providers of utilities, including water, sewer, gas, and electricity, of the condominium creation and separate conveyance.
k. 
Existing association consent required. Consent from existing associations shall be required as follows:
i. 
The owner of a property or a separate interest within an existing planned development that has an existing association, as defined in Section 4080 of the Civil Code, shall not record a condominium plan to create a common interest development under Section 4100 of the Civil Code without the express written authorization by the existing association.
ii. 
For purposes of this subsection (K)(3)(k), written authorization by the existing association means approval by the board at a duly noticed board meeting, as defined in Section 4090 of the Civil Code, and if needed pursuant to the existing association's governing documents, membership approval of the existing association.
L. 
Nonconforming structures. Notwithstanding the provisions of Section 17.08.040, if the existing primary dwelling unit is a legal nonconforming structure, an ADU or JADU may be constructed only if the nonconformity of the structure is not expanded and the ADU or JADU otherwise meets all current applicable zoning and building standards.
M. 
Delayed enforcement of building standards. A property owner who receives a notice from the city to correct a violation of any building standard applicable to an ADU constructed prior to January 1, 2020, may submit to the chief building official a request to delay enforcement pursuant to Section 17980.12 of the Health and Safety Code. Such request shall be made in writing and shall include an explanation of the reason for the request. The chief building official shall review the request in accordance with Section 17980.12 of the Health and Safety Code and shall not be required to grant any request pertaining to corrections that are necessary to protect health or safety.
N. 
Applications.
1. 
An application for an ADU permit must be made in writing and contain the following information. Individual adjustments to this list of requirements may be made by the zoning administrator in keeping with the general intent of this section:
a. 
Name(s) and address(es) of applicant(s) and property owner(s).
b. 
Address and assessor's parcel number for the lot.
c. 
Current zoning and use of the property.
d. 
Size, indicating dimensions and square footage of the primary dwelling unit and the proposed accessory dwelling unit.
e. 
A legible scale drawing, showing:
i. 
A north arrow to indicate lot orientation.
ii. 
Lot dimensions and labels for all property lines.
iii. 
Siting and location of the primary dwelling unit and the proposed accessory dwelling unit.
iv. 
Floor plan configuration of the primary dwelling unit and the proposed accessory dwelling unit.
v. 
All other existing improvements, including driveways and parking areas.
vi. 
Exterior design of the primary dwelling unit and the proposed accessory dwelling unit. "Exterior design" includes exterior features, such as entrances, windows, and roof.
f. 
Color photographs of the primary dwelling unit and surrounding properties taken from each of the property lines of the project site.
g. 
Location and description of water and sanitary services for both the primary dwelling unit and the proposed accessory dwelling unit.
h. 
Property owner's consent to physical inspection of the premises.
i. 
A written legal description of the property.
2. 
An application for a JADU permit must be submitted in the same manner and form as an application for an ADU permit.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015; Ord. 2017-002 § 9, 2017; Ord. 2020-011 § 8, 2020; Ord. 2023-004 § 2, 2023; Ord. 2024-004, 10/7/2024; Ord. 2025-004, 12/15/2025; Ord. 2025-005, 12/15/2025)
A. 
Purpose. The purpose of this section is to facilitate and encourage the provision of emergency shelter for homeless persons and households by allowing permanent year-round emergency shelters without a conditional use permit or other discretionary action in the residential mixed-use (RMU) and regional commercial (CR) districts, subject only to the same development standards that apply to the other permitted uses in these zones, except for the requirements below unique to emergency shelters, as authorized by Government Code Section 65583(a)(4).
B. 
Additional requirements for emergency shelters. In addition to the standards for the underlying zoning districts, the following requirements apply to emergency shelters:
1. 
The maximum number of beds or persons to be served nightly by an emergency shelter shall be 35.
2. 
Off-street parking shall be based upon demonstrated need; provided, that parking for an emergency shelter shall not be more than that required for other residential or commercial uses permitted in the residential mixed-use (RMU) or regional commercial (CR) district as applicable.
3. 
Appropriately sized and located exterior and interior on-site waiting and intake areas shall be provided.
4. 
Appropriate exterior lighting shall be provided.
5. 
On-site management shall be provided.
6. 
Security shall be provided during the hours that the emergency shelter is in operation.
7. 
The maximum length of stay by a homeless person in an emergency shelter shall be six months.
8. 
No individual or household shall be denied emergency shelter because of an inability to pay.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015; Ord. 2025-004, 12/15/2025)
A. 
Purpose. The purpose of this section is to facilitate and encourage the provision of affordable shelter for low-income persons with special housing needs by allowing SRO housing without a conditional use permit or other discretionary action in the residential mixed-use (RMU) and regional commercial (CR) districts, subject only to the same development standards that apply to the other permitted uses in these zones, except with additional requirements listed below.
B. 
Additional requirements for SROs. In addition to the standards for the underlying zoning districts, the following requirements apply to SROs:
1. 
Occupancy. An SRO unit shall be occupied by no more than two persons. Occupancy of SRO units may be restricted to seniors or be available to persons of all ages.
2. 
Special development. Units in an SRO housing development shall consist of a single room and may have a private or shared bathroom. A shared common kitchen and activity area may also be provided.
3. 
Management standard. On-site management shall be provided.
(Ord. 2015-002 § 3 (Exh. 1)(part), 2015; Ord. 2025-004, 12/15/2025)
A. 
Purpose. The purpose of this section is to facilitate and encourage the provision of accessible temporary shelter with access to services by allowing low-barrier navigation centers without a conditional use permit or other discretionary action in all mixed-use and commercial zoning districts, subject only to the same development standards that apply to the other permitted uses in these zones, except with additional requirements listed below.
B. 
Definition. A low-barrier navigation center is defined as a housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. "Low barrier" means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
1. 
The presence of partners, if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
2. 
Pets.
3. 
The storage of possessions.
4. 
Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.
C. 
Additional requirements for low-barrier navigation centers. In addition to the standards for the underlying zoning districts, the following requirements apply to low-barrier navigation centers:
1. 
Connected services. A low-barrier navigation center shall offer services to connect people to permanent housing through a services plan that identifies services staffing.
2. 
Coordinated entry system. A low-barrier navigation center should 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 Section 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. 
Code compliant. A low-barrier navigation center should comply with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.
4. 
Homeless management information system. A low-barrier navigation center should 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.
(Ord. 2025-004, 12/15/2025)