The Docket · Government Meeting · DKT-2026-000525

On the agenda: Patterson meeting — Data center (May 28)

Past ⚠ Agenda Watch Patterson, California · Thursday, May 28, 2026 — 4 months ago

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WhenThursday, May 28, 2026
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WherePatterson, California

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Page 1 of 115

CITY OF PATTERSON PLANNING COMMISSION AGENDA
REGULAR MEETING
THURSDAY, MAY 28, 2026, AT 7:00 P.M.
City Council Chambers
1 Plaza, Patterson, California
PUBLIC MEETING GUIDELINES
City of Patterson Planning Commission meetings are conducted in person at City Hall Council Chambers. As a
courtesy, and technology permitting, members of the public may continue to participate virtually. However, the
City cannot guarantee that the public’s access to teleconferencing technology will be uninterrupted, and
technical difficulties may occur from time to time.
MEMBERS OF THE PUBLIC MAY PARTICIPATE IN THE MEETING IN PERSON OR VIA
TELECONFERENCE BY CALLING 1-669-900-6833, MEETING ID: 701 906 1477 PASSWORD: 20995363
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Planning Commission meetings will be available for public viewing daily on Comcast cable channel 7, or online
via the following link: https://vimeo.com/channels/patterson/
Regular Planning Commission meetings are scheduled on the 2nd and 4th Thursday of each month at 7:00 p.m.
January-October and on the 3rd Thursday only in November and December. The agenda/packet is usually
posted by 5:00 p.m. the Thursday before a scheduled Thursday Planning Commission meeting.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this
meeting, please contact the Planning Department at (209) 895-8020. Notification 48 hours prior to the meeting
will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.10235.104 ADA Title II].
The Planning Commission agenda and supporting public documents are available for viewing in City Hall,
Planning Department, 1 Plaza, 2nd Floor, Patterson, California, during normal business hours. The Planning
Commission agenda and supporting public documents are also available online on the City web site
www.pattersonca.gov listed under Agenda Center “Planning Commission” or please call or email the Planning
Department at (209) 895-8020 or [email protected]
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CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
ITEMS FROM THE PUBLIC The public wishing to address the Planning Commission on items that do not
appear on the agenda may do so; however, the Planning Commission will take no action other than referring
the item to Staff for study and analysis and may place the item on a future agenda [Resolution 92-25].
Any member of the audience desiring to address the Planning Commission regarding a matter on the agenda,
please raise your hand or step to the podium at the time the item is announced by the Chairperson. In order
1

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that all interested parties have an opportunity to speak, any person addressing the Planning Commission will
be limited to a maximum of three (3) minutes unless the Chairperson grants a longer period of time.
STATEMENT OF CONFLICT BY COMMISSIONERS
RIGHT TO APPEAL Any person who is dissatisfied with the decision of the Planning Commission may
appeal such action to the City Council within ten (10) business days after action.
CORRESPONDENCE

None

CONSENT AGENDA
1. Planning Commission Regular Meeting Minutes of April 23, 2026
AGENDA ITEMS

Public Hearing:

A public hearing of the Planning Commission is being held to consider a
recommendation to the City Council concerning proposed zoning ordinance
amendments to Patterson Municipal Code Chapters 18.18 Planning Commission
Decisions; 18.38 Residential Districts; 18.42 Commercial and Medical/Professional
Office Districts; 18.58 Emergency Shelter Overlay Zone; 18.66 Second Units; 18.76
Parking and Loading; 18.86 Inclusionary Housing; 18.88 Density Bonus and Affordable
Housing Incentives; 18.89 Reasonable Accommodation; 18.96 Definitions; as well as to
consider a new chapter of the Patterson Municipal Code: 18.85 Housing Replacement
Requirements. The Planning Commission will also consider proposed amendments to
the General Plan Land Use Element and the adoption of a policy to prioritize water and
sewer services for proposed developments that include residential units affordable to
lower-income households. These amendments are intended to implement programs
contained in the 2023-2031 Housing Element and to ensure compliance with State
Housing Element law.

•

ITEMS FROM STAFF

▪

ITEMS FROM COMMISSION

▪

ADJOURNMENT

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________________________________________________________________________________________

___

CITY OF PATTERSON
PLANNING COMMISSION MINUTES
APRIL 23, 2026

The Planning Commission regular meeting of April 23, 2026, was called to order by
Chairperson West at 7:00 p.m.
SHOWN PRESENT (HYBRID MEETING): Shown present: Chairperson West, Vice Chairperson Bendix (7:03),
Commissioner Apland, Commissioner Sidhu and Commissioner Alexander. Also shown present were:
Community Development Director Stice, City Planner Andrews, Videographer Justin Danner and Planning
Commission Secretary Melo. Shown excused: Associate Planner Rodriguez.
ROLL CALL:

Chairperson West, Vice Chairperson Bendix, Commissioner
Apland, Commissioner Sidhu, Commissioner Alexander

ITEMS FROM THE PUBLIC:

None

STATEMENT OF CONFLICT BY COMMISSIONERS:

None

CORRESPONDENCE:

Received comment letters from YIMBY Law, Del Puerto Health Care District and
Rutan & Tucker, LLP

CONSENT AGENDA:
Motion to approve Planning Commission Meeting Minutes of March 12, 2026
By:
Vice Chairperson Bendix
Second:
Commissioner Apland
Motion passed:
5-0 Vote
ROLL CALL:
Ayes:
Noes:
Excused:
Abstained:

Planning Commission Minutes
April 23, 2026 - Official

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AGENDA ITEMS:
Public Hearing:

2023-2031 6th Cycle Housing Element
Staff recommends that the Planning Commission recommend adoption of the
2023–2031 6th Cycle Housing Element. The updated Housing Element identifies
how the City will accommodate its housing needs across all income levels in
compliance with State law and establishes the framework for housing
development during the 2023–2031 planning period. Staff also recommends that
the Planning Commission find the Housing Element exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section
15061(b)(3) (Common Sense Exemption) and authorize City staff to file a Notice
of Exemption with the Stanislaus County Clerk and State Clearinghouse.

Community Development Director Stice spoke about the Housing Element and introduced City Planner Joel
Andrews and Housing Element consultant, Kylie Pope from EMC to present the PowerPoint presentation.
Commissioners asked staff questions.
Open Public Hearing:

7:32 p.m.

John Anderson, JB Anderson Land Use Planning, representing Del Puerto Health Care District
Mr. Anderson stated that DPHCD submitted the Master Plan for DPHCD to the City. He described the project
sites and land use in the Housing Element. He mentioned that he submitted a letter to Planning Commission
regarding concerns and issues with the long-term commitments and compliance with adopted Housing
Element. He answered questions from the Commission.
Donald Hess, Sunflower Drive, Patterson
Mr. Hess stated that his backyard is next to 440 Sperry Avenue. He was concerned about the neighbors living
in trailers. He wanted to know how the zoning change to high density residential would affect the 440 Sperry
Avenue parcel. City Planner Andrews stated that 20-35 units per acre is what is proposed if the parcel were to
be developed in the future.
Jose Villicana, Neighbor of Donald Hess
Mr. Villicana was asking how high density would affect his property because there’s already a lot of noise and
traffic and no secondary access. He was concerned about the number of trucks on Sperry Avenue.
Patricia Villicana, Sunflower Drive, Patterson
Mrs. Villicana stated that it’s already been 38 years of dealing with noise and pollution from existing trailers
near her property. She stated that she hopes that we do what’s best for Patterson.
Larry Buehner
Mr. Buehner thought they would have a stakeholder meeting on big changes. He stated there’s two lots by
Flying J and Hampton Inn that would work for zoning changes and a lot on 3rd and B that’s commercial that
could be rezoned.
Close Public Hearing:

8:05 p.m.

Commissioners asked staff questions.

Planning Commission Minutes
April 23, 2026 - Official

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Motion to adopt Resolution 2026-02, recommending that the City Council adopt a general plan
amendment to adopt the 2023-2031 6th Cycle Housing Element of the General Plan in compliance with
State Housing Element law; make the finding that the Housing Element is exempt from CEQA pursuant
to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption)
By:
Vice Chairperson Bendix
Second:
Commissioner Sidhu
Motion passed:
5-0 Vote
ROLL CALL:
Ayes:
Noes:
Excused:
Public Hearing:

Chairperson West, Vice Chairperson Bendix, Commissioner Apland, Commissioner Sidhu,
Commissioner Alexander
Chairperson West, Vice Chairperson Bendix, Commissioner Apland, Commissioner
Sidhu, Commissioner Alexander
None
None
General Plan Land Use Amendments/Zoning Map Amendments to Implement
2023-2031 6th Cycle Housing Element (Program 1.11)
Staff recommends that the Planning Commission recommend approval of General Plan
land use amendments to redesignate specified sites consistent with Housing Element
Program 1.11 and adopt an ordinance approving zoning map amendments for the
specified sites. Additionally, staff recommends that the Planning Commission
recommend finding the zoning map amendments exempt from CEQA pursuant to CEQA
Guidelines Section 15061(b)(3) (Common Sense Exemption) and further pursuant to
Public Resources Code 21080.085.

City Planner Joel Andrews explained the land use amendments and zoning map amendments and turned it
over to Housing Element consultant, Kylie Pope from EMC to present the PowerPoint presentation.
Open Public Hearing:

8:28 p.m.

John Anderson, representing Del Puerto Health Care District
Mr. Anderson stated that the master plan has a density of 16.2 within site 10 then can meet density standard
but 20 units per acre may not be able to be achieved. City Planner Andrews stated that State said City must
meet those standards. Community Development Director Stice stated that staff will work with DPHCD to find
ways to maximize the potential of the property.
Larry Buehner
Mr. Buehner asked if 8 baseball fields were in the plan. City Planner Andrews stated that 1 baseball field will
be added to sports park and there will be soccer fields in Villages of Patterson development (VOP). Mr.
Buehner stated we should enlarge sports park and dog park for the future.
Josh Varinsky, attorney for the city
Attorney Varinsky mentioned that Mr. Anderson’s points are well taken regarding maximum density. The city
will likely have to find another site to accommodate the density for that project in the future but it’s not a
significant obstacle for their project.
Close Public Hearing:

8:39 p.m.

Planning Commission Minutes
April 23, 2026 - Official

Page 6 of 115

Motion to adopt Resolution 2026-03, that the City Council recommend approval of General Plan land
use amendments to redesignate specified sites consistent with Housing Element Program 1.11 and
1.12 and adopt ordinance approving zoning map amendments for the specified sites and recommend
finding the zoning map amendments exempt from CEQA pursuant to CEQA Guidelines Section
15061(b)(3) (Common Sense Exemption) and further pursuant to Public Resources Code 21080.085:
By:
Vice Chairperson Bendix
Second:
Commissioner Apland
Motion passed:
5-0 Vote
ROLL CALL:
Ayes:
Noes:
Excused:

ITEMS FROM STAFF:
Community Development Director Stice stated that items will come back on May 28th regarding housing
element programs. He also announced that today a building permit was issued for the 90-foot sign at the
freeway.
ITEMS FROM COMMISSION:
Vice Chairperson Bendix spoke about the sign on Sperry Avenue extending the dates on construction. He also
asked if there was something that could potentially open Rogers Road. Vice Chairperson Bendix asked if staff
had a chance to visit Save Mart regarding the handicapped parking. Community Development Director Stice
stated that Associate Planner Teresa Rodriguez would contact headquarters.
ADJOURNMENT: The Planning Commission regular meeting of April 23, 2026, was adjourned by Chairperson
West at 8:44 p.m.
____________________________________________________________
Prepared by Denise Melo, Secretary of City of Patterson Planning Commission

Planning Commission Minutes
April 23, 2026 - Official

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CITY OF PATTERSON
Planning Commission Staff Report
2023-2031 6th Cycle Housing Element Implementation
May 28, 2026 Meeting
SUMMARY
Staff recommends that the Planning Commission hold a public hearing to consider amendments
to the Patterson Municipal Code and General Plan Land Use Element, as well as a proposed
policy establishing priority water and sewer service allocations for affordable housing
developments. The proposed amendments and policy provided in Exhibits A-C are intended to
implement programs contained in the City’s adopted 2023–2031 Housing Element and ensure
continued compliance with State Housing Element law.
BACKGROUND
The City’s 2023–2031 6th Cycle Housing Element (Housing Element) was found to comply with
State Housing Element law by the California Department of Housing and Community
Development (HCD) on December 2, 2025. The City Council subsequently adopted the Housing
Element on May 19, 2026. As part of the adoption process, the City committed to the timely
implementation of the Housing Element programs. The proposed amendments to the Municipal
Code and General Plan Land Use Element, along with the proposed affordable housing water
and sewer priority policy, are intended to implement these programs.
DISCUSSION
The proposed amendments are organized by Housing Element Program number and correspond
to implementation actions identified in the adopted Housing Element. Collectively, the
amendments are intended to remove governmental constraints to housing development, comply
with recent changes to State housing law, facilitate affordable housing production, and
streamline permitting processes. See Exhibit A for the proposed amendments to the General Plan
Land Use Element, Exhibit B for the proposed policy, and Exhibit C for the proposed ordinance
amendments.
1.2 Replacement Housing Requirements
• Codify Replacement Unit Policy in accordance with Government Code section 65915,
subdivision (c)(3).
1.10 Remove Barriers to Multi-Family Residential Development
• Amend General Plan permitted densities for High Density Residential, Neighborhood
Commercial, and Downtown Core Zoning Districts as detailed in Table 1.
• Amend Zoning Code development standards for High Density Residential, Neighborhood
Commercial, and Downtown Core Zoning Districts as detailed in Table 1.
• Amend parking standards as detailed in Table 1.

Page 8 of 115

Table 1

Proposed General Plan and Zoning Amendments to Residential Development
Standards

Zoning District

Existing Standards

Proposed Standards

High Density
Residential

Density: 12.1—20.0
Front setback: 25’
Rear setback: 20’
Height Maximum: 45’ (3 stories)
Distance between main buildings: 25’
Distance between any wall of a main building
containing living room windows and any other wall of
a main building: 35’

Density: 20.1—35.0
Front setback: 15’
Rear setback: 15’
Height Maximum: 45’ (4 stories)
Distance between main buildings: 15’
Distance between any wall of a main
building containing living room windows and
any other wall of a main building: 20’

Neighborhood
Commercial

Density: 3.1—10.0
Height Maximum: 32’ (2 stories)

Density: 12.0—20.0
Height Maximum: 32’ (3 stories)

Downtown Core

Density: 12.1—20.0
Height Maximum: 45’ (3 stories)

Density: 20.0—35.0
Height Maximum: 50’ (4 stories)

Development Type

Parking Requirements

Single-Family & MultiFamily Residential

Studio or 1-bedroom: 1 covered space
2-bedrooms: 1 covered space and 1 uncovered
space
3+ bedrooms: 2 covered spaces

Studio or 1-bedroom: 1 covered space
2-bedrooms: 1.5 covered spaces
3+ bedrooms: 2 covered spaces

Apartments

Studio: 1 covered space
1-bedroom: 1.5 (1 covered) spaces
2+ bedrooms: 1 covered space and 1 uncovered
space
3+ bedrooms: Plus 1 additional guest parking space
for every 3-bedroom unit

Studio: 1 covered space
1-bedroom: 1 covered space
2+ bedrooms: 1.5 uncovered spaces
3+ bedrooms: 2 covered spaces

Senior Housing

Same number of spaces required for dwellings or
apartments; however, the number of spaces may be
reduced if the planning commission makes a finding
that not all spaces are needed*

n/a

4.1 Reasonable Accommodation and Housing for Persons with Disabilities
• Amend Municipal Code Chapter 18.89 to limit parties eligible to appeal request for
reasonable accommodation to the applicant or the personal beneficiary.
• Amend Municipal Code Chapter 18.89 to remove subjective approval language related to
“potential impact on surrounding uses” to ensure consistency with fair housing and
reasonable accommodation requirements.
4.3 Residential Care Facilities
• Pursuant to Health and Safety Code section 1568.0831, establish the following permitting
procedures in the Municipal Code:
2

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o Residential Care Facilities Without Licensable Services: Residential care facilities
that function as single-family residences and do not offer licensable services shall
be permitted in all zones that permit residential uses. These homes shall only be
subject to the general health, safety, and zoning laws applicable to all singlefamily residences, regardless of having more than six residents. Since these
homes do not provide licensable services, they should be treated like any other
single-family residence;
o Residential Care Facilities with Licensable Services for Six or Fewer Residents:
Residential care facilities operating as single-family residences and providing
licensable services to six or fewer residents shall be permitted in all zones that
permit residential uses. They shall only be subject to the general health, safety,
and zoning laws applicable to all single-family residences, in compliance with the
Health and Safety Code protections for these smaller, licensed group homes; and
o Residential Care Facilities with Licensable Services for More Than Six Residents:
Residential care facilities that provide licensable services to more than six
residents shall be permitted in all zones that permit residential uses. They shall be
subject only to provisions for residential uses of the same type in the same zone.
4.6 Facilitating the Development of Emergency Shelters
• Amend the Municipal Code to remove reference to the Emergency Shelter Overlay Zone
and permit emergency shelters by-right, without a conditional use or other discretionary
permit in the Downtown Core (DC) Zoning District.
• Amend the Municipal Code to remove the following subjective standard, “The size of an
emergency facility shall be in character with the surrounding neighborhood.”
• Amend the Municipal Code to allow proximity requirements in compliance with
Government Code section 65583(a)(4), such that emergency shelters shall not be required
to be more than 300 feet apart.
• Amend the Municipal Code to specify that parking standards for emergency shelters may
be limited only to accommodate the number of staff working in the emergency shelter,
provided that the standards do not require more parking for emergency standards than
other residential or commercial uses within the same zone.
4.7 Low Barrier Navigation Centers
• Amend the Municipal Code to define a Low Barrier Navigation Center and permit low
barrier navigation centers by-right in mixed-use zoning districts and non-residential
zoning districts that permit multi-family residential uses.

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4.9 Transitional and Supportive Housing
• Amend the Municipal Code to permit transitional and supportive housing in all zones that
allow residential uses, subject only to restrictions that apply to other residential dwellings
of the same type in the same manner.
• Amend the Municipal Code to permit supportive housing by-right in zones where multifamily and mixed-uses are permitted, including non-residential zones that allow multifamily uses.
• Amend parking requirements for supportive housing in accordance with AB 2162.
4.10 Single-Room Occupancy (SRO) Units
• Amend Municipal Code to define single-room occupancy units and permit single-room
occupancy (SRO) units by-right in zoning districts that allow mixed-use development.
4.11 Employee Farmworker Housing
• Amend the Municipal Code to define employee and farmworker housing, consistent with
the Employee Housing Act (Health and Safety Code section 17021).
• Amend the Municipal Code to list employee and farmworker housing as a permitted use
in accordance with Health and Safety Code section 17021.
4.13 Affordable Housing Water and Sewer Priority
• Pursuant to Chapter 727, Statutes of 2004 (SB 1087), develop written procedures
establishing priority allocation of water and sewer services for low-income housing
developments.
ENVIRONMENTAL REVIEW
The City has evaluated the potential environmental impacts of implementing the Housing
Element and determined that the project is exempt from the California Environmental Quality
Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption),
and further pursuant to Public Resources Code Section 21080.085 (implementation of Housing
Element actions).
ALTERNATIVE ACTIONS
The Planning Commission is advisory to the City Council on this matter. The Planning
Commission may take one of the following actions:
1. Recommend approval of the proposed amendments to the Patterson Municipal Code,
General Plan Land Use Element, and proposed policy to the City Council.
2. Recommend approval of the proposed amendments to the Patterson Municipal Code,
General Plan Land Use Element, and proposed policy to the City Council, with
changes/revisions as may be determined by the Commission.
4

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3. Determine that the proposed project is not consistent with the findings and recommend
denial to the City Council.
RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution 2026-04 (Attachment A)
recommending that the City Council 1) adopt a resolution approving the proposed amendments
to the General Plan Land Use Element (Exhibit A) and the proposed affordable housing water
and sewer priority policy to implement the City’s adopted Housing Element (Exhibit B) and
comply with State Housing Element law; and 2) adopt an ordinance approving the proposed
amendments to the Patterson Municipal Code (Exhibit C).
ATTACHMENTS
Attachment A Planning Commission Resolution 2026-04
Exhibit A

General Plan Land Use Element Amendments

Exhibit B

Proposed Policy to Implement the Housing Element

Exhibit C

Draft City Council Ordinance XXX Approving Proposed Patterson Municipal
Code Amendments

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Planning Commission Resolution 2026-04
Page 1

RESOLUTION 2026-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PATTERSON
RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF PATTERSON ADOPT AN
ORDINANCE AMENDING PROVISIONS OF PATTERSON MUNICIPAL CODE CHAPTERS
18.38; 18.42; 18.58; 18.76; 18.85; 18.89; 18.96; AND ADDING CHAPTER 18.85 (HOUSING
REPLACEMENT REQUIREMENTS), AMENDING THE GENERAL PLAN LAND USE
ELEMENT TO ENSURE CONSISTENCY WITH MUNICIPAL CODE AMENDMENTS, AND
ADOPTING A WATER AND SEWER PRIORITY POLICY FOR PROPOSED DEVELOPMENTS
THAT INCLUDE RESIDENTIAL UNITS AFFORDABLE TO LOWER-INCOME HOUSEHOLDS
TO COMPLY WITH STATE HOUSING ELEMENT LAW
WHEREAS, on December 2, 2025, the City of Patterson received a letter from the California
Department of Housing and Community Development (HCD) finding the City’s October 3, 2025
Revised Draft Housing Element to meet statutory requirements; and
WHEREAS, on May 19, 2026, the City Council adopted the 2023-2031 6th Cycle Housing
Element (Housing Element) and, through adoption of the Housing Element, committed to the
timely and effective implementation of the Housing Element programs; and
WHEREAS, the City has prepared amendments to the General Plan Land Use Element, as
referenced in Exhibit A, a proposed policy establishing priority water and sewer service
allocations for affordable housing developments, as referenced in Exhibit B, and amendments to
the Patterson Municipal Code, as referenced in Exhibit C, to implement specific Housing
Element programs; and
WHEREAS, Government Code § 65583 et seq. requires the City to adopt and implement
programs, including zoning regulations, to accommodate its Regional Housing Needs Allocation
and comply with State housing law;
WHEREAS, the Planning Commission finds that the proposed Municipal Code
amendments, General Plan amendments, and policy are consistent with the goals, policies, and
implementation measures of the Patterson General Plan and all applicable provisions of the
Patterson Municipal Code; and
WHEREAS, the City has evaluated the potential environmental impacts of the proposed
Municipal Code and General Plan amendments and determined that the project is exempt from
the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section
15061(b)(3) (Common Sense Exemption); and
WHEREAS, the Planning Commission of the City of Patterson conducted a duly noticed
public hearing on May 28, 2026, and considered all oral and written testimony, the staff report,
and all associated materials; and
WHEREAS, based on its independent review and analysis, the staff analysis, oral and
written testimony, the Planning Commission finds, after due study, deliberation and public
hearing that the following circumstances exist:
1. The foregoing recitals are true and correct and are incorporated herein by reference.

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2. The proposed Municipal Code amendments, General Plan Land Use Element
amendments, and proposed policy are consistent with the goals, policies, and
implementation programs of the Patterson General Plan and all other applicable City
regulations.
3. The proposed amendments implement programs contained in the City’s adopted
Housing Element and are necessary to maintain consistency with State Housing
Element law and recent changes to State housing legislation.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Patterson
recommends that the City Council:
1. Adopt a resolution approving the proposed amendments to the General Plan Land Use
Element and the proposed affordable housing water and sewer priority policy, as
provided in Exhibit A, to implement the City’s adopted Housing Element and comply with
State Housing Element law.
2. Adopt Ordinance 886 approving the proposed amendments to the Patterson Municipal
Code, as provided in Exhibit B, to implement the City’s adopted Housing Element and
comply with State Housing Element law.
The foregoing resolution was introduced at a regular meeting of the Planning Commission of the
City of Patterson, held on the 28th day of May, 2026, by ____________________, who moved
its adoption, which motion was duly seconded by ____________________, and it was upon roll
call carried and the resolution adopted by the following vote:
AYES:
NOES:
EXCUSED:
APPROVED:

ATTEST:
____________________________
Lisa Ochoa, Secretary
City of Patterson Planning Commission

______________________________
Ron West, Chairperson
City of Patterson Planning Commission

Page 14 of 115

EXHIBIT A
PROPOSED GENERAL PLAN LAND USE ELEMENT AMENDMENTS

EXCERPTS FROM
CITY OF PATTERSON
GENERAL PLAN

II. LAND USE/CIRCULATION DIAGRAMS AND
STANDARDS
Text amendments to be deleted
Text amendments to be added

CITY of PATTERSON General Plan

Page 15 of 115

Land Use Designations
Low Density Residential (LR)
This designation provides for single-family detached and attached
homes, secondary residential units, public and quasi-public uses, and
similar and compatible uses. Residential densities shall be in the range
of 1.1 to 5.0 units per gross acre. This designation, which is found in
numerous areas throughout the city, assumes an average of
3.00 persons per dwelling unit.
The Low Density Residential designation is also applied to areas
contemplated for new residential neighborhoods outside the current
(2010) city limits. The qualities desired in residential expansion areas
include, but are not limited to, the following:
•
•

•
•
•
•
•
•

A mix of housing products and densities serving the broadest
range of households, incomes and ages;
A neighborhood center containing higher density residential
development, retail, restaurants, entertainment, office, and
public uses within a short walk or bicycle ride of surrounding
residences;
Parks, schools and other public/quasi-public uses within a
short walk or bicycle ride;
A complete and interconnected system of mobility consisting of
roadways, bicycle and pedestrian paths, and transit stops;
Short blocks with a substantial tree canopy shading the street
and sidewalk;
Connectivity to surrounding neighborhoods, regional retail
centers and employment;
A sense of personal safety;
Elements that foster the sustainable use of scarce or nonrenewable resources;

The appropriate qualities for a given project will be determined by the
City Council on a case-by-case basis consistent with the policies and
implementation measures of the General Plan.

Downtown Residential (DR)
This designation provides for single-family detached and attached
homes, duplexes, secondary residential units, emergency shelters,
transitional housing, public and quasi-public uses, and similar and
compatible uses. Residential densities shall be in the range of 3.1 to
10.0 units per gross acre. This designation, which is found in the historic
residential part of the city and immediately to the west, assumes an
average of 2.75 persons per dwelling unit.

CITY of PATTERSON General Plan

Page 16 of 115

EXHIBIT A
PROPOSED GENERAL PLAN LAND USE ELEMENT AMENDMENTS
Medium Density Residential (MR)
This designation provides for single-family and multi-family residential
units, emergency shelters, transitional housing, public and quasi-public
uses, and similar and compatible uses. Residential densities shall be in
the range of 5.1 to 12.0 units per gross acre. This designation, which
assumes an average of 2.50 persons per dwelling unit, is found
surrounding the western extension of the downtown commercial/civic
core area and at other locations throughout the city.

High Density Residential (HR)
This designation provides for single family and multi-family residential
units, group quarters, emergency shelters, transitional housing, public
and quasi-public uses, and similar and compatible uses. Residential
densities shall be in the range of 12.1 20.1 to 20.0 35.0 units per gross
acre. This designation assumes an average of 2.50 persons per
dwelling unit. This designation is applied to an area adjacent to the
western extension of the commercial/civic core and at other locations
throughout the city.

Estate Residential (ER)
This designation provides for the development of large-lot single family
detached homes, secondary units, public and quasi-public uses, and
similar and compatible uses. Residential densities shall be in the range
of one dwelling unit per 0.5 acres up to one dwelling unit per 3 acres
except for parcels subject to the safety or noise restrictions of an
adopted Airport Land Use Plan in which case the minimum parcel size
shall be 10 acres. This designation assumes an average of 3.00
persons per dwelling unit.

Mixed-Use (MU)
The purpose of this designation is to provide for a mixed use
commercial core that is applicable to the City’s Downtown and for the
Village Center areas. This land use category provides for creative infill
projects that include the functional integration of retail or service
commercial, professional office, or recreational uses with residential
units. This category allows for both vertical (different uses stacked
above one another) and horizontal (different ground level uses on a
single parcel) mixed use opportunities. Residential uses in this
designation will meet the requirements for High Density Residential.
The FAR for non residential uses shall not exceed 4.00.

Mixed-Use Hillside Development (MUHD)
The purpose of this designation is to provide for a combination of
residential and commercial land uses in the foothills west of the I-5
freeway. This land use category provides for the functional integration
of primarily large lot residential development in combination with retail
or service commercial, professional office, or recreational uses. This
category allows for both vertical (different uses stacked above one

CITY of PATTERSON General Plan

Page 17 of 115

another) and horizontal (different ground level uses on a single parcel)
mixed use opportunities. Residential uses in this designation will meet
the requirements for Estate Residential designation. The FAR for
non residential uses shall not exceed 2.00.

Downtown Core (DC)
This designation provides for restaurants, retail, service, professional
and administrative offices, hotels, multi-family residential units, public
and quasi-public uses, and similar and compatible uses. The FAR for
offices and commercial uses shall not exceed 2.00; residential densities
shall be in the range of 12.1 20.0 to 20.0 35.0 units per gross acre.
Residential uses in this designation shall be subject to discretionary
review and approval, and may be combined with non-residential uses
on the same lot. This designation assumes an average of 2.50 persons
per dwelling unit. This designation is applied to the existing downtown
area and its western extension.

Highway Service Commercial (HSC)
This designation provides for restaurants, service stations, hotels and
motels, and retail and amusement uses which are oriented principally
to highway and through traffic, public and quasi-public uses, and similar
and compatible uses. The FAR shall not exceed 0.40. This designation
is applied to an area near Interstate 5 at the western edge of the
Planning Area.

Neighborhood Commercial (NC)
This designation provides for neighborhood and locally oriented retail
and service uses, public and quasi public uses, and similar and
compatible uses. The FAR shall not exceed 0.35;
Residential multi-family uses are permitted. Densities shall be in the
range of 12.0 to 20.0 units per gross acre. This designation assumes
an average of 2.50 persons per dwelling unit.

General Commercial (GC)
This designation provides for land-extensive retail and wholesale
commercial uses, offices, public and quasi-public uses, and similar and
compatible uses. The FAR shall not exceed 0.40. Office uses in this
designation shall be subject to discretionary review and approval. The
GC designation is applied to areas along the west side of Highway 33.

Regional Commercial (RC)
This designation provides land suitable for commercial uses targeted at
serving the entire community and surrounding region. These areas
support a broad range of retail and service commercial uses, including
shopping centers, malls, large box commercial uses and a range of
freestanding uses such as banks, restaurants, and offices. The FAR
shall not exceed 0.35.

CITY of PATTERSON General Plan

Page 18 of 115

EXHIBIT A
PROPOSED GENERAL PLAN LAND USE ELEMENT AMENDMENTS
Medical/Professional Office (MP)
This designation provides for medical, professional, and administrative
offices, hospitals, medical and dental clinics, laboratories, public and
quasi-public uses, and similar and compatible uses. The FAR shall not
exceed 0.40. This designation is applied to the existing hospital site and
an area at the intersection of Sperry Avenue and Baldwin Road.

Light Industrial (LI)
This designation provides for industrial parks, warehouses, light
manufacturing, public and quasi-public uses, and similar and
compatible uses. The FAR shall not exceed 0.50. This designation is
applied to a large area north and south of Sperry Avenue in the western
part of the Planning Area (the West Patterson Business Park) and in
the southeastern corner of the Planning Area.

Heavy Industrial (HI)
This designation provides for industrial parks, warehouses,
manufacturing, public and quasi-public uses, and similar and
compatible uses. The FAR shall not exceed 0.50. This designation is
applied to the existing industrial area and its extension in the
southeastern part of the Planning Area.

Public/Quasi-Public (PQP)
This designation provides for government-owned facilities, public and
private schools, and quasi-public uses such as churches and meeting
halls. The FAR shall not exceed 0.50. This designation is applied to
publicly-owned facilities, schools, churches, and other public/quasipublic uses throughout the Planning Area.

Parks and Recreation (PR)
This designation provides for existing and major planned public parks.
The FAR for development in PR-designated areas shall not exceed
0.20. The PR designation is applied to existing public parks.

Open Space (OS)
The open space designation is applied to areas of the City for passive
recreation activities, to preserve sensitive habitat for special status
plant or animal species, in areas subject to flood hazard, in areas for
watershed protection, and on land subject to steep slopes.

Agriculture (AG)
This designation provides for agricultural uses, industrial uses related
directly to agriculture, related single-family homes, and similar and
compatible uses. This designation is applied to all lands outside the
boundaries of the Planning Area.

CITY of PATTERSON General Plan

Page 19 of 115

General
Capacity

Plan

Development

Holding

Table II-1 provides a summary of the land use categories by gross
acres. And includes land covered by highways and roads which run
through the city.
As Table II-1 indicates, the majority of land designated by the City’s
adopted General Plan is for Low Density Residential development
which is intended to support complete neighborhoods with a range of
housing products and a complementary range of neighborhood-serving
commercial and public uses. Industrial land occupies about 2,200
acres of the Plan area. The bulk of this land is located in the West
Patterson Business Park Master Plan area and land to the northwest of
the Business Park. Land designated for commercial development
occupies about 800 acres. Commercial land is concentrated in the
downtown circle, in a strip on the west side of Second Street/Highway
33, at the intersection of Ward Avenue and Sperry Avenue, at the
Sperry Avenue/I-5 interchange, and in the long-term, at the westerly
terminus of Zacharias Road where a new interchange may be
established. Land west of Interstate 5 is designated for a mix of
commercial and housing uses.

Table II-1: Summary of Gross Acres By General
Plan Land Use Category
General Plan Land Use Category

Gross
Acres1

Mixed-Use Hillside Development2

650

Estate Residential

1,038

Low Density Residential

4,937

Medium Density Residential

369

High Density Residential

Downtown Residential

203

Downtown Core

Regional Commercial

General Commercial

792

Highway Service Commercial

113

Neighborhood Commercial

Medical/Professional Office

Light Industrial

1,701

Heavy Industrial

492

Public/Quasi-Public3

444

Parks and Recreation4

258

Other5

664

Total Acres:

11,794

CITY of PATTERSON General Plan

Page 20 of 115

EXHIBIT A
PROPOSED GENERAL PLAN LAND USE ELEMENT AMENDMENTS
Source: CMCA, 2009
1.
2.
3.
4.
5.

Gross acres refers to the total area inclusive of streets.
The Mixed-Use Hillside Development land use
designation includes the range of uses and percentage of
uses prescribed by Policy LU-1.4.
Includes 145 acres associated with the wastewater
treatment plant.
Does not include parkland required within residential
expansion areas or Mixed-Use Hillside Development
required by policies LU-1.3 and LU1.4, respectively.
Land not classified by a land use designation. Includes
canals, Interstate 5 right-of-way and other land.

Table II-6 provides a summary of the General Plan “holding capacity”,
which is the number of dwelling units, commercial and industrial floor
space, etc., that can be accommodated based on the amount of land
designated for these uses. The figures provided in Table II-6 were
derived by applying certain assumptions for development to the gross
acres designated for each land use category. These assumptions
include:

Table II-2: Average Residential
Density Per Gross Acre
Land Use Designation
Estate Residential
Low Density Residential
Medium Density Residential
High Density Residential
Downtown Residential
Downtown Core
Neighborhood Commercial

Average Units
Per Gross Acre
0.5
4
6
1227
6
27
16

CITY of PATTERSON General Plan

Page 21 of 115

Table II-3: Assumptions for Persons Per
Dwelling Unit
Land Use Designation

Average No. Of
Persons Per
Dwelling Unit
3.0
3.0
2.5
2.5
2.75
2.5
2.5

Estate Residential
Low Density Residential
Medium Density Residential
High Density Residential
Downtown Residential
Downtown Core
Neighborhood Commercial

Table II-4: Floor Area Ratios for Commercial, Industrial and Public
Land Uses

Land Use Category
Neighborhood Commercial
Highway Service Commercial
Downtown Core
General Commercial
Medical
Light Industrial
Heavy Industrial

Maximum
Floor Area
Ratio By
Land Use
Category1

Floor Area Ratios
For
Future
Development

0.35
0.40
2.00
0.40
0.40
0.50
0.50

0.25
0.25
0.25
0.30
0.25
0.20
0.20

CITY of PATTERSON General Plan

Page 22 of 115

LAND USE/CIRCULATION DIAGRAM AND STANDARDS

Table II-5: Employment Per Gross A cre of Non-Residential
Development
Commercial:

14 full time jobs per gross acre

Industrial:

10 full time jobs per gross acre

Public/Quasi-Public:

10 full time jobs per gross acre

Table II-6 shows that the General Plan could accommodate a
population of about 66,673 at buildout, and about 12.6 million square
feet of commercial development and about 18 million square feet of
industrial development.
It should be noted that these figures represent an estimate of conditions
at full buildout of the land designated for these uses inclusive of existing
development. Due to market forces, the size and shape of parcels and
other factors, the maximum development potential is rarely achieved.
For this reason, holding capacity is expressed as 80 percent of the
gross development potential (acres x building intensity). However, the
actual buildout population achieved by the general plan will likely be
much less because existing residential neighborhoods are developed
at densities much less than 80% of their maximum allowable density,
and the residential density of new expansion areas will likewise be
constrained by slope, irregularly shaped lots and preferences reflected
in the marketplace.

Table II -6: General Plan
Development Holding Capacity
Attributes

Total At
Buildout

Dwelling Units

22,151

Population

66,673

Commercial Floor Area

12,633,175

Industrial Floor Area

17,991,605

Service

5,749,920

Jobs

32,196

Ratio of Jobs to Housing

1.45

Total Acres:

11,794

CITY of PATTERSON General Plan

II-21

Page 23 of 115

CITY OF PATTERSON
Water and Sewer Service Priority Allocation for
Lower-Income Affordable Housing Policy
DRAFT

Purpose
The purpose of this policy is to establish conformance with California Government Code
Section 65589.7 by memorializing written procedures for prioritizing water and sewer
service needs for proposed developments that include housing units affordable to
lower-income households. The City of Patterson provides domestic water service to
residents and businesses in the city, and is responsible for issuing planning entitlements
and building permits within the city. The City of Patterson provides wastewater collection,
treatment, and disposal services to residential, commercial, industrial, and institutional
uses within city limits.
Background
California Government Code Section 65589.7 was amended in 2005 by Senate Bill (SB)
1087 to require public or private purveyors providing water distribution services or sewer
collection to enact written policy to prioritize service connections for proposed
developments that include housing units affordable to lower-income households.
The policy includes specific objective standards for prioritizing water and sewer service
needs for proposed developments that include affordable housing units within the City.
Definitions
The following definitions shall apply to this policy:
▪ “Proposed developments that include housing units affordable to lower-income
households” means that dwelling units shall be sold or rented to lower-income
households, as defined in Section 50079.5 of the Health and Safety Code, at an
affordable housing cost, as defined in Section 50052.5 of the Health and Safety
Code, or an affordable rent, as defined in Section 50053 of the Health and Safety
Code.
▪ “Water service” means the supply of an allocation of water by the City for purposes
of building residential units. This does not include the resale of water for human
consumption from one water supplier to another.
▪ “Sewer service” means the supply of a service through a pipe or other constructed
conveyance system for residential purposes. This does not include passing
sewerage from one sanitary agency’s collection system to another.

Page 24 of 115

Statement of Policy
In accordance with SB 1087 and California Government Code Section 65589.7, the City
of Patterson shall prioritize its water allocation during periods of limited capacity water,
through the planning and building entitlement process, to proposed developments that
include housing units affordable to lower-income households.
Statement of Policy
In accordance with California Government Code Section 65589.7, the City of Patterson
shall, in periods of limited capacity, prioritize wastewater collection and treatment/services
for developments that include affordable housing units.
Procedure
The policies shall be implemented and enforced per the conditions herein:
1. The City of Patterson shall not deny or condition the approval of a water allocation,
during periods of limited capacity, or reduce the amount of such service requested
by a proposed development, based on city standards for allocation, that includes
housing units affordable to lower-income households; unless the City makes
specific written findings that the denial, condition or reduction is necessary due to
one of the following:
a. The City is operating under a water shortage emergency as defined by
Section 350 of the State Water Code; or
b. The City does not have a “sufficient water supply,” as defined by Section
66473.7(2)(a) of the California Government Code; or
c. The State Water Board Division of Drinking Water, State Water Resources
Control Board, Central Valley Regional Water Quality Control Board and/or
the Stanislaus County Division of Environmental Health issues an order that
prohibits new water connections; or
d. The applicant proposing the development project has failed to agree to
reasonable terms and conditions for water from the city, which are generally
applicable to other development projects seeking water from the City
including, but not limited to, the requirements of local, state, or federal laws
and regulations or payment of any fee or charge authorized by Government
Code Section 60013.
2. The City of Patterson shall not deny or condition the approval of a wastewater
collection and treatment/services, during periods of limited capacity, or reduce the
amount of such service requested by a proposed development, based on city
standards for allocation, that includes housing units affordable to lower-income
households; unless the City makes specific written findings that the denial,
condition or reduction is necessary due to one of the following:
a. The City does not have sufficient collection capacity or wastewater
treatment capacity, respectively, to serve the needs of the proposed
2

Page 25 of 115

development as demonstrated by a written engineering analysis and report
on the condition of the collection or treatment systems; or
b. The State Water Board Division of Drinking Water, State Water Resources
Control Board, Central Valley Regional Water Quality Control Board and/or
the Stanislaus County Division of Environmental Health issues an order that
prohibits new sewer connections; or
c. The applicant proposing the development project has failed to agree to
reasonable terms and conditions for sewer service from the city, which are
generally applicable to other development projects seeking sewer service
from the city including, but not limited to, the requirements of local, state, or
federal laws and regulations or payment of any fee or charge authorized by
Government Code Section 60013.
3. The City shall revisit, revise, if necessary, and adopt an amendment to these
procedures and policies at least once within five years of the issuance date.

Page 26 of 115

ORDINANCE XXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PATTERSON
APPROVING AMENDMENTS TO THE PATTERSON MUNICIPAL CODE TO
IMPLEMENT THE 2023-2031 6TH CYCLE HOUSING ELEMENT
WHEREAS, on December 2, 2025, the City of Patterson received a letter from the
California Department of Housing and Community Development (HCD) finding that the City’s
October 3, 2025 Revised Draft Housing Element meets statutory requirements; and
WHEREAS, on May 19, 2026, the City Council adopted the 2023-2031 6th Cycle Housing
Element (Housing Element) and, through adoption of the Housing Element, committed to the
timely and effective implementation of the Housing Element programs; and
WHEREAS, Government Code §65583 et seq. requires the City to adopt and implement
programs, including zoning regulations, to accommodate its Regional Housing Needs Allocation
and comply with State housing law; and
WHEREAS, the City has prepared amendments to the Patterson Municipal Code, as
referenced in Exhibit B, to implement Housing Element programs 1.2, 1.10, 4.1, 4.3, 4.6, 4.7,
4.9, 4.10, 4.11, and 4.13; and
WHEREAS, this ordinance amends various sections of the Patterson Municipal Code to
align with applicable State housing laws, including Government Code § 65583 et seq.; and
WHEREAS, the Planning Commission of the City of Patterson conducted a duly noticed
public hearing on May 28, 2026, and recommended approval of the proposed amendments to the
Patterson Municipal Code as provided in Exhibit B; and
WHEREAS, the City has evaluated the potential environmental impacts of implementing the
Housing Element and determined that the project is exempt from the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense
Exemption); and
WHEREAS, based on its review and consideration of the staff report, applicable General
Plan and Housing Element documents, and oral and written testimony presented, the City
Council finds as follows:
1. The proposed zoning code amendments are consistent with the goals, policies, and
implementation programs of the Patterson General Plan and Housing Element.
2. The proposed zoning code amendments are necessary to implement the Housing
Element and maintain compliance with State housing law.

Page 27 of 115

3. The proposed amendments remove governmental constraints to housing development
and facilitate the development of housing for all income levels consistent with State
Housing Element law.
4. The proposed zoning code amendments will not be detrimental to the public health,
safety, or welfare and represent an orderly and beneficial use of land, and will result
in an orderly planning use of land resources.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PATTERSON
ORDAINS AS FOLLOWS:
1. The City of Patterson Municipal Code is hereby amended as set forth in Exhibit B
attached hereto and incorporated herein by reference.
2. This Ordinance shall take effect and be in full force thirty (30) days from and after its
passage, and publication of the Ordinance shall occur in a newspaper of general
circulation at least fifteen (15) days prior to its effective date, or a summary of the
Ordinance shall be published in a newspaper of general circulation at least five (5) days
prior to adoption and again at least fifteen (15) days prior to its effective date.
3. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional by a court of competent jurisdiction, such portion
shall be deemed a separate, distinct, and independent provision, and such holding shall
not affect the validity of the remaining portions of the Ordinance.
The foregoing ordinance was introduced at a regular meeting of the City Council of the City of
Patterson, held on the ___, day of ______________, 2026, by ____________________, and
adopted at a regular meeting of the City Council of the City of Patterson held on the ____, day of
______________, 2026, by the following vote:
AYES:
NOES:
EXCUSED:
APPROVED:

Michael Clauzel, Mayor

ATTEST:

Aracely Alegre, City Clerk

Page 28 of 115

EXHIBIT B

Page 29 of 115

City of Patterson, CA

§ 18.38.010

§ 18.38.020

CHAPTER 18.38
RESIDENTIAL DISTRICTS
§ 18.38.010. Purpose.
The purpose of this chapter is to establish residential zoning districts in the city, along
with allowed use and development standards applicable to those districts. These districts
are consistent with and implement the city's general plan residential land use categories
(estate residential, low density residential, downtown residential, medium density
residential, and high density residential).
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.38.020. Characteristics of the residential districts.
The following descriptions of each residential zoning district identify the characteristic
uses, intensity of uses, and level of development intended for that district.
A.

Estate Residential (ER) Zoning District. This district is applied to areas of the city
where development is limited to very low density concentrations of single-family
dwellings. The zone implements the general plan's estate residential land use
designation by allowing residential developments at an intensity of at or less than
1.0 dwelling units per gross acre. The ER district is intended to stabilize and protect
the low-intensity residential characteristics of the district, to promote and encourage
a suitable environment for family life, and to provide for detached single-family
dwellings and the services appurtenant thereto.

Low Density Residential (LR) Zoning District. This district is applied to areas of
the city where development is limited to low density concentrations of single-family
dwellings. The zone implements the general plan's low density residential land use
designation by allowing residential developments between 1.1 and 5.0 dwelling
units per gross acre. The LR district is intended to stabilize and protect the residential
characteristics of the district, to promote and encourage a suitable environment for
family life, and to provide for detached single-family dwellings and the services
appurtenant thereto. This district includes two variations: low density residential,
narrow (LR-n) has the standard side yard setbacks of five feet, zero inches, and low
density residential, wide (LR-w) which has a minimum building separation of
fifteen feet, zero inches. The latter district is intended to require increased separation
between single-family homes.

Downtown Residential (DR) Zoning District. The district implements the general
plan's downtown residential land use designation by allowing for residential
development between 3.1 and 10.0 dwelling units per gross acre. The DR district is
intended to stabilize and protect the residential characteristics of the district, to
promote and encourage a suitable residential environment, and to provide for singlefamily detached and attached homes, duplexes, secondary residential units, and the
services appurtenant thereto.

Medium Density Residential (MR) Zoning District. This district designates property
for the development of a wide range of housing types with a density range

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City of Patterson, CA

§ 18.38.020

§ 18.38.030

between 5.1 and 12.0 dwelling units per gross acre. The zone implements the general
plan's medium density residential land use designation and is intended for higherdensity single-family homes (attached or detached), condominiums, and small
apartment complexes. This district provides a compatible transition between the
lower-density residential neighborhoods of the city and the commercial centers.
E.

High Density Residential (HR) Zoning District. This district designates property for
the development of residential uses with a density between 12.120.1 and 20.035.0
dwelling units per gross acre. The zone implements the general plan's high density
residential land use designation and is intended for higher-density residential
development, such as apartments, condominiums, lofts, and other multi-story
residential uses. This district is typically located along major roadways and transit
corridors near and adjacent to or within service and employment centers. Highdensity residential development is designed to be pedestrian- and transit-friendly.
(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 767 (part), 2014)
§ 18.38.030. Allowed land uses and permit requirements.
Table 18.38.030-1 below identifies allowed uses and corresponding permit requirements
for the residential zoning districts subject to compliance with Chapter 18.34 (Land Use
Classification) and all other provisions of this title. Descriptions/definitions of the land
uses can be found in Division V (Definitions). The special use regulations column in the
table identifies the specific chapter or section where additional regulations for that use
type are located within this title.
Use regulations in the table are shown with representative symbol by use classification
listing: "P" symbolizes uses allowed by right, "CUP" symbolizes uses that require
approval of a conditional use permit, and "N" symbolizes uses that are not permitted.
Table 18.38.030-1 Permitted Use Matrix for Residential Districts
Residential Zoning District (See Section 18.38.020 for
descriptions)

Special
Use
Regulations

LR (n,w)

Duplexes1

Family day
care home
(large)

CUP

Family day
care home
(small)

Group care
facility (no
licensable
services)
Group care
facility
(large)2

CUP

Chapter
18.96

N CUP

CUP

Chapter
18.96

Residential Uses

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Chapter
18.63

Page 31 of 115

City of Patterson, CA

§ 18.38.030

§ 18.38.030
Table 18.38.030-1 Permitted Use Matrix for Residential Districts
Residential Zoning District (See Section 18.38.020 for
descriptions)
ER

LR (n,w)

Group care
facility
(small)2

CUP

Live/work
units3

CUP

Manufactured
housing4

Mobile
homes
(accessory)

Mobile home
parks

CUP

Multiplefamily units

CUP

Singlefamily,
second units

Single-family
units

CUP

Single-family
units,
attached1

CUP

Transitional
housing12

CUP P12

Supportive
housing12

P12

Special
Use
Regulations
Chapter
18.96
Chapter
18.68

Chapter
18.66

Agriculture, Resource, and Open Space Uses
Agricultural
uses5

Recreation, Education, and Public Assembly Uses
Child-care
center

CUP6

CUP

Community
garden and/
or farmer's
market

CUP

Country
clubs and
related uses

CUP

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Chapter
18.63

Page 32 of 115

City of Patterson, CA

§ 18.38.030

§ 18.38.030
Table 18.38.030-1 Permitted Use Matrix for Residential Districts
Residential Zoning District (See Section 18.38.020 for
descriptions)
ER

LR (n,w)

Emergency
shelters

CUP

Golf courses

CUP

Golf driving
ranges

CUP

Museums/
Libraries

CUP

Parks, plazas,
and
playgrounds

CUP

Places of
worship

CUP

Public
facility

CUP

Temporary
uses7

see note

Utility, Transportation, and Communication Uses
Communication
equipment
buildings

CUP

Electric
substations8

CUP

Public utility
structures8

CUP

see note

Retail, Service, and Office Uses
Home
occupations9,
10

Personal
services

Automobile and Vehicle Uses
Vehicle
storage
(large)11

see note

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Special
Use
Regulations

Chapter
18.90

Page 33 of 115

City of Patterson, CA

§ 18.38.030

§ 18.38.040

Table Notes:
1. Duplexes and halfplexes may be permitted with administrative use review (AR) on corner
lots larger than seven thousand square feet.
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 for definition of live/work quarters.
4. Manufactured house on permanent foundations, subject to provisions.
5. Agricultural uses to include livestock farming and dairying.
6. Only permitted as an accessory use defined as a place of worship or public facility.
7. See Chapter 18.90.
8. Includes electronic substations, including microwave facilities in conjunction therewith.
9. Storage, corporation, and repair yards prohibited.
10. Requires a business license and subject to the provisions in Chapter 18.64.
11. No overnight storage or parking of vehicles with a curb weight higher than ten thousand
pounds.
12. Transitional and Supportive housing are permitted in all zones allowing residential
uses and are not subject to any restrictions (e.g. occupancy limit) not imposed on similar
dwellings in the same zone in which the transitional or supportive housing is located.
Transitional or Supportive housing located in a multifamily zone is permitted in the same
manner as an apartment building in the same zone; transitional or supportive housing
located in a single-family home in a single-family zone is permitted in the same manner as
a single-family home in the same zone. (Chapter 183, Statutes of 2013 (SB 745))

(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.38.040. Development standards.
The following development standards are applicable to the residential zoning districts.
These standards, along with other development standards (e.g., landscaping
requirements, signs, parking standards) in this title and city-adopted design guidelines,
are intended to assist property owners and project designers in understanding the city's
minimum requirements and expectations for high quality development.
Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)
ER

LR-n

LR-w

none

1.1

3.1

5.1

12.1 20.1

1.0

5.0

10.0

12.0

20.0 35.0

Front
yard—general

20'

25' 15’

Front
yard—living
area3

15'

—

Density (units per gross acre)
Minimum
Maximum
2

Setbacks (minimum)

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Page 34 of 115

Side—interior
lot

15'

Side—street
side/ corner lot

10'

25'

Rear yard

20'

20' 15’

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City of Patterson, CA

§ 18.38.040

§ 18.38.040
Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)

Rear—setback
to alley ROW

LR-n

LR-w

Distance Between Buildings
Distance
between main
building and
accessory
buildings

10'

Distance
between
accessory
buildings

10'

Distance
between main
buildings

10'

25'

25' 15’

Distance
between any
wall of a main
building
containing
living room
windows and
any other wall
of a main
building

10'

35'

35' 20’

Distance
between wall
of a singlefamily home
and
neighboring
single-family
home (primary
structure only)

15'

10'

15'

10'

n/a

Minimum

12,000 sf

6,000 sf

9,000 sf5, 6

10,000 sf

Corner
Minimum

14,000 sf

7,000 sf

n/a

45'

50'5

70'

Lot Area4, 8

Lot Dimensions (minimum)
Width/
frontage—interio r
lot

60'

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City of Patterson, CA

§ 18.38.040

§ 18.38.040
Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)
ER

LR-n

LR-w

Width/
frontage—corner
lot

70'

70'5

70'

Average
width—culde-sac

60'

45'

50'5

70'

Frontage—culde-sac

40'

35'

50'

100'

70'

100'

2 stories
(32')

3 stories
(45')

2 stories
(32')

3 4 stories
(45')

1 story (12')

Depth
7

Height (maximum)
Primary
Structure/Unit
Accessory
Structure

Lot Coverage (maximum impervious surface)
Maximum

40%

70%

80%

75%

Maximum
(front yard)

60%

75%

60%

Maximum
footprint9

25%

35%

n/a

Landscaping

See regulations in Chapter 18.78

Lighting

See regulations in Chapter 18.80

Fences, Walls
and Screening

See regulations in Chapter 18.70

Parking and
Loading

See regulations in Chapter 18.76

Signs

See regulations in Chapter 18.82

Projections
and
Encroachments

See regulations in Sections 18.60.030 and 18.60.040

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces,
architectural features, patios, decks, and fences in Section 18.60.040.
3. Active living space (bedrooms, living rooms, dining areas, porches, etc.) may be set back a minimum
of fifteen feet. Garages shall be set back a minimum of twenty feet.
4. For uses requiring a conditional use permit, the planning commission may establish alternative
minimum lot sizes.

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City of Patterson, CA

§ 18.38.040

§ 18.38.050

Table Notes:
5. Minimum lot size requirements for single-family units in this district shall be three thousand five
hundred square feet. Minimum lot dimensions shall be the same as the minimum dimensions in the LR-n
district.
6. Only permitted on corner lots.
7. See Sections 18.60.030 and 18.60.040 for permitted projections into setbacks and exceptions to height
limitations. A height increase may also be granted to allow for exceptional architecture or for unique
architectural features (e.g., clock tower, church steeple, etc.) through the adjustment process (Section
18.16.110 (Minor adjustment)).
8. The anti-monotony provisions in Section 18.38.050(B) apply to all lots smaller than ten thousand
square feet.
9. Only applies to single-family residential structures. This is the maximum ground floor footprint for the
primary residential structure (including attached garages) and does not include accessory structures.

Figure 18.38.040-1 Maximum Residential Footprint

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 848, 2020)
§ 18.38.050. Anti-monotony provisions.
A.

Applicability. The following provisions apply to all residential lots smaller than ten
thousand square feet in size. These are considered minimum standards and
additional requirements may by applied during the residential design review process.

Provisions:
1.

No building permit shall be issued for a single-family dwelling that is similar
in appearance to any dwelling on either side of the same street within a two-lot
distance. For example, as illustrated in Figure 18.38.050-1 below, all of the
homes in dark grey must have different features as identified in this section
from the home identified by the white subject parcel.

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City of Patterson, CA

§ 18.38.050

Figure 18.38.050-1 Repeating Home Plans not Permitted

Similarity shall be avoided by implementing a minimum of three of the
following:
a.

Vary the lot width by more than ten feet;

Vary the lot size by more than twenty-five percent;

Vary the roof type and/or significantly change the roof pitch;

Increase the building or roof height by more than eight feet;

Use a different color pallet (e.g., wall, trim and roof color) and/or wall
materials and textures;

Vary the front setback distance by more than five feet;

Significantly alter the shape of the front elevation silhouette;

Change the relative location, sizes or windows and doors in the front
elevation;

Change the relative location of the garage door, if included on the front
elevation;

Change the housing architectural style; and/or

Utilize a covered front porch.

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City of Patterson, CA

§ 18.38.050

Figure 18.38.050-2 Anti-Monotony Provisions

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City of Patterson, CA

§ 18.38.050

(Ord. 738 § 1 (Exh. A) (part), 2013)

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§ 18.38.050

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City of Patterson, CA

§ 18.42.010

§ 18.42.020

CHAPTER 18.42
COMMERCIAL AND MEDICAL/PROFESSIONAL OFFICE DISTRICTS
§ 18.42.010. Purpose.
The purpose of this chapter is to establish commercial and office zoning districts in the
city, along with allowed use and development standards applicable to those districts.
These districts are consistent with and implement the city's general plan commercial and
medical/professional office land use categories as shown in Table 18.42.030-1.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.42.020. Characteristics of the commercial and medical/professional office
districts.
The following descriptions of each commercial and medical/professional office zoning
district identify the characteristic uses, intensity of uses, and level of development
intended for that district.
A.

Neighborhood Commercial (NC) Zoning District. The NC district is applied to
areas where there is a high concentration of housing to support the neighborhood
center concept in the city's general plan by providing commercial uses that serve
daily needs (e.g., retail and personal services) within close proximity to residential
uses. This zoning district encourages development that is pedestrian-oriented and is
well connected to surrounding residential neighborhoods.

Highway Service Commercial (HSC) Zoning District. The HSC district is
consistent with the highway service commercial land use designation in the general
plan. This district is applied to locations along highways and is intended to provide
businesses and services to meet the needs of the traveling public.

Downtown Core (DC) Zoning District. The DC district is consistent with the
downtown core land use designation in the general plan. The purpose of the DC
district is to stabilize, improve, and protect the characteristics of commercial
businesses and to provide adequate locations for stores, shops, and offices which
are supplying commodities or performing services for residents of the city as a
whole. The DC district is intended to guide and regulate commercial development
within the historic downtown area.

General Commercial (GC) Zoning District. The GC district is consistent with the
general commercial land use category in the general plan. The purpose of the GC
district is to stabilize, improve, and protect the characteristics of commercial
businesses and to provide adequate locations for stores, shops, and offices which
are supplying commodities or performing services for residents of the city as a
whole. The GC district is intended to guide and regulate general commercial
development.

Medical/Professional Office (MPO) Zoning District. The MPO district is consistent
with the medical/professional office land use designation in the general plan. The
purpose of the MPO district is to provide for concentrations of hospitals, medical

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City of Patterson, CA

§ 18.42.020

§ 18.42.030

facilities, auxiliary uses, and medical services and to encourage the orderly and
harmonious development of these facilities, which are performing services for
residents of the city as a whole. The MPO district is intended to guide and regulate
medical, professional office, and similar and compatible development.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.42.030. Allowed land uses and permit requirements.
Table 18.42.030-1 below identifies allowed uses and corresponding permit requirements
for the commercial and medical/professional office districts subject to compliance with
Chapter 18.34 (Land Use Classification) and all other provisions of this title.
Descriptions/definitions of the land uses can be found in Division V (Definitions). The
special use regulations column in the table identifies the specific chapter or section
where additional regulations for that use type are located within this title.
Use regulations in the table are shown with representative symbol by use classification
listing: "AR" symbolizes uses permitted through administrative review, "P" symbolizes
uses allowed by right, "CUP" symbolizes uses that require approval of a conditional use
permit, and "N" symbolizes uses that are not permitted.
Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
NC

HSC

MPO

Duplexes
(joint use)1

CUP

Group care
facility
(large)2

N CUP

CUP

Group care
facility
(small)2

CUP

Live/work
units3

CUP

Multiplefamily units
(joint use)1

CUP

Transitional
housing14

CUP14

N14

CUP14

N14

Supportive
housing14

CUP14

N14

CUP14

N14

Residential Uses

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Special
Use
Regulations

Page 43 of 115

Single-Room
Occupancy

Emergency
shelter

Low Barrier
Navigation
Center

Recreation, Education, and Public Assembly Uses
Child-care
center

CUP

Civic use4

CUP

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Chapter
18.63

Page 44 of 115

City of Patterson, CA

§ 18.42.030

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
NC

HSC

MPO

Community
center4

CUP

Community
garden and/
or farmer's
market

CUP

Country club
and related
uses

CUP

Drug and
alcohol
treatment
facilities

CUP

Golf driving
ranges

CUP

Information
centers

Mortuaries

CUP

Parks, plazas,
and
playgrounds

CUP

CUP5

Places of
assembly
(large,
10,000 sf or
more)

CUP

Place of
assembly
(small, less
than 10,000
sf)

CUP

Public art6

CUP

Public
facility

Schools
(private)

CUP

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Chapter
18.73

Page 45 of 115

City of Patterson, CA

§ 18.42.030

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
Schools
(public)

HSC

MPO

CUP

Utility, Transportation, and Communication Uses
Communication
equipment
buildings

CUP

Electric
substations

CUP

Public utility
structures

CUP

Public utility
yards

CUP

Transit
station/park
and ride lots

Retail, Service, and Office Uses
Accessory
massage
establishment

Alcoholic
beverage
sales7

CUP

Art, antique,
collectibles

CUP

Artisan shops

CUP

Auctions
(indoor
only)8

CUP

Banks and
financial
services

Bars and
cocktail
lounges,
accessory9

CUP

Bars, cocktail
lounges

CUP

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City of Patterson, CA

§ 18.42.030

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
NC

HSC

MPO

Bed and
breakfast
inns

CUP

Building
supply
(large)

CUP

Building
supply
(small)

CUP

Business
support
services

P10

Cannabis
dispensary

N13

Equipment
sales and
rental

CUP

Gun shops

CUP

Hospitals

CUP

Hotels/
motels

CUP

Independent
stand-alone
massage
establishment

Indoor
amusement/
entertainment
facility

CUP

Indoor
recreation
and fitness

CUP

Itinerant/
mobile
vendors

Manufactured
home sales,
new

CUP

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City of Patterson, CA

§ 18.42.030

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
NC

HSC

MPO

Medical and
dental
laboratories

CUP

Medical and
dental offices

CUP

Medical
clinics11

CUP

Nightclubs

CUP

Nurseries, for
sale only

CUP

Nurseries,
includes
growing of
nursery stock

CUP

Office,
accessory

Outdoor
markets,
sales
establishments

CUP

Personal
services

CUP

Private clubs

CUP

Professional
offices

Recreational
vehicle park

CUP

Restaurants,
no drive-thru
service

CUP

Restaurants,
with drivethru service

CUP

Retail,
accessory

CUP

Retail,
general

CUP

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City of Patterson, CA

§ 18.42.030

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
NC

HSC

MPO

Retail, bigbox (>80,000
sq. ft.)

CUP

Secondhand
stores

Service,
accessory

CUP

Tattoo
parlors

CUP

Telephone
answering
services

CUP

Temporary
uses

see note

Theaters, not
including
drive-in

CUP

Tobacco
shops

CUP

Veterinary
clinics, small
animal only

CUP

Wholesale
commercial
uses

CUP

Automobile and Vehicle Uses
Auto part
sales

CUP

Auto rental
agencies

CUP

Auto sales,
new and used

CUP

Car washing
and detailing

CUP12

Fuel station

CUP

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Chapter
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Page 49 of 115

City of Patterson, CA

§ 18.42.030

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Zoning
Districts (See Section 18.42.020 for descriptions)
NC

HSC

MPO

Parking
garages and
lots

CUP

Recreational
vehicle sales

CUP

Small vehicle
sales and
rental

CUP

Vehicle
services
(major)

Vehicle
services
(minor)

CUP

Vehicle
storage
(large)

CUP

Vehicle
storage
(small)

CUP

Special
Use
Regulations

Industrial, Manufacturing, and Processing Uses
Data center

CUP

Storage,
personal
storage
facility

CUP

Storage,
warehouse
(small)

CUP

Storage yard

Table Notes:
1. When combined as a joint use (i.e., shops below and units above).
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/
work units.

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City of Patterson, CA

§ 18.42.030

§ 18.42.040

Table Notes:
4. No significant storage or corporation yards permitted.
5. Parks, plazas and other types of open space are only permitted as accessory to another use.
6. Two-dimensional artworks smaller than ten square feet may be permitted through the
administrative use review process.
7. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in
conjunction with a restaurant use.
8. Auctions are not to include animals and shall be conducted within an enclosed building only.
9. Permitted when accessory to a hotel, motel, or restaurant.
10. Any use involving potentially hazardous materials is subject to administrative review (AR).
11. Includes laboratories that are ancillary to the primary use.
12. Permitted without a use permit if ancillary to a fueling station.
13. The city further identifies the parcels of land located within the city limits, south of Poppy
Avenue, bounded by Poppy Avenue to the north, Highway 33 to the east, Bartch Avenue to
the south, and the irrigation canal to the west, located in the general commercial zone, as an
acceptable zone to establish a cannabis dispensary, subject to a conditional use permit, and
located at least three hundred feet from a residentially zoned district.
14. Transitional and supportive housing are permitted in all zones allowing residential
uses and are not subject to any restrictions (e.g. occupancy limit) not imposed on similar
dwellings in the same zone in which the transitional or supportive housing is located.
Transitional or supportive housing located in a multifamily zone is permitted in the same
manner as an apartment building in the same zone; transitional or supportive housing
located in a single-family home in a single-family zone is permitted in the same manner
as a single-family home in the same zone. (Chapter 183, Statutes of 2013 (SB 745))

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 802 § 2, 2017; Ord. 807 § 1, 2017)
§ 18.42.040. Development standards.
The following development standards are applicable to the commercial and medical/
professional office districts. These standards, along with other development standards
(e.g., landscaping requirements, signs, parking standards) in this title and city-adopted
design guidelines, are intended to assist property owners and project designers in
understanding the city's minimum requirements and expectations for high quality
development.
Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Districts (See Section
18.42.020 for descriptions)
NC

HSC

MPO

Density (units per gross acre)
Minimum

3.1 12.0

n/a

12.1 20.0

n/a

Maximum

10.0 20.0

n/a

20.0 35.0

n/a

Lot Coverage
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Minimum floor
area ratio

—

0.5

—

Maximum floor
area ratio

1.0

0.4

2.0

0.4

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City of Patterson, CA

§ 18.42.040

Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Districts (See Section
18.42.020 for descriptions)
NC

HSC

MPO

75%

80%

100%

80%

75%

Front yard
(minimum)

no min.

10'

no min.

15'

Front yard
(maximum)3

10'

n/a

10'

n/a

Side yard
(minimum)4

no min.

10'

no min.

Rear yard
(minimum)4

no min.

10'

no min.

10'

5,000 sf

2,000 sf

5,000 sf

no min.

Maximum
impervious
surface
Setbacks

Lot Area (minimum SF)5
Lot area

2,000 sf

Lot Dimensions (minimum)
Width
Depth
6

Height (maximum)
Building/
Structure

2 3 stories
(35')

3 stories (50') 3 4 stories (45' 2 stories (35') 2 stories (35')
50’)

Landscaping

See regulations in Chapter 18.78

Lighting

See regulations in Chapter 18.80

Fences, Walls,
and Screening

See regulations in Chapter 18.70

Parking and
Loading

See regulations in Chapter 18.76

Signs

See regulations in Chapter 18.82

Projections and
Encroachments

See regulations in Chapter 18.60

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City of Patterson, CA

§ 18.42.040

§ 18.42.050

Table Notes:
1. Project may be eligible for a bonus as described in Chapter 18.88.
2. The maximum impervious surface ratio may be exceeded by a factor of five percent if other
LID provisions are implemented (see Chapter 18.78 (Landscaping)). See additional regulations
for setbacks and encroachments for accessory structures, fireplaces, architectural features,
patios, decks, and fences in Chapter 18.60 (General Development Standards).
3. No parking shall be placed between the building and the front property line.
4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting
residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential
districts.
5. For uses requiring a conditional use permit, the planning commission may establish
alternative minimum lot sizes.
6. See Chapter 18.60 (General Development Standards) for permitted projections into setbacks
and exceptions to height limitations. A height increase may also be granted to allow for
exceptional architecture or for unique architectural features (e.g., clock tower, church steeple,
etc.) through the minor adjustment process (Section 18.16.110).

(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.42.050. Major development projects.
For major development projects as defined in Chapter 18.98, application shall be made
for planned development approval. Project review shall include, but shall not be limited
to, architecture, site plan, consistency with goals and objectives of the general plan
and environmental and economic impacts on the community. In addition, such largescale development shall be fully consistent with the community design guidelines and
downtown physical design plan, adopted October 2002, as may be amended from time to
time. Exception: Projects within the West Patterson business park master plan area shall
not be subject to this requirement.
Major development projects as defined at Chapter 18.98, once constructed, shall be
maintained and kept in appearance as if in full operation, notwithstanding any cessation
of business, abandonment or change in operation or ownership. This shall include but
shall not be limited to landscaping, graffiti removal, painting, grounds and parking lot
maintenance, lighting and other visual aspects of the project site.
(Ord. 767 (part), 2014)

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City of Patterson, CA

§ 18.58.010

§ 18.58.060

CHAPTER 18.58
EMERGENCY SHELTERS OVERLAY ZONE
§ 18.58.010. Purpose.
It is the intent of this chapter to provide for adequate development and operational
standards to ensure appropriate housing and services for special needs populations are
met. This chapter establishes an regulations for permitting emergency shelters byright, requiring no conditional use permit or other discretionary permit, in the
Downtown Core Zoning District. Additionally, this chapter establishes an overlay
zone within the existing heavy industrial district that shall permit emergency shelters
be subject to the regulations set forth for the heavy industrial district zone as well as
the regulations and requirements of this chapter. This chapter identifies an acceptable
zone, in compliance with Senate Bill 2 (2007), where an emergency homeless shelter
may be established without the need of a conditional use permit.
(Ord. 736 (part), 2012; Ord. 782 (part), 2015)
§ 18.58.020. Definitions.
"Emergency shelter" shall mean housing with minimal supportive services for homeless
persons that is limited to occupancy of six months or less by a homeless person. No
individual or household may be denied emergency shelter because of an inability to pay
(as defined by California Health and Safety Code Section 50801(e)). Emergency
shelters shall include other interim interventions, including, but not limited to, a
navigation center, bridge housing, and respite or recuperative care consistent with
Government Code Section 65583(a)(4)(C)).
"Emergency shelter overlay zone" shall mean the parcels north of Sperry, west of S. 4th
Street, and south of C Street.
"Habitable room" shall mean any room that meets adopted building code requirements
for a habitable room, including minimum room proportions, minimum egress
requirements, and minimum standards for lighting, ventilation, and electricity.
"Heavy industrial district" shall mean areas with industrial parks, warehouses,
manufacturing, public and quasi-public uses, and similar and compatible uses as defined
in Chapter 18.96.
(Ord. 736 (part), 2012; Ord. 782 (part), 2015)
§ 18.58.040. Location.
The city identifies the Downtown Core Zoning District as an acceptable zone for
permitting the establishment of emergency shelters by-right, requiring no
conditional use permit or other discretionary permit. This shall be the primary zone
for establishing emergency shelters.
Additionally, Tthe city identifies the parcels of land north of Sperry Avenue, west of S.
4th Street, and south of C Street, as the an acceptable zone for permitting the
establishment of an emergency homeless shelter without requiring a conditional use
permit.
This area is located within the zone designated as a "heavy industrial district." The
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city amends the zoning code to create an overlay zone located exclusively on the
parcels described above in the Heavy Industrial Zoning District. An emergency shelter
is shall be a permitted use in this overlay zone. In addition to requirements set forth
concerning heavy industrial districts, emergency shelters within this overlay zone are
subject to the requirements stated in this section.
(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

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§ 18.58.060. Emergency shelter permit requirement.
Prior to operating an emergency shelter, a nondiscretionary permit shall be obtained
and all other applicable local, state and federal laws, regulations and codes shall be
met. The approval shall be specific to a location and shall not be transferable to any
other location. The application shall be on a form prescribed for that purpose, and
shall include the written consent of the owner of the property on which the shelter
is to be located. The permit shall be recorded on the property and shall run with the
land.
(Ord. 736 (part), 2012; Ord. 782 (part), 2015)
§ 18.58.080. Permit requirements.
A.

Once an application has been accepted as complete, the community development
director or designee shall take action within thirty days.

Once an application has been accepted as complete, the community development
director or designee shall refer the permit application to city departments and any
other agencies deemed appropriate by the community development director.

In considering an application for a permit pursuant to this section, the application
shall meet all of the following standards:
1.

The application shall be for an "emergency shelter" as defined in the California
Health and Safety Code Section 50801(e) and Government Code section
65583(a)(4)(C)).

The property must be located within the emergency shelter overlay zone.

Emergency shelter facilities shall comply with all federal and California state
licensing requirements.

Emergency shelter facilities shall comply with all applicable Uniform
Building and Fire Codes, including maximum occupancy restrictions.

Maximum Number of Beds. No more than twenty-five beds shall be provided
in any single emergency homeless shelter facility.
(Ord. 736 (part), 2012; Ord. 782 (part), 2015)
§ 18.58.100. Development and operational standards.
Emergency shelter facilities shall comply with all standards provided in this chapter.
A.

Development Standards.
1.

Location and Separation.
a.

Emergency homeless shelter facilities shall be located in an emergency
shelter overlay zone.

All shelter programs must be situated no less than a minimum of three
hundred feet from any other similar shelter program.

Physical Characteristics.
a.

The maximum number of beds for emergency and transitional housing
shall be twenty-five.

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Page 57 of 115

Smoke detectors, approved by the Patterson fire chief, must be provided in all
sleeping and food preparation areas.

The facility shall have adequate private living space, shower and toilet facilities
and secure storage areas for its intended residents.

The size of an emergency facility shall be in character with the surrounding
neighborhood.

The facility shall have at least one room, which has one hundred twenty square
feet of floor area. Other habitable rooms shall have an area not less than seventy
square feet. When more than two persons occupy a room used for sleeping
purposes, the required floor area shall be increased at the rate of fifty square
feet for each occupant in excess of two.

Operational Standards.
1.

If located within one hundred fifty feet of a residential zoning district, all
outdoor activity and intake areas shall be screened from public view and from
the view of adjacent properties.

If the program includes a drug or alcohol abuse counseling component,
appropriate state and/or federal licensing shall be required.

Adequate lighting shall be provided in all parking, pedestrian paths, and entry
areas. Lights shall be shielded and reflected away from adjacent uses.

Off-street parking shall be provided at a rate of one vehicle parking space per
employee/volunteer plus one vehicle parking space for every ten beds.
Pursuant to Government Code Section 65583(a)(4)(B)(ii), emergency
shelters shall provide either sufficient parking to accommodate all staff
working in the emergency shelter, or an amount of parking equal to other
residential or commercial uses within the same zone, whichever is less.

Adequate management, support staff and security must be present during the
hours of operation of the facility. A minimum of one supervisory level staff
member must be present on the site during hours of operation. Management
staff must make best efforts to ensure that loitering does not occur on the
property during off-hours and must ensure that clients are not creating a
nuisance to the neighborhood.

A security guard/officer must be provided during the intake period. The shelter
shall have set hours of operation and the hours shall be posted in a publicly
visible and accessible location.

Management Plan.
1.

The shelter shall prepare and file with the city a management plan that includes
but is not limited to:
a.

A resident identification process;

Timing and placement of outdoor activities;

c.
d.

Standards governing expulsions;
Hours of operation and standard lights-out;

Loitering control;

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f.
D.

Policies regarding safety and security.

Shelter Approval.
1.

The city shall not deny an emergency shelter proposed in the appropriately
designated zone unless it makes findings that:
a.

The city has met or exceeded the need for emergency shelters in its
community.

The emergency shelter 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
development of the emergency shelter financially infeasible. As used in
this subsection, a "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.
Inconsistency with the zoning ordinance or general plan land use
designation shall not constitute a specific, adverse impact upon the public
health or safety.

The denial of the shelter or imposition of conditions is required in order
to comply with specific state or federal law, and there is no feasible
method to comply without rendering the development of the emergency
shelter financially infeasible.

The emergency shelter is proposed on land zoned for agriculture or
resource preservation that is surrounded on at least two sides by land being
used for agricultural or resource preservation purposes, or which does not
have adequate water or wastewater facilities to serve the project.

The emergency shelter is inconsistent with both the jurisdiction's zoning
ordinance and general plan land use designation as specified in any
element of the general plan as it existed on the date the application was
deemed complete, and the jurisdiction has adopted a revised housing
element in accordance with California Government Code Section 65588
that is in substantial compliance with state law.

Severability. In the event that any portion of this chapter is rendered or declared
invalid, the remaining portions of this chapter shall remain in full force and effect.
(Ord. 736 (part), 2012; Ord. 782 (part), 2015)

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City of Patterson, CA

§ 18.76.010

§ 18.76.030

CHAPTER 18.76
PARKING AND LOADING
§ 18.76.010. Purpose.
The purposes of this chapter are to provide on-site vehicle parking for a variety of
vehicle types (cars, bicycles, RVs, and trucks); adequate parking and loading spaces
for all uses; and design standards and requirements to promote public safety and visual
enhancement.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.020. Applicability.
The requirements of this chapter shall apply to the construction, change, or expansion of
a use or structure as specified below. Off-street parking and loading requirements of this
chapter shall be calculated as follows:
A.

New Uses and Structures. For all buildings or structures erected and all uses of land
established after the effective date of this title, parking for vehicles and bicycles,
and loading facilities, shall be provided as required by this chapter.

Change in Use. When the use of any building, structure, or premises is changed,
resulting in the required number of parking spaces to increase more than ten
percent, additional parking shall be provided consistent with Section 18.76.030
(Off-street parking requirements). Previous parking modifications granted by the
approving authority shall be null and void.

Change of Occupancy. Where a new business license is required, additional parking
spaces shall be provided if the new occupancy would result in an increase of more
than ten percent in the required number of parking spaces.

Modification to Existing Structures. Whenever an existing building or structure is
modified such that it creates an increase of more than ten percent in the number of
parking spaces required, additional parking spaces shall be provided in accordance
with the requirements of this chapter.

Downtown Core Exemptions. Off-street parking is not required within the
downtown core (DC) exempt area.

Extended Parking. See Section 18.72.070 (Extended storage and parking) for
requirements related to parking of recreational vehicles or personal utility trailers.

Supportive housing. Off-street parking is not required for supportive housing
projects located within one-half mile of public transit. (Chapter 753, Statutes
of 2018 (AB 2162))
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.030. Off-street parking requirements.
The purpose of the parking schedule is to establish minimum standards that will provide
adequate on-site parking, prevent the need for off-site parking, and provide adequate
loading facilities. Every effort should be made to design parking capacity to meet but not
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Page 60 of 115

exceed minimum zoning requirements listed in the table below.

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City of Patterson, CA

§ 18.76.030

Table 18.76.030-1 Off-Street Parking Requirements
Use
Dwellings

Apartments

Housing for the elderly

Parking Spaces Required
1 covered space per dwelling unit having
0 or 1 bedroom
2 spaces (1 covered) 1.5 covered spaces
per dwelling unit having 2 or more
bedrooms
2 spaces (2 covered) per dwelling unit
having 3 or more bedrooms
1 covered space per dwelling unit having
0 bedrooms (studio)
1.5 spaces (1 covered space) per dwelling
unit having 1 bedroom
2.0 spaces (1 covered)1.5 uncovered
spaces per dwelling unit having 2
bedrooms
2 covered spaces (1 covered) per dwelling
unit having 3 or more bedrooms
Plus 1 additional guest parking space for
each 3 units
Same number of spaces required for
dwellings or apartments; however, the
number of spaces may be reduced if the
planning commission makes a finding that
not all spaces are needed. In making this
finding, the commission shall consider:
(1) the anticipated vehicle usage and
characteristic visitor patterns of the
occupants; (2) proximity of the building
or site to shopping, service, health care
facilities, and other transportation
facilities; (3) proximity of public and
commercial parking areas; (4) effect a
reduced number of spaces would have on
existing and anticipated parking
conditions in the neighborhood; and (5)
conditions deemed relevant by the
planning commission.

Auditoriums, stadiums, theaters, sports
arenas

1 space for every 4 seats

Automobile sales

1 space per 500 sq. ft. of floor area

Automobile service and repair

1 space per 250 sq. ft. of floor area

Bowling alleys

3 spaces per lane

Child care facilities and day nurseries

1 space per classroom plus 1 for every 20
children

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City of Patterson, CA

§ 18.76.030

Table 18.76.030-1 Off-Street Parking Requirements
Use

Parking Spaces Required

Churches, temples, or other places used
for religious worship

1 space for every 4 seats in the building
with the largest capacity

Convalescent facilities, group care
facilities, nursing facilities

1 space for every 3 beds

Dance halls, assembly halls without fixed
seating, meeting halls, clubs

4 spaces per 150 sq. ft. of floor area used
for dancing or assembly

Establishments for the sale and
consumption (on premises) of alcoholic
beverages, food, or refreshments

1 space for every 4 seats

Furniture sales, major appliance sales,
warehouse commercial

1 space per 500 sq. ft. of floor area

Golf courses, golf driving ranges

5 spaces per golf course hole; 1 space per
driving tee on a golf range; plus 1 space
per 250 sq. ft. of floor area used for other
commercial uses

Hospitals

1 space per bed

Hotels, motels

1 space per individual sleeping unit, plus
1 space for each 2 employees on the
largest shift

Libraries, museums, galleries

1 space per 250 sq. ft. of floor area

Manufacturing, processing, assembly
1 space per 1,000 sq. ft. of building area
machine and trade shops, and similar uses
Medical or dental offices

1 space per 200 sq. ft. of floor area

Mortuaries/funeral homes

10 spaces for each room used as a chapel/
parlor, or 1 space per 35 sq. ft. of floor
area of assembly rooms used for services,
whichever amount is greater

Open air commercial uses, nurseries,
equipment rental

1 space per 1,000 sq. ft. of lot area
devoted to sales and display

Open air industrial uses, salvage yards

1 space per 2,500 sq. ft. of outside storage
area

Parks

10 spaces per net acre of active
recreational area within a park or
playground; plus 5 spaces per net acre of
passive recreational area within a park or
playground

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City of Patterson, CA

§ 18.76.030

§ 18.76.040

Table 18.76.030-1 Off-Street Parking Requirements
Use

Parking Spaces Required

Professional offices, financial institutions, 1 space per 250 sq. ft. of floor area
business offices
Schools

1 space per classroom, plus 1 space per
100 sq. ft. of auditorium or general
assembly area

Shopping centers

1 space per 200 sq. ft. of floor area1

Warehousing/storage facilities/data
centers

1 space per 1,000 sq. ft. of floor area, or 1
space for every 2 employees on the largest
shift, whichever is greater

All uses not listed which are permitted in
commercial districts

1 space per 250 sq. ft. of floor area,
excluding basements, mechanical areas,
etc.

All uses not listed which are permitted in
industrial districts

1 space per 500 sq. ft. of floor area or 1
space for every 2 employees on the largest
shift, whichever is greater

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 868 § 1, 2023)
§ 18.76.040. Required accessible parking spaces.
A.

Number of Spaces. Each parking area associated with any type of land use listed in
the Patterson zoning code, except for single-family and two-family residential
dwellings, shall include a number of accessible parking spaces specifically reserved
for vehicles licensed or authorized by the state of California for use by physically
challenged/disabled drivers in accordance with the following table or as otherwise
required by state or federal requirements.
Table 18.76.040-1 Accessible Parking Requirements
Total Spaces in Parking Area

Minimum Number of Accessible
Spaces Required

1—25

1 van accessible space

26—50

2 including 1 van accessible space

51—75

3 including 1 van accessible space

76—100

4 including 1 van accessible space

101—150

5 including 1 van accessible space

151—200

6 including 1 van accessible space

201—300

7 including 1 van accessible space

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City of Patterson, CA

§ 18.76.040

§ 18.76.050

Table 18.76.040-1 Accessible Parking Requirements
Total Spaces in Parking Area

Minimum Number of Accessible
Spaces Required

301—400

8 including 1 van accessible space

401—500

9 including 2 van accessible spaces

501—1,000

2% including 3 van accessible spaces

One space for each 200 spaces thereafter.
B.

Location. Such parking spaces shall be located within a reasonable proximity of any
conveniently accessible entrance to the building served by the parking area.

Dimensions. Typical accessible parking stalls shall be nine feet wide with a fivefoot-wide loading/unloading area. Van accessible parking stalls shall be nine feet
wide with an eight-foot-wide loading/unloading area. Any combination of two
accessible parking stalls may share a single loading/unloading area of five feet in
width, unless one of the parking stalls is van accessible, in which case the shared
loading/unloading area shall be eight feet in width. The minimum length of each
parking space shall be nineteen feet. Parking spaces required by this section shall
be identified per state law requirements and designated per adopted city standards
as shown below.

Design. A bumper is required when no curb or barrier is provided, to prevent
encroachment of cars over walkways. A curb ramp is required within the loading/
unloading area when the adjacent walkway is at a different level than the parking
elevation. Wheelchair users must not be forced to go behind parked cars, other than
their own, to access the adjacent walkway.
Figure 18.76.040-1 Disabled Parking Space Requirements

(Ord. 738 § 1 (Exh. A) (part), 2013)

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City of Patterson, CA

§ 18.76.050

§ 18.76.050. Bicycle parking requirements.
Each parking area associated with any type of land use listed under Section 18.76.030,
except for single-family and two-family residential dwellings, shall provide a number of
bicycle parking spaces in accordance with the following:
A.

Number of Required Bicycle Parking Spaces.
1.

Short-Term Bicycle Parking. If a land use or project is anticipated to generate
visitor traffic, the project must provide permanently anchored bicycle racks
within two hundred feet of the visitors' entrance. To enhance security and
visibility, the bicycle racks shall be readily visible to passersby. The bicycle
capacity of the racks must equal an amount equivalent to five percent of all
required off-street vehicle parking, as identified in Section 18.76.030. There
shall be a minimum of one rack with capacity for two bicycles.

Long-Term Bicycle Parking. Buildings with over ten tenant-occupants (e.g.,
multifamily tenants, owners, employees) shall provide secure bicycle parking
for five percent of all required off-street vehicle parking spaces, as identified
in Section 18.76.030. There shall be a minimum of one long-term bicycle
parking space. Acceptable parking facilities shall be convenient from the street
and include one or a combination of the following:

Covered, lockable enclosures with permanently anchored racks for
bicycles.

Lockable bicycle rooms with permanently anchored racks.

Lockable, permanently anchored bicycle lockers.

In the case of residential development, a standard garage is sufficient, if
available.

A minimum of two bicycle parking spaces per acre is required with no fewer
than two racks provided per site for all park and recreation facilities.
Figure 18.76.050-1 Required Bicycle Parking

Bicycle Racks. Required bicycle parking may be provided in floor, wall, or ceiling
racks. Where required bicycle parking is provided with racks, the racks must meet
the following requirements:
1.

The bicycle frame and one wheel can be locked to the rack with a high security

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City of Patterson, CA

§ 18.76.050

§ 18.76.070

U-shaped shackle lock if both wheels are left on the bicycle.
2.

A bicycle six feet long can be securely held with its frame supported so that
the bicycle cannot be pushed or fall in a manner that will damage the wheels
or components.

Parking and Maneuvering Areas. Each required bicycle parking space must be
accessible without moving another bicycle. There must be an aisle at least five feet
wide adjacent to all required bicycle parking to allow room for bicycle
maneuvering. Where the bicycle parking is adjacent to a sidewalk, the maneuvering
area may extend into the right-of-way. The area devoted to bicycle parking must be
hard surfaced.

Visibility. If required bicycle parking is not visible from the street or main building
entrance, a sign must be posted at the main building entrance indicating the location
of the bicycle parking.

Parking on Public Sidewalks. Bicycle parking on public sidewalks may be
beneficial to nearby businesses, particularly in the downtown. Bicycle racks should
be installed so as to not obstruct pedestrian or vehicular traffic. Encroachment
permits may be required. See Figure 18.76.050-2 (Bicycle Parking on Downtown
Sidewalks).
Figure 18.76.050-2 Bicycle Parking on Downtown Sidewalks

(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.060. Clean air vehicle parking requirements.
Repealed by Ord. 868.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.070. Electric vehicle charging.
Repealed by Ord. 868.

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City of Patterson, CA

§ 18.76.070

§ 18.76.075

(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.075. General requirements.1
A.

Sizes and Access.
1.

Each standard-size off-street parking space shall have dimensions of not less
than nine feet width and nineteen feet depth, exclusive of access drives or
aisles, and shall be of usable shape, location, and condition.

Compact spaces having dimensions not less than seven and one-half feet width
and fifteen feet depth, exclusive of access drives and aisles, shall be permitted,
not to exceed thirty percent of the total required parking stalls. Small car
spaces shall have the word "compact" painted on the pavement at the entrance
of each stall.

Small vehicle spaces (e.g., motorcycles, mopeds) have a dimension of not less
than four feet in width and nine feet in depth, exclusive of access drives and
aisles, shall be permitted, not to exceed fifteen percent of total required
parking stalls.

End stalls and stall adjacent to raised curbing shall be a minimum of one foot
wider than the normal stall width. The length of the space may be reduced by
two feet if landscaped planters of sufficient width are used as curb stops.

Standards for the design of parking spaces shall meet the following requirements
and graphic:
1.

Space for turning around must be provided for parking areas of four or more
spaces, so that no cars need to back into the street.

The minimum width of a driveway serving four or less parking spaces shall be
twelve feet.

The minimum width of a driveway serving five to eight parking spaces shall
be fifteen feet.

A two-lane driveway with a minimum width of twenty-four feet, or separate
twelve-foot, entrance and exit driveways shall be provided for parking areas
having nine or more spaces.

1. Code reviser's note: Ord. 738 adds this section as 18.76.070. It has been renumbered to avoid duplication.

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City of Patterson, CA

§ 18.76.075

§ 18.76.080

Figure 18.76.070-1 Parallel Parking Space and Drive Aisle Dimensions

Type and Location. Parking spaces required in connection with land uses shall be
provided in designated parking areas, private garages or carports, or storage garages
located on the same building site. Residential parking spaces shall not be permitted
within a required front yard setback.

Units of Measurement. For the purposes of this chapter, "floor area" in the case of
offices, merchandising, or service types of uses shall mean the gross floor area used,
or intended to be used, for service to the public as customers, patrons, clients or
patients, or as tenants, including areas occupied by fixtures and equipment used for
display or sale of merchandise. It shall not include areas used primarily for
nonpublic purposes such as storage, packaging of merchandise, show windows,
restrooms, utility rooms, kitchens, fitting or alteration rooms, and similar incidental
uses.

In stadiums, sports arenas, churches, and other places of public assembly in which
patrons or spectators occupy benches, pews, or other similar seating facilities, each
twenty inches by such seating facilities shall be counted as one seat for the purpose
of determining requirements for off-street parking facilities.

When units of measurements determining number of required parking spaces result
in requirement of a fractional space, any fraction less than one-half shall be
discarded and fractions of one-half or more shall require an additional parking
space.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.080. Parking areas, development and maintenance.
Every parcel of land used as a public or private parking area shall be developed and
maintained as follows:
A.

Surface of Parking Area. Parking areas shall be paved with a minimum of two
inches of an asphalt or cement binder pavement over an approved sub-base to
provide a durable and dust-free surface. The parking area shall be paved, graded,
and drained to dispose of all surface water in accordance with the requirements of
the city engineer.

Temporary, unpaved parking areas are allowed subject to conditional use permit

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City of Patterson, CA

§ 18.76.080

approval under the following conditions:

Temporary parking lot must be located on the same parcel or contiguous parcel
as a principal use and have access only through the principal use.

Temporary parking lot area shall not exceed one acre in size.

Temporary parking shall be permitted for a maximum period of one year with
a possible one-year extension by the planning commission.

In reviewing the conditional use permit, the planning commission may attach
conditions for fencing, drainage, dust control, and other items as necessary to
assure compatibility with surrounding uses.

Protective Installation.
1.

To ensure the proper maintenance and utilization of parking facilities, parking
areas shall be designed so that a parked vehicle does not overhang so as to
obstruct pedestrian traffic and be destructive to plant materials.

A continuous landscape divider with a minimum width of three feet shall be
provided between every row of head-to-head parking unless waived in writing
by the planning director.

A permanent curb, bumper, wheel stop, or similar device shall be installed that
is adequate to protect any structure or landscaping from vehicular damage. If
such protection is designed to stop the wheel rather than the bumper, the wheel
stop shall be placed no closer than two feet from the edges of required
sidewalks, planter areas, or other landscaped areas and from any building or
structure.

Striping. All parking spaces shall be marked by striping, buttons, or a similar device
to delineate spaces. Spaces shall be painted with a line width of four inches. Buttons
shall be a minimum of three and one-half inches in diameter, spaced no more than
three feet on center. Spaces shall be double striped with one foot of striping line
within each stall, nineteen feet for each full-sized space and fifteen feet for compact
car space, not including the semi-circular cap.

Maintenance and Use. Parking surface, striping, and landscaping shall be
maintained in good condition. Required parking and circulation areas shall not be
converted to other uses.

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City of Patterson, CA

§ 18.76.080

§ 18.76.090

Figure 18.76.080-1 Parking Space Striping

(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.090. Parking exemptions and reductions.
The required number of parking spaces may be reduced in accordance with the following
requirements:
A.

Exemptions.
1.

Hardship. In the case of unusual hardship, the planning commission may
conduct a hearing to consider exceptions to the foregoing requirements.
Applications for a reduction to off-street parking may be considered through
the adjustment process (Section 18.16.110). However, the findings shall
include that the establishment, maintenance, or use of off-street parking
facilities, as proposed, are as nearly in compliance with the requirements set
forth in this chapter as are reasonably possible.

Downtown Core Exemption. Off-street parking is not required within the
downtown core (DC) exempt area. The exempt area boundary shall be I Street
to the north, Fifth Street to the west, E Street to the south, and Second Street
(State Route 33) to the east. For any discretionary permit within the exempt
area, the planning director may refer off-street parking requirement issues to
the planning commission for its review. The planning commission may
withdraw the exempt status of any new development within the exempt area.

Minor Reductions. The following reductions may be permitted with administrative
review approval by the planning director. The required number of parking spaces
shall not be reduced by more than twenty percent without the issuance of a
conditional use permit by the planning commission.
1.

On-street parking spaces adjacent to the property boundary may be counted
toward off-street parking requirements if easily accessible to the primary
entrance of the building.

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City of Patterson, CA

§ 18.76.090

§ 18.76.100

Ten percent reduction in total required parking space if the property boundary
is adjacent to or within two hundred fifty feet of a transit stop.

Fifteen percent reduction for a development that includes a minimum of ten
residential units and fifty thousand square feet of office space.

Within nonresidential zoning districts, the provision of clean air vehicle spaces
may be used to reduce the total number of required vehicle spaces. One clean
air vehicle space counts toward one and a half required (standard sized)
parking spaces. Total reduction in required parking spaces cannot exceed a
fifteen percent reduction.

Up to five percent reduction for existing uses to enable property
enhancements. Parking requirements for existing nonresidential development
may be reduced by up to five percent, if spaces are replaced with any of the
following: on-site public pedestrian plazas, seating areas, shelters, and/or
walkways.

Moderate Reductions. The following reductions may be permitted by the planning
commission as part of a discretionary action (e.g., conditional use permit or design
review):
1.

Use of Shared Parking. A shared parking plan must be submitted, which
addresses the following requirements:
a.

Calculation of total parking requirements for conjunctive uses be based
on the number of spaces adequate to meet various needs of the individual
uses operating during the peak parking period.

The peak hours of parking demand from all uses do not coincide so that
peak demand will not be greater than the parking provided.

The efficiency of parking provided will equal or exceed the level that can
be expected if parking for each use were provided separately.

A written shared parking agreement between the landowners and in some
cases the city that runs with the land shall be filed, in a form satisfactory
to the city attorney.

Use of Car-Share Vehicles. The applicant has provided on-site parking for carshare vehicles and proof of a perpetual agreement with a car-share agency to
provide at least one car-share vehicle on-site.

Implementation and documentation of parking or travel demand management
programs that encourage occupants to carpool, ride share, or use alternate
transportation to reduce parking demand at the site.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.100. Truck loading requirements.
The number of loading spaces to be required shall be determined by the planning director

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City of Patterson, CA

§ 18.76.100

§ 18.76.110

based upon consideration of the following criteria:
A.

Evidence of the probable loading space needs of the proposed use.

The following minimum standards:
1.

One truck loading space for the first ten thousand square feet of floor area; and

One additional truck loading space for each additional twenty thousand square
feet or major fraction thereof.

Minimum Truck Loading Stall Dimensions. The planning director shall establish
the dimensions of each loading space required by this chapter, based upon the
dimensions of vehicles which will likely utilize such space.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.76.110. Pedestrian access requirements.
A.

Provision of Pedestrian Paths to and Through Parking Areas. The pedestrian paths
system shall be designed to provide the pedestrian safe passage throughout the
project area and parking lot. Adherence to all of the following provisions will create
maximum safe connectivity for pedestrians.
1.

A continuous path which connects the primary entrances of the structure(s) on
the site to the parking area.

Designated walking path along at least one side of drive aisles leading to main
entrances.

Where parking areas are located between a public right-of-way and a primary
entrance into a site's primary use structure, a continuous and well-designated
pedestrian path shall be provided through the parking area that connects the
public right-of-way and the primary entrance.
(Ord. 738 § 1 (Exh. A) (part), 2013)

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§ 18.85.010

CHAPTER 18.85
REPLACEMENT HOUSING REQUIREMENTS

§ 18.85.010. Purpose.
The purpose of this chapter is to prevent the loss of housing units and the displacement of lowerincome households pursuant to California Government Code Sections 66300.5 – 66300.6 and
65915.
(Ord. 26-X)
§ 18.85.020. Definitions.
“Affordable housing cost” has the same meaning as defined in Section 50052.5 of the Health and
Safety Code.
“Affordable rent” has the same meaning as defined in Section 50053 of the Health and Safety Code.
“Equivalent size” means that the replacement units contain at least the same total number of
bedrooms as the units being replaced.
“Housing development project” has the same meaning as defined in paragraph (3) of subdivision
(b) of Section 65905.5.
“Persons and families of low or moderate income” has the same meaning as defined in Section
50093 of the Health and Safety Code.
“Lower income households” has the same meaning as defined in Section 50079.5 of the Health and
Safety Code.
“Protected units” means any of the following:
(1) Residential dwelling units that are or were subject to a recorded covenant, ordinance, or
law that restricts rents to levels affordable to persons and families of lower or very low
income within the past five years.
(2) Residential dwelling units that are or were subject to any form of rent or price control
through a public entity’s valid exercise of its police power within the past five years.
(3) Residential dwelling units that are or were rented by lower or very low-income
households within the past five years.
(4) Residential dwelling units that were withdrawn from rent or lease in accordance with
Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 within the past 10
years.
1

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“Very low income households” has the same meaning as defined in Section 50105 of the Health
and Safety Code.
(Ord. 26-X)
§ 18.85.030. Replacement Housing Requirements and Occupant Protections.
This section shall apply only to housing development projects that on or after January 31, 2025
submit a complete application or a complete set of building plans for plan check and permit to the
Planning Department, along with any associated submittal fee or (2) on or after the effective date
of this section, receive an approval of a complete application that was submitted to the Planning
Department.
Replacement requirements and occupant protections:
A. The City shall not approve or issue a building permit for a housing development project
that will require the demolition of one or more residential dwelling units unless the project
will create at least as many residential dwelling units as will be demolished.
B. The City shall not approve or issue a building permit for a housing development project
that will require the demolition of occupied or vacant protected units, or that is located on
a site where protected units were demolished in the previous five years, unless the housing
development project meets all of the requirements of California Government Code Section
66300.6.
(Ord. 26-X)

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§ 18.89.010

§ 18.89.030

CHAPTER 18.89
REASONABLE ACCOMMODATION
§ 18.89.010. Purpose.
The purpose of this chapter is to provide a procedure for individuals with disabilities to
request reasonable accommodation in seeking equal access to housing under the Federal
Fair Housing Act and the California Fair Employment and Housing Act (hereafter
"Acts") in the application of zoning laws and other land use regulations, policies, and
procedures.
(Ord. 783 (part), 2015)
§ 18.89.020. Applicability.
A.

A request for reasonable accommodation may be made by any person with a
disability or their representative, when the application of a requirement of this
zoning code or other city requirement, policy, or practice acts as a barrier to fair
housing opportunities. For the purpose of this chapter, a "person with a disability"
is any person who has a physical or mental impairment that limits or substantially
limits one or more major life activities, anyone who is regarded as having such
impairment or anyone who has a record of such impairment. This chapter is
intended to apply to those persons who are defined as disabled under the Acts.

A request for reasonable accommodation may include a modification or exception
to the rules, standards, and practices for the siting, development, and use of housing
or housing-related facilities that would eliminate regulatory barriers and provide a
person with a disability equal opportunity to housing of their choice.

A reasonable accommodation is granted only to the household that needs the
accommodation and does not apply to successors in interest to the site.

A reasonable accommodation may be granted in compliance with this chapter
without the need for the approval of a variance.
(Ord. 783 (part), 2015)
§ 18.89.030. Procedure.
A.

A request for reasonable accommodation shall be submitted on an application form
provided by the community development department or in the form of a letter to the
director of community development department, and shall contain the following
information:
1.

The applicant's name, address, and telephone number;

Address of the property for which the request is being made;

The current use of the property;

The basis for the claim that the individual is considered disabled under the
Acts, including verification of such claim;

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§ 18.89.050

The zoning code provision, regulation, or policy from which reasonable
accommodation is being requested; and

Why the reasonable accommodation is necessary to make the specific property
accessible to the individual.

If the project for which the request for reasonable accommodation is being made
requires some other discretionary approval (including use permit, design review,
etc.) then the applicant shall file the information required by subsection A of this
section for concurrent review with the application for discretionary approval.

A request for reasonable accommodation shall be reviewed by the director of
community development department or his/her designee, if no approval is sought
other than the request for reasonable accommodation. The director or his/her
designee shall make a written determination within forty-five days of the
application being deemed complete and either grant, grant with modifications, or
deny a request for reasonable accommodation.

A request for reasonable accommodation submitted for concurrent review with
another discretionary land use application shall be reviewed by the planning
commission. The written determination on whether to grant or deny the request for
reasonable accommodation shall be made by the planning commission in
compliance with the applicable review procedure for the discretionary review.
(Ord. 783 (part), 2015)
§ 18.89.040. Approval findings.
The written decision to grant or deny a request for reasonable accommodation will be
consistent with the Acts and shall be based on consideration of the following factors:
A.

Whether the housing in the request will be used by a person with a disability under
the Acts;

Whether the request for reasonable accommodation is necessary to make specific
housing available to a person with a disability under the Acts;

Whether the requested reasonable accommodation would impose an undue
financial, administrative or enforcement burden on the city;

Whether the requested reasonable accommodation would require a fundamental
alteration in the nature of a city program or law, including but not limited to land
use and zoning;

Potential impact on surrounding uses;

Physical attributes of the property and structures; and

G. Other reasonable accommodations that may provide an equivalent level of benefit.
(Ord. 783 (part), 2015)

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§ 18.89.050

§ 18.89.060

§ 18.89.050. Conditions of approval.
In granting a request for reasonable accommodation, the director of community
development department or his/her designee, or the planning commission as the case
might be, may impose any conditions of approval deemed reasonable and necessary
to ensure that the reasonable accommodation would comply with the findings. The
conditions shall also state whether the accommodation granted shall be removed in the
event that the person from whom the accommodation was requested no longer resides on
the site.
(Ord. 783 (part), 2015)
§ 18.89.060. Appeals.
A.

Any person applicant requesting reasonable accommodation, or the
applicant’s personal beneficiary, who is dissatisfied with any action of the
director of the community development department pertaining to this chapter may
appeal to the planning commission within ten days after written notice of the
director's decision is sent to the applicant. The appeal is taken by filing a written
notice of appeal with the director of community development department and shall
specify the reasons for the appeal and the grounds asserted for relief.

Any person applicant requesting reasonable accommodation, or the
applicant’s personal beneficiary, who is dissatisfied with any action of the
planning commission pertaining to this chapter may appeal to the city council
within ten days after the rendition of the decision of the planning commission. The
appeal is taken by filing a written notice of appeal with the director of community
development department and shall specify the reasons for the appeal and the
grounds asserted for relief.

The city council shall, by resolution, adopt and from time to time amend a fee for
the filing of appeals. Such fee shall be for the sole purpose of defraying costs
incurred for the administration of appeals. The fee for an appeal shall be paid at the
time of and with the filing of an appeal. No appeal shall be deemed valid unless the
prescribed fee has been paid.

If an appeal is not filed within the time or in the manner prescribed in this section,
the right to review of the action against which the complaint is made shall be
deemed to have been waived.

After filing an appeal, the appropriate hearing body shall conduct a public hearing
for the purpose of determining whether the appeal should be granted. Written notice
of the time, date and place of hearing shall be given to the appellant, and to any
other persons who have filed a written request for notice. Such notices shall be
mailed to the appellant and the applicant at least ten days prior to the hearing.

The planning commission or city council shall review de novo the entire proceeding
or proceedings related to the decision, and may make any order it deems just and
equitable, including the approval of the application. Any hearing may be continued
from time to time.

At the conclusion of the hearing, the hearing body shall prepare a written decision
which either grants or denies the appeal and contains findings of fact and

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§ 18.89.060

conclusions. The written decision, including a copy thereof, shall be provided to the
appellant and the project applicant.
(Ord. 783 (part), 2015)

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§ 18.96.020

Division V
DEFINITIONS
CHAPTER 18.96
LAND USE DEFINITIONS
§ 18.96.010. Purpose.
The purpose of this chapter is to provide definitions for each of the land use categories
listed in the permitted use matrices in Division III (Table 18.38.030-1; Table 18.42.0301; Table 18.46.030-1; and Table 18.50.030-1). The uses within these tables are divided
into similar categories of uses (e.g., residential, recreation, retail). The land use
descriptions are categorized by land use type in alphabetical order.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.96.020. Residential uses.
“Bridge housing” means short- to mid-term residential housing to provide
temporary, safe shelter and support services to individuals experiencing
homelessness while they transition to permanent housing.
"Duplex" means a building designed as a single structure and having one owner, and
containing two separate living units, each of which is designed to be occupied as a
separate permanent residence for one family.
“Emergency shelter” means housing with minimal supportive services for homeless
persons that is limited to occupancy of six months or less by a homeless person. No
individual or household may be denied emergency shelter because of an inability to
pay (as defined by California Health and Safety Code Section 50801(e)). Emergency
shelters shall include other interim interventions, including, but not limited to, a
navigation center, bridge housing, and respite or recuperative care consistent with
Government Code Section 65583(a)(4)(C)).
“Employee housing” as defined and regulated by Section 17008, “Employee
Housing Act,” of the California Health and Safety Code. Pursuant to Section
17021.6 of the California Health and Safety Code, any employee housing consisting
of no more than thirty-six (36) beds in a group quarter, or twelve (12) units or spaces
designed for use by a single family or household, or that is approved pursuant to
Section 17021.8, shall be deemed an agricultural land use for the purposes of this
Section. Such use may be subject to a streamlined ministerial approval process and
siting requirements pursuant to Section 17021.8 of the California Health and Safety
Code.
"Family day care home, large" means state-licensed facilities that provide nonmedical
care and supervision of minor children for periods of less than twenty-four hours within
a single-family residence. The occupant of the residence provides care and supervision
generally for seven to fourteen children. As described in the California Health and Safety
Code, large day care homes may provide services for up to sixteen children when specific
conditions are met.
"Family day care home, small" means state-licensed facilities that provide nonmedical
care and supervision of minor children for periods of less than twenty-four hours within
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a single-family residence. The occupant of the residence provides care and supervision
generally to six or fewer children. As described in the California Health and Safety Code,
small day care homes for children may provide services for up to eight children when
specific conditions are met.
“Group care facility without licensable services” means facilities that function as
single-family residences and do not offer licensable services. These facilities shall be
permitted in all zones that permit residential uses and shall only be subject to the
general health, safety, and zoning laws applicable to all single-family residences,
regardless of having more than six residents. Since these homes do not provide
licensable services, they should be treated like any other single-family residence.
"Group care facility (large)" means state-licensed facilities that provide nonmedical care
and supervision for more than six adults for a 24-hour periods of less than twenty-four
hours, with no overnight stays (Health and Safety Code § 1502(1). These facilities shall
be permitted in all zones that permit residential uses and shall be subject only to
provisions for residential uses of the same type in the same zone.
"Group care facility (small)" means, as defined by state law, the provision of nonmedical
care to six or fewer adults, including seniors, in the provider's own home, for a 24-hour
period (Health and Safety Code § 1502(1). period of less than twenty-four hours at a
time. Homes serving more than six adults are included in the definition of "group care
facility, large." These facilities shall be permitted in all zones that permit residential
uses and shall only be subject only to the general health, safety, and zoning laws
applicable to all single-family residences.
"Live/work unit" means an integrated housing unit and working space, occupied and
utilized by a single household in a structure that has been designed or structurally
modified to accommodate joint residential occupancy and work activity, and which
includes:
A. Complete kitchen space and sanitary facilities in compliance with the California
Building Standards Code; and/or
B. Working space reserved for and regularly used by one or more occupants of the unit.
“Low Barrier Navigation Center” as defined and regulated by Government Code
Section 65660, means 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. In this context, “Low Barrier”
means best practices to reduce barriers to entry, and may include, but is not limited
to, the following:
A. 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;
B. Pets;
C. The storage of possessions; and
D. Privacy, such as partitions around beds in a dormitory setting or in larger
rooms containing more than two beds, or private rooms.
"Manufactured housing" means a single-family detached dwelling unit constructed in
accordance with the National Manufactured Housing Construction and Safety Standards
Act of 1974, as amended. This definition is intended to include mobile homes and
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modular homes which meet federal standards for manufactured homes. The California
Health and Safety Code, Section18007, defines a manufactured home as a structure that
meets the following criteria:
A.

Transportable in one or more sections;

When in the traveling mode, is eight body feet or more in width, or forty body feet
or more in length, or, when erected on site, is three hundred twenty or more square
feet;

Built on a permanent chassis;

Designed to be used as a residential dwelling;

Erected with or without a permanent foundation when connected to the required
utilities; and

Includes the plumbing, heating, air conditioning, and electrical systems contained
therein.

"Mobile home park" means any site that is planned and improved to accommodate two
or more mobile homes used for residential purposes, or on which two or more mobile
home lots are rented, leased, or held out for rent or lease, or were formerly held out
for rent or lease and later converted to a subdivision, cooperative, condominium, or other
form of resident ownership, to accommodate mobile homes used for residential purposes.
"Multiple-family unit" means a building or a portion of a building used and/or designed
as a residence for three or more families living independently of each other, including
triplexes and apartments; attached ownership units such as condominiums and
townhouses; and rooming and boarding houses (a residential structure where rooms are
rented for short- or long-term lodging where at least one meal daily is shared in common
dining facilities, with ten or fewer beds for rent). Duplexes and single-family attached
dwellings (e.g., townhouse configuration) are not included in this definition.
“Respite or recuperative care” means short-term residential care that provides
room, board, and medical care coordination in a post-acute care setting for people
experiencing homelessness who are too ill or frail to recover from a physical illness
or injury on the streets or in shelter, but who are not ill enough to be in a hospital.
"Single-family, second unit" means an attached or detached additional residential
dwelling unit which provides complete independent living facilities for one or more
persons. A second unit shall include permanent provisions for living, sleeping, eating,
cooking, and sanitation, on the same parcel as the single-family dwelling is situated, on
a lot or parcel zoned for single-family dwelling use.
"Single-family unit" means a building containing one dwelling unit. All rooms within the
dwelling shall be interconnected. A single-family unit may provide accommodations
for six or fewer employees as “employee housing” pursuant to Health and Safety
Code Section 17021.5.

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§ 18.96.030

"Single-family unit, attached" means a dwelling unit with its own independent outside
access, with no other dwelling units located directly and totally above or below it, and
having walls in common with at least one but not more than three adjacent similar
dwelling units, and located in a building comprising at least three dwelling units. This
dwelling type shall include, but not be limited to, dwelling units commonly known as
townhouses, rowhouses, triplexes, quadruplexes, and multiplexes. A single-family unit,
attached, may provide accommodations for six or fewer employees as “employee
housing” pursuant to Health and Safety Code Section 17021.5.
“Single Room Occupancy (SRO)” means a dwelling unit that does not include a
complete private bathroom or kitchen (Government Code § 66300.6.5). These units
are typically restricted to low income households, sized between 150 and 350 square
feet, and restricted to occupancy by no more than two persons.
"Supportive housing" means housing with no limit on length of stay, that is occupied by
the target population and that is linked to on-site or off-site services that assist the
supportive housing resident in retaining the housing, improving his or her health status,
and maximizing his or her ability to live and, when possible, work in the community.
Supportive housing units are residential uses subject only to those requirements and
restrictions that apply to other residential uses of the same type in the same zone.
"Target population" means persons with low incomes who have one or more disabilities,
including mental illness, HIV or AIDS, substance abuse, or other chronic health
conditions, or individuals eligible for services provided pursuant to the Lanterman
Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500)
of the Welfare and Institutions Code) and may include, among other populations, adults,
emancipated minors, families with children, elderly persons, young adults aging out
of the foster care system, individuals exiting from institutional settings, veterans, and
homeless people.
"Transitional housing" means rental housing operated under program requirements that
call for the termination of assistance and recirculation of the assisted unit to another
eligible program recipient at some predetermined future point in time, which shall be no
less than six months, and in no case more than two years. Transitional housing units are
residential uses subject only to those requirements and restrictions that apply to other
residential uses of the same type in the same zone.
(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 784, 2016)
§ 18.96.030. Agriculture, resource, and open space uses.
"Agricultural uses" means crop production, livestock farming, and dairying.
"Crop production and horticulture" means raising and harvesting of plants, tree crops,
row crops, or field crops on an agricultural or commercial basis, including packing and
processing. Includes horticulture establishments engaged in the cultivation of flowers,
fruits, vegetables, or ornamental trees and shrubs for wholesale and incidental retail sales.
This classification includes accessory agricultural buildings accessory to such uses and
roadside stands for display/sale of agricultural products grown on the premises. Excludes
uses for which other garden, nursery, or landscape merchandise are stored and sold on
the site.
"Greenbelt" means any area of undeveloped natural land that has been set aside near
urban or developed land to provide open space, offer light recreational opportunities, or
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§ 18.96.030

contain development.
"Observatory" means a location used for observing terrestrial and/or celestial events.
Astronomy, climatology/meteorology, geology, oceanography, and volcanology are

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§ 18.96.040

examples of disciplines for which observatories have been constructed.
"Outdoor amphitheaters, public" means an open-air venue used for entertainment and
performances typically in the shape of a semicircular plan. It provides a setting for public
events (e.g., theater, concerts, lectures, etc).
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.96.040. Recreation, education, and public assembly uses.
"Athletic fields" means land designed for outdoor games and sporting activities such as
baseball, football, and soccer. This use includes accessory structures such as concession
stands, locker rooms, showers and other facilities commonly associated with athletic
fields.
"Athletic fields, accessory only" means athletic fields, as defined above, that are provided
as part of different primary use, such as a field located within a dry detention basin or
part of an office complex, intended for use by employees.
"Child-care center" means a facility which provides nonmedical care to children under
eighteen years of age in need of personal services, supervision, or assistance essential for
sustaining the activities of daily living or for the protection of the individuals on less than
a twenty-four-hour basis. It's a facility other than a family day care home, including, but
not limited to, infant centers, preschools, extended day care facilities, and school-age child
care centers.
"Civic use" means a public building or institution owned and operated by governmental
or other public agencies, not including parks and open space. This classification includes
government offices and other governmental activities.
"Community center" means a multipurpose meeting and recreational facility typically
consisting of one or more meeting or multipurpose rooms, kitchens, and/or outdoor
barbecue facilities that are available for use by various groups for such activities as
meetings, parties, receptions, dances, etc.
"Community garden/farmer's market" means a permanent or regularly occurring land use
where a site is designed specifically for the purpose of a community garden and/or
farmer's market. Farmer's markets may also be permitted as a temporary use.
"Country club and related uses" means a private club organized and operated for social
purposes and possessing outdoor recreational facilities, such as golf courses, tennis
courts, or polo grounds.
"Drug or alcohol abuse treatment facility" means a facility established and operated for
the purpose of medical and other treatment, on a twenty-four-hour basis, for persons with
addictions to alcoholic beverages and/or to prescription or nonprescription drugs.
"Emergency shelter" means any facility, the primary purpose of which is to provide temporary
or transitional shelter for the homeless in general or for specific populations of the homeless.
"Golf course" means a golf course and accessory facilities and uses, including clubhouses
with bar and restaurant, locker and shower facilities, driving ranges, pro shops for on-site
sales of golfing equipment, and golf cart storage and sales facilities.

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"Golf driving range" means an outdoor facility (typically enclosed with fencing) that
contains driving tees for golfers to practice. These facilities may also include pro shops
and/or small retail facilities.
"Information center" means a facility or tenant space intended for the distribution of
tourist and business information (e.g., chamber of commerce).
"Mortuary" means a funeral home or parlor, where the deceased are prepared for burial
or cremation and funeral services may be conducted.
"Museum/library" means a public or quasi-public facility, including aquariums,
arboretums, art exhibitions, botanical gardens, historic sites and exhibits, libraries,
museums, and planetariums, which are generally noncommercial in nature.
"Outdoor recreation (large, three acres or more)" means a facility that is three acres or
larger for various outdoor participant sports and types of recreation (e.g., amphitheaters,
amusement and theme parks, golf driving ranges, health and athletic club with outdoor
facilities, miniature golf courses, skateboard parks, stadiums and coliseums, swim and
tennis clubs, water slides, zoos, etc.)
"Outdoor recreation (small, less than three acres)" means a facility that is smaller than
three acres or larger for various outdoor participant sports and types of recreation (e.g.,
amphitheaters, miniature golf courses, skateboard parks, swim and tennis clubs, etc.)
"Park, plaza, and playground" means a public park, including playgrounds and athletic
fields/courts and public plazas and outdoor gathering places, for community use.
"Place of assembly (large)" means a facility for public assembly and group entertainment
such as public and semi-public auditoriums; exhibition and convention halls; civic
theaters, meeting halls, and facilities for live theatrical presentations or concerts by bands
and orchestras; motion picture theaters; amphitheaters; meeting halls for rent; and similar
public assembly uses. A meeting hall or other facility of less than ten thousand square
feet in net floor area is considered a "place of assembly (small)."
"Place of assembly (small)" means a meeting hall and other facility (public or private)
less than ten thousand square feet in net floor area. Any use that would fit the definition
of "Place of assembly (large)" would fit under this category as well; the only distinction
is facility size.
"Place of worship" means a facility operated by a religious organization for worship
or the promotion of religious activities (e.g., churches, mosques, synagogues, temples)
and accessory uses on the same site (e.g., living quarters for ministers and staff, child day
care facilities which were authorized in conjunction with the primary use). Other
establishments maintained by religious organizations, such as full-time educational
institutions, hospitals, and other potentially related operations (e.g., recreational camp),
are classified according to their respective activities.
"Public art" means any visual work of art, accessible to public view, including but not
limited to sculptures, statues, murals, monuments, frescoes, fountains, paintings, stained
glass, or ceramics, and which does not contain advertising.
"Public facility" means a facility operated by public agencies, including fire stations,
other fire prevention and firefighting facilities, and police and sheriff substations and

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headquarters, including interim incarceration facilities.
"School (private)" means a private educational institution (e.g., boarding schools,
business, secretarial, and vocational schools, colleges and universities, establishments
providing courses by mail or online), or special school/studio (e.g., art, ballet and
other dance, computers and electronics, drama, driver education, language, music,
photography). Also includes facilities, institutions, and conference centers that offer
specialized programs in personal growth and development (e.g., fitness training studios,
gymnastics instruction, and aerobics and gymnastics studios, environmental awareness,
arts, communications, management).
"School (public)" means a public educational institution such as a community college,
university, elementary school, middle/junior high school, high school, or military
academy.
"School (trade)" means a school or institution providing longer-term (at least one year)
programs leading to proficiency, certification, and associate degrees in vocational
programs, including computers, mechanical, food and hospitality service, automotive and
aircraft services, surveying, welding, photography, carpentry, agriculture, horticulture,
electrical, plumbing, and construction trades.
"Temporary use" means a use that is established for a fixed period of time with the intent
to discontinue such use upon the expiration of such time; does not involve the
construction or alteration of any permanent structure. Temporary uses could include
Christmas tree, pumpkin, and fireworks sales, grand openings, and special events.
"Trails (riding, hiking, bicycling, etc.)" means typically linear paths adjacent to roadways
and/or through public recreation areas that provide access for pedestrians and bicyclists
and could tie into a network of nonvehicular paths throughout the city.
"Zoo" means a facility housing and displaying live animals, reptiles or birds, privately
owned and operated for a fee or owned and operated by the city, another public agency,
or a nonprofit of some other enterprise.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.96.050. Utility, transportation, and communication uses.
"Communication equipment building" means a public, commercial, or private
electromagnetic and photoelectrical transmission, repeater, and receiving station for
radio, television, telegraph, telephone, data network and other microwave applications;
includes earth stations for satellite-based communications. Does not include home
broadcasting and receiving antennas, or telephone, telegraph, and cable television
transmission facilities utilizing direct connections.
"Communication tower" means a tower or structure built to support communication
equipment used to transmit communication signals for television, telephone, radio, or
similar communication purposes.
"Electric substation" means a moderate to large-scale facility serving a sub-area, entire
city, or region, including power substations, water transmission lines, wireless base
stations, sewer collectors and pump stations, switching stations, gas transmission lines,
water storage tanks and reservoirs, and similar structures.

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§ 18.96.060

"Public utility structure" means a fixed-base structure or facility serving as a junction
point for transferring utility services from one transmission voltage to another or to local
distribution and service voltages. These uses include any of the following facilities:
electrical substations and switching stations; telephone switching facilities; natural gas
regulating and distribution facilities; public water system wells, treatment plants, and
storage; and community wastewater treatment plants, settling ponds, and disposal fields.
Nothing in this definition is intended to require a land use permit. These uses do not
include uses that are not directly and immediately used for the production, generation,
storage, or transmission of water, wastewater, or electrical power such as an office or
customer service center.
"Public utility yard" means a yard or facility used as a place to store materials used
by any public agency, political subdivision, or unit of local government of this state,
including but not limited to municipal corporations, special purpose districts, and local
service districts, as such materials are used by the "outdoor" operations of the public
agency, and further used as a place to maintain equipment and facilities of the public
agency.
"Transit station, park and ride lots" means a designated area adjacent to a transit station
where a vehicle may be left in order to carpool with other commuters or to ride public
transit.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.96.060. Retail, service, and office uses.
"Alcoholic beverage sales" means the retail sale of beer, wine, and/or other alcoholic
beverages for off-premises consumption.
"Art, antique, collectibles" means retail sales uses, including antique shops, art galleries,
curio, gift, and souvenir shops, and the sales of collectible items including sports cards
and comic books. A store selling handcrafted items that are produced on the site is
defined separately as an "artisan shop."
"Artisan shop" means a retail store selling art, glass, ceramics, jewelry, and other
handcrafted items, where the facility includes an area for the crafting of the items being
sold.
"Auctions" means a typically enclosed place or establishment conducted or operated for
compensation or profit as a private or public market where items are offered for sale
through competitive bidding.
"Bank and financial services" means a financial institution such as a bank or trust
company, credit agency, holding (but not primarily operating) company, lending and
thrift institution, or investment company. Also includes automated teller machines
(ATM).
"Bar, cocktail lounge" means any bar, cocktail lounge, or similar establishment, which
may also provide some minor live entertainment (e.g., music) in conjunction with
alcoholic beverage sales. Includes bars, taverns, pubs, and similar establishments where
any food service is subordinate to the sale of alcoholic beverages. May also include
the brewing of beer as part of a brew pub or microbrewery. Bars may include outdoor

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food and beverage areas. These facilities do not include bars that are part of a larger
restaurant. A use that includes a dance floor, dance hall, discotheque, or stage for musical,
comedy, or other performance acts is not included in this use classification.
"Bar, cocktail lounge, accessory" means facilities that serve alcoholic beverages and are
an accessory use to or part of a larger use such as a restaurant or similar establishments
where any alcoholic beverage service is subordinate to the sale of food.
"Bed and breakfast inn" means a residential structure with one family in permanent
residence with up to five bedrooms rented for overnight lodging, where meals may be
provided subject to applicable health department regulations. A bed and breakfast inn
with more than five guest rooms is considered a hotel or motel and is included under the
definition of "Hotel/motel."
"Big box store" means a commercial structure with fifty thousand square feet or more of
gross floor area which can either be a standalone structure or incorporated into a strip
mall configuration.
"Broadcast studio" means a commercial and public communications use, including radio
and television broadcasting and receiving stations and studios, with facilities entirely
within buildings. Does not include transmission and receiving apparatus such as antennas
and towers, which are under the definition of "Communication tower."
"Building supply (large)" means retail establishments over one hundred thousand square
feet selling lumber and other large building materials, where most display and sales occur
indoors. Includes stores selling to the general public, even if contractor sales account for
a major proportion of total sales. Includes incidental retail ready-mix concrete operations,
except where excluded by a specific zoning district. Establishments primarily selling
electrical, plumbing, heating, and air conditioning equipment and supplies are classified
in "Wholesaling and Distribution." Hardware stores are listed in the definition of "Retail,
General," even if they sell some building materials. Also see "building supply (small)"
for smaller specialty stores.
"Building supply (small)" means establishments (retail or wholesale) that sell kitchen,
bath, furnishings, carpeting, and other home-oriented supplies. Other retail uses are
permitted if accessory to the primary use. These uses may include an expansive
showroom. This category does not include the sale of lumber and does not permit the
outdoor display of merchandise. This use classification is a subcategory of the larger
building materials, stores and yards use classification and may be combined with or
separate from such uses.
"Business support services" means establishments primarily within buildings, providing
other businesses with services such as maintenance, repair and service, testing, rental,
etc. Support services include, but are not limited to:
A.

Equipment repair services (except automobile or vehicle repair).

Commercial art and design (production).

Computer-related services (rental, repair).

Copying, quick printing, and blueprinting services.

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Equipment rental businesses within buildings.

Film processing laboratories.

Heavy equipment repair services where repair occurs on site.

Janitorial services.

Mail advertising services (reproduction and shipping).

Mailbox services.

Outdoor advertising services.

Photocopying and photofinishing.

§ 18.96.060

"Cannabis dispensary" means any cannabis business where medicinal or adult-use
cannabis or cannabis products are sold at retail to customers, pursuant to a Type 10 state
cannabis license.
"Discount club" means a general merchandise store with fifty thousand square feet or
more of gross floor area with a varied selection and limited variety of products presented
in a warehouse-type environment where shoppers are required to pay a membership
fee and which can either be a standalone structure or incorporated into a strip mall
configuration.
"Discount superstore" means a general merchandise store with ninety thousand square
feet or more of gross floor area where at least five percent of the gross floor area is
dedicated to nontaxable grocery sales and which can either be a standalone structure or
incorporated into a strip mall configuration.
"Equipment sales and rental" means a service establishment with an outdoor storage/
rental yard, which may offer a wide variety of materials and equipment for rent (e.g.,
construction equipment).
"Gun shop" means any retail sales business engaged in the selling, leasing, purchasing,
or lending of guns, firearms, or ammunition.
"Home occupation" means a business activity conducted in a residential unit that is
incidental to the principal residential use of the lot or site.
"Hospital" means any institution, place, building, or agency licensed by the Departments
of Public Health or Mental Hygiene of the state of California, which maintains and
operates organized facilities for the diagnosis, care, and treatment of human illness,
including convalescence and care during and after pregnancy. The definition of hospital
includes a convalescent home, maternity home, nursing home, or sanitarium.
"Hotel/motel" means a facility with guest rooms or suites, provided without kitchen
facilities, rented to the general public for transient lodging (less than thirty days). Hotels
provide access to most guest rooms from an interior walkway and typically include a
variety of services in addition to lodging; for example, restaurants, meeting facilities,
personal services, etc. Motels provide access to most guest rooms from an exterior
walkway. Also includes accessory guest facilities such as swimming pools, tennis courts,

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indoor athletic facilities, accessory retail uses, etc.
"Indoor amusement/entertainment facility" means an establishment providing indoor
amusement and entertainment services for a fee or admission charge, including dance
halls and ballrooms, and electronic game arcades, as primary uses. Four or more
electronic games or coin-operated amusements in any establishment, or a premises where
fifty percent or more of the floor area is occupied by amusement devices, are considered
an electronic game arcade as described above; three or less machines are not considered
a land use separate from the primary use of the site.
"Indoor recreation and fitness" means a business where predominantly participant sports
and health activities are conducted entirely within an enclosed building. Typical uses
include bowling alleys, billiard parlor, ice/roller skating rinks, indoor racquetball courts,
indoor climbing facilities, soccer areas, gymnastic studios, athletic clubs, and health
clubs.
"Itinerant/mobile vendor" means any vehicle as defined in Section 670 of the California
Vehicle Code, which is equipped and used for retail sales of prepared, prepackaged, or
unprepared food or food stuffs of any kind that parks at one or more locations within the
city. A mobile food vehicle shall also include any trailer or wagon equipped and used as
described in this paragraph and pulled by a vehicle.
"Manufactured home sales, new" means a retail establishment that sells new
manufactured homes (see definition of "manufactured housing").
"Medical and dental laboratory" means an establishment primarily engaged in providing
professional analytic or diagnostic services to the medical profession, or to the patient,
on direction of a physician; or an establishment primarily engaged in making dentures,
artificial teeth, and orthodontic appliances to order for the dental profession.
"Medical and dental office" means a facility primarily engaged in furnishing outpatient
dental, medical, mental health, surgical and other personal health services, and medical
and dental laboratories.
"Medical clinic" means an establishment where patients, who are not lodged overnight,
are seen for examination and treatment by one or more of a group of physicians, dentists,
psychologists, or social workers, practicing together. May also include laboratories that
are ancillary to the primary use.
"Nightclub" means a commercial establishment dispensing alcoholic beverages for
consumption on the premises and in which dancing and musical entertainment are
permitted.
"Nurseries, for sale only" means an establishment providing for the sale of ornamental
trees, shrubs, and plants, including the sale of garden and landscape materials (packaged
and/or bulk sale of unpackaged materials) and equipment.
"Nurseries, including growing of nursery stock" means an establishment providing for
the cultivation and sale of ornamental trees, shrubs, and plants, including the sale of
garden and landscape materials (packaged and/or bulk sale of unpackaged materials) and
equipment.
"Office, accessory" means an office that is incidental and accessory to another business

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or sales activity which is the primary use (part of the same tenant space or integrated
development). The qualification criteria for this definition is that the floor area of the
accessory office use shall not exceed fifty percent of the total net habitable or leasable
floor area of the tenant space for a single-use development or the combined floor area of
an integrated development for a mixed-use project.
"Outdoor market, sales establishment" means a temporary outdoor retail operation,
including farmers' markets; sales of Christmas trees, pumpkins, or other seasonal items;
semi-annual sales of art or handcrafted items in conjunction with community festivals or
art shows; sidewalk or parking lot sales; and retail sales of various products from
individual vehicles in temporary locations outside the public right-of-way. Vendors
operating within the public right-of-way and sidewalk cafes are subject to the provisions
of Chapter 18.72.
"Outdoor promotions, sales or displays" means store signs and displays typically located
out in front of stores along the sidewalk consistent with the provisions in Section
18.72.080 (Outdoor sales and display).
"Personal services" means a use that provides a personal service that is nonmedical as a
primary use and may include accessory retail sales of products related to the services.
These uses include, but are not limited to:
A.

Barber and beauty shops.

Clothing rental.

Dry cleaning pickup stores with limited equipment.

Home electronics and small appliance repair.

Laundromats (self-service laundries).

Shoe repair shops.

Tailors.

Travel agencies.

Video rental.

"Personal services, accessory" means uses accessory retail sales of products related to the
personal services provided (see definition for "personal services").
"Private club" means a building or premises used by an association of persons, whether
incorporated or unincorporated, organized for some common purpose, but not including
a group organized solely or primarily to render a service customarily carried on as a
commercial enterprise.
"Professional office" means an office of administrative business providing direct services
to consumers and offices engaged in the production of intellectual property. This use does
not include medical or dental offices (see "Medical and dental office"), temporary offices
(see Chapter 18.90, Temporary Uses), or offices that are incidental and accessory to
another business or sales activity that is the primary use (see "Office,

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accessory"). Outdoor storage of materials is prohibited. Professional office uses include,
but are not limited to:
A.

Accounting, auditing, and bookkeeping services.

Advertising agencies.

Architectural, engineering, planning, and surveying services.

Attorneys.

Counseling services.

Court reporting services.

Data processing and computer services.

Detective agencies and similar services.

Educational, scientific, and research organizations.

Employment, stenographic, secretarial, and word processing services.

Financial services.

Government offices, including agency and administrative office facilities.

M. Management, public relations, and consulting services.
N.

Photography and commercial art studios.

Telemarketing.

Writer's and artist's offices outside the home.

"Recreational vehicle park" means a site where one or more lots are used, or are intended
to be used, by campers with recreational vehicles or tents. Recreational vehicle parks may
include public restrooms, water, sewer, and electric hookups to each lot and are intended
as a higher-density, more intensively developed use than campgrounds. May include
accessory retail uses where they are clearly incidental and intended to serve RV park
patrons only.
"Restaurant, no drive thru" means an establishment that serves food and beverages
primarily to persons seated within the building. This includes cafes, tea rooms, and
outdoor cafes.
"Restaurant, with drive thru" means an establishment that offers quick food service,
which is accomplished through a limited menu of items already prepared and held for
service, or prepared, fried, or cooked or heated quickly. Orders are not generally taken at
the customer's table, and food is generally served in disposable and/or recyclable
wrapping or containers.
"Retail, accessory" means the retail sales of various products (including food service) in
a store or similar facility that is located within a health care, hotel, office, or industrial

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complex. These uses include, but are not limited to, pharmacies, gift shops, and food
service establishments within hospitals, and convenience stores and food service
establishments within hotel, office, and industrial complexes. This use category also
includes retail associated with industrial uses for the products sold, distributed, or
manufactured on site. The permitted retail area of the accessory use is based on the total
square footage of the tenant space of a single-use development or the combined floor area
of an integrated development in a mixed-use project.
"Retail, big box (>80,000 square feet)" means a retail facility that is a large, industrialstyle building or store with a footprint or floor area larger than eighty thousand square
feet. While most big box stores operate as a single-story structure, they typically have a
three-story mass that stands more than thirty feet tall. The box-like retail store typically
offers a variety of products under one roof.
"Retail, general" means a store or shops selling multiple lines of merchandise. These
stores and lines of merchandise include, but are not limited to:
A.

Art galleries.

Bakeries (all production in support of on-site sales).

Clothing and accessories.

Collectibles.

Department stores.

Dry goods.

Fabrics and sewing supplies.

Florists and houseplant stores.

Furniture.

General stores.

Gift shops.

Hardware.

M. Hobby materials.
N.

Home furnishings and equipment.

Musical instruments.

Newsstands.

Parts and accessories.

Pet supplies.

Rug and discount stores.

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Specialty shops.

Sporting goods and equipment.

Stationery.

§ 18.96.060

W. Variety stores.
"Secondhand store" means a retail establishment in which the principal portion of the
articles, commodities, or merchandise handled, offered for sale, or sold on the premises
is not new. Secondhand stores shall not be considered as including antique stores or
pawnshops.
"Service, accessory" means an accessory use that supports retail uses that sell various
products, or the provision of certain personal services within a health care, hotel, office,
or industrial complex, to employees or customers; also includes retail that is incidental
to a primary use conducted on the same premises where no more than twenty percent of
the gross floor area is devoted to retail sales. Examples of these uses include pharmacies
within hospitals and medical clinics; a prescription optician's shop within an
ophthalmologist office; a gift shop and food service establishment within a hospital; gift
and convenience stores and food service establishments within hotel, office, and
industrial complexes; barber and beauty shops within residential care facilities; and a
manufacturing/ processing or artisan/craft product manufacturing use with an incidental
retail sales area.
"Tattoo parlor" means any establishment that engages in the business of tattooing and/or
branding human beings.
"Telephone answering service" means an office equipped to handle a large volume of
calls, especially for taking orders or servicing customers.
"Temporary use" means a use that is established for a fixed period of time with the intent
to discontinue such use upon the expiration of such time; does not involve the
construction or alteration of any permanent structure. Temporary uses could include
Christmas tree, pumpkin, and fireworks sales, grand openings, and special events.
"Theater, not including drive-in" means an indoor facility for public assembly and group
entertainment, other than sporting events (e.g., civic theater, facility for live theater and
concerts, exhibition and convention hall, motion picture theater, auditorium). Does not
include outdoor theaters, concert and similar entertainment facilities, indoor and outdoor
facilities for sporting events, or drive-in theaters.
"Tobacco shop" means a retail establishment that derives more than ninety percent of its
gross revenue from the sale of loose tobacco, plants, or herbs and cigars, cigarettes, pipes,
and other smoking devices, for burning tobacco and related smoking accessories, and
where the sale of other products is incidental or that is engaged, in whole or in part, for
the smoking of tobacco products, electronic cigarettes, or other substances, including but
not limited to establishments known variously as cigar lounges, hookah lounges, tobacco
clubs, tobacco bars, etc.
"Veterinary clinic, large animal" means any facility providing medical or surgical
treatment, clipping, bathing, and similar services to all animals in "Veterinary clinic,

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§ 18.96.070

small animal" definition but also includes horses and livestock, and includes boarding or
the keeping of animals on the premises other than those requiring emergency treatment
or those recovering from anesthetic.
"Veterinary clinic, small animal" means any facility providing medical or surgical
treatment, clipping, bathing, and similar services to dogs, cats, and other small animals,
but excluding boarding or the keeping of animals on the premises other than those
requiring emergency treatment or those recovering from anesthetic.
"Wholesale commercial uses" means establishments engaged in selling merchandise
to the public, retailers or to commercial or professional business users; or to other
wholesalers; or acting as agents or brokers in buying merchandise for or selling
merchandise to such persons or companies.
(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 807 § 3 (part), 2017; Ord. 836 § 2, 2019; Ord.
848, 2020)
§ 18.96.070. Automobile and vehicle uses.
"Automobile and vehicle dismantling" means an establishment for the dismantling or
wrecking of automobiles or other motor vehicles, and/or the storage or keeping for sale
of parts and equipment resulting from such dismantling or wrecking. Retail sales are
included under the definition of "Auto sales, new and used."
"Automobile parts sales" means a store that sells new automobile parts, tires, and
accessories. May also include minor parts installation (see "Vehicle services (minor)").
Does not include tire recapping establishments, which are found under "Vehicle services
(major)" or businesses dealing exclusively in used parts included in "Automobile sales,
new and used."
"Automobile rental agencies" means a retail establishment that rents automobiles, trucks,
vans, motorcycles, mobile homes, recreation vehicles, and/or boats.
"Automobile sales, new and used" means a retail establishment selling new and/or used
automobiles, vans, campers, trucks, motorcycles, etc. Includes parts sales or repair shops
only when part of a dealership selling new vehicles on the same site. Does not include a
"fuel/gas station," which is separately defined.
"Bus yard" means a bus garage or bus depot which is a building where buses are stored
and maintained.
"Carwashing and detailing" means a permanent, drive-through, self-service, and/or
attended car washing and detailing establishment, including fully mechanized facilities.
Temporary car washes (e.g., fundraising activities generally conducted at a service
station or other automotive-related business, where volunteers wash vehicles by hand,
and the duration of the event is limited to one day) are not part of this use classification.
"Fuel/gas station" means a retail business similar to an "automobile service station" that
sells gasoline or other motor vehicle fuels; vehicle engine maintenance and other minor
repair services are only permitted under the automobile service station classification.
May also include mini-markets and other food sales, automatic car washes, accessory
towing and trailer rental services, but not the sale, storage, or repair of wrecked or
abandoned vehicles, vehicle painting, body or fender work, or the rental of vehicle

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storage or parking spaces.
"Parking garage and lot" means a parking lot or parking structure used for parking of
operative motor vehicles (for storage of inoperative vehicles, see "Vehicle storage")
where the facility is the primary use of the site. A parking structure or lot developed
in conjunction with another primary use of the site to satisfy the on-site parking
requirements for the development is not included in this definition.
"Recreational vehicle sales" means the sale of vehicles designed primarily for
recreational camping, travel, or seasonal use that has its own motive power or is towed
by another vehicle, including, but not limited to:
A.

Folding camper trailer.

Motor home.

Multi-use vehicles.

Park trailer.

Travel trailer.

Truck camper.

"Small vehicle sales and rental" means a retail establishment that rents motorcycles,
mopeds, and other small vehicles contained within a building. All sales must be contained
within an enclosed building.
"Vehicle services (major)" means the repair, alteration, restoration, towing, painting,
cleaning (e.g., self-service and attended car washes), or finishing of automobiles, trucks,
recreational vehicles, boats, and other vehicles as a primary use, including the incidental
wholesale and retail sale of vehicle parts as an accessory use. This use includes major
repair and body work-repair facilities dealing with entire vehicles; such establishments
typically provide towing, collision repair, other body work, and painting services and
may also include tire recapping establishments.
"Vehicle services (minor)" means minor facilities that specialize in limited aspects of
repair and maintenance (e.g., muffler and radiator shops, quick-lube, smog check). Does
not include repair shops that are part of a vehicle dealership on the same site (see
"Automobile sales, new and used") or automobile dismantling yards, which are included
under the definition of "Recycling facility, scrap and dismantling facility."
"Vehicle storage (large)" means a facility for the storage of operative and inoperative
vehicles for limited periods of time. Includes, but is not limited to, storage of parking
tow-aways, impound yards, and storage lots for automobiles, trucks, buses, and
recreational vehicles for more than ten vehicles. Does not include vehicle dismantling
(see "Auto and vehicle dismantling") or retail sales (see "Auto sales, new and used"). A
large vehicle includes recreational vehicles, buses, and boats, but does not include
aircraft.
"Vehicle storage (small)" means a facility for the storage of operative and inoperative
vehicles for limited periods of time. Includes, but is not limited to, storage of parking
tow-aways, impound yards, and storage lots for automobiles, trucks, buses, and

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§ 18.96.080

recreational vehicles, not to exceed ten vehicles. Does not include vehicle dismantling
(see "Auto and vehicle dismantling") or retail sales (see "Auto sales, new and used"). A
large vehicle includes recreational vehicles, buses, and boats, but does not include
aircraft.
(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 848, 2020)
§ 18.96.080. Industrial, manufacturing, and processing uses.
"Agriculture products processing" means the act of changing an agricultural crop after
harvest from its natural state to the initial stage of processing in order to prepare it for
market and for further processing at an off-site location. Examples of this processing
include nut hulling and shelling, bean cleaning, corn shelling and sorting, grape sorting
and crushing, primary processing of fruits to juice and initial storage of the juice, without
fermentation, and cleaning and packing of fruits.
"Cannabis cultivation business" means any cannabis business that, pursuant to a Type 1,
Type 1A, Type 1B, Type 1C, Type 2, Type 2A, Type 2B, Type 3, Type 3A, Type 3B,
Type 4, Type 5, Type 5A, or Type 12 state cannabis license, cultivates cannabis or
cannabis-related products.
"Cannabis manufacturing business" means any cannabis business that, pursuant to a Type
6, Type 7, or Type 12 state cannabis license, manufactures cannabis or cannabis products.
"Cannabis testing laboratory" means a cannabis business that tests cannabis or cannabis
products pursuant to a Type 8 state cannabis license.
"Data center" means a facility used to house computer systems and associated
components, such as telecommunications and storage systems. It generally includes
redundant or backup power supplies, redundant data communications connections,
environmental controls (e.g., air conditioning, fire suppression) and security devices.
Data centers may also include related office space and personnel.
"Fuel yard" means a large-scale facility where fuel (such as propane and gasoline) is
stored and distributed without retail sales.
"Manufacturing (major)" means manufacturing, fabrication, processing, and assembly of
materials in a raw form. Uses in this category typically create greater than usual amounts
of smoke, gas, odor, dust, sound, or other objectionable influences that might be
obnoxious to persons conducting business on-site or on an adjacent site. Uses include but
are not limited to batch plants, rendering plants, aggregate processing facilities, and
plastics and rubber products manufacturing.
"Manufacturing (minor)" means manufacturing, fabrication, processing, and assembly of
materials from parts that are already in processed form and that, in their maintenance,
assembly, manufacture, or plant operation, do not create excessive amounts of smoke,
gas, odor, dust, sound, or other objectionable influences that might be obnoxious to
persons conducting business on site or on an adjacent site. Uses include, but are not
limited to, furniture manufacturing and cabinet shops, laundry and dry cleaning plants,
metal products fabrication, and food and beverage manufacturing, processing, and
assembly.

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"Recycling facility, processing" means a recycling facility located in a building or
enclosed space and used for the collection and processing of recyclable materials.
"Processing" means the preparation of material for efficient shipment or to an end-user's
specifications by such means as baling, briquetting, compacting, flattening, grinding,
crushing, mechanical sorting, shredding, cleaning, and remanufacturing.
"Recycling facility, scrap and dismantling facility" means uses engaged in the
assembling, breaking up, sorting, temporary storage, and distribution of recyclable or
reusable scrap and waste materials. This use does not include landfills or other terminal
waste disposal sites. Also see "Auto and vehicle dismantling" for related use for
automobiles. Collection of recycling materials as the sole activity is included in the
definition of "Recycling collection point."
"Research and development" means an indoor facility for scientific research and the
design, development, and testing of electrical, electronic, magnetic, optical, and
mechanical components in advance of product manufacturing that are not associated with
a manufacturing facility on the same site. Includes, but is not limited to, chemical and
biotechnology research and development.
"Sheet metal fabrication" means a manufacturing establishment engaged in assembly of
metal parts, including blacksmith and welding shops, sheet metal shops, machine shops
and boiler shops, which produce metal duct work, tanks, towers, cabinets and enclosures,
metal doors and gates, and similar products.
"Sign fabrication companies" means the manufacturing of signs intended to be enclosed
within a building with minimal off-site impacts (e.g. minimal impacts on noise, dust, etc.)
"Storage, personal storage facility" means a structure or group of structures containing
generally small, individual, compartmentalized stalls or lockers rented as individual
storage spaces and characterized by low parking demand. The area has typically
controlled access in a fenced compound.
"Storage, warehouse (small)" means a facility for the storage of furniture, household
goods, or other commercial goods of any nature and includes cold storage. Does not
include warehouse, storage, or mini-storage facilities offered for rent or lease to the
general public (see "Storage, personal storage facility") or warehouse facilities in which
the primary purpose of storage is for wholesaling and distribution (see "Wholesale and
distribution").
"Storage yard" means the storage of various materials outside of a structure other than
fencing, either as an accessory or principal use.
"Truck yard/terminal" means a principle use of land for parking or storage of trucks
in active use with or without servicing or repairing of trucks as an incidental use thereto.
This definition does not include parking or storage of trucks if incidental to and located
on the same lot as a permitted use, servicing only said permitted use, and wholly owned
by the owners of said permitted use. Not included in this definition are warehouse
facilities or similar facilities used primarily for freight forwarding and the deposit,
storage, or safekeeping of goods.
"Wholesale and distribution" means an establishment engaged in selling merchandise to

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retailers; to industrial, commercial, institutional, farm, or professional business users; or
to other wholesalers; or acting as agents or brokers in buying merchandise for or selling
merchandise to such persons or companies. Includes such establishments as agents,
merchandise or commodity brokers, and commission merchants, assemblers, buyers, and
associations engaged in the cooperative marketing of farm products, merchant
wholesalers, and stores primarily selling electrical, plumbing, heating, and air
conditioning supplies and equipment.
(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 807 § 3 (part), 2017)

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§ 18.98.010

CHAPTER 18.98
GENERAL DEFINITIONS
§ 18.98.010. Purpose.
The purpose of this chapter is to provide definitions for terms used throughout this title.
Special chapters for terms related to affordable housing, signage, telecommunications,
and historic preservation have been included.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.98.020. General zoning terminology.
"Abutting or adjoining" means having a common border, boundary, or lot line.
"Access" means place or way by which pedestrians and/or vehicles shall have safe,
adequate, and usable ingress and egress to a property or use.
"Accessory use or structure" means a use or structure subordinate to the principal use of
a building on the same lot and serving a purpose customarily incidental to the use of the
principal building.
"Adjacent" means two or more lots or parcels of land separated only by an alley, street,
highway, or recorded easement, or two or more objects that lie near or close to each other.
"Agent of owner" means a person or organization authorized to act for the property
owner.
"Alley" means a public way which affords only a secondary means of access to abutting
properties.
"Alteration" means any exterior change to a structure, site, or feature or change in
occupancy.
"Assessor" means assessor of the county.
"Balcony" means a platform that projects from the wall of a building thirty inches or
more above grade.
"Bioretention (rain garden)" means a landscaping feature adapted to provide on-site
treatment of stormwater runoff. These features are commonly located in parking lot
islands or within small pockets of residential land uses. Surface runoff is directed
into shallow, landscaped depressions, which are designed to incorporate many of the
pollutant removal mechanisms that operate in forested ecosystems. During storms, runoff
ponds in the rain gardens in the top mulch and soil in the system. Runoff from larger
storms is generally diverted past the facility to the storm drain system. The remaining
runoff filters through the mulch and prepared soil mix. The filtered runoff can be collected
in a perforated underdrain and returned to the storm drain system.
"Blockface" means the properties abutting on one side of a street and lying between the
two nearest intersecting streets.
"Building frontage" means the portion of the building facade that faces a given street. In
cases where a building has more than one street frontage, the longest of the street

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frontages shall be considered the primary building frontage. In cases where a business
has no building frontage facing a street, the building frontage with the primary business
entrance shall be considered the primary building frontage (e.g., an entrance facing
a courtyard). For multi-tenant buildings, ground-floor tenants may have their primary
frontage determined independently of the rest of the building based on the
aforementioned rules.
"Building height" means the vertical distance from the grade to the highest point of the
coping of a flat roof, or to the deck line of a mansard roof, or to the height of the highest
gable of a pitch or hip roof.
"CALGreen" means a more stringent building code which requires, at a minimum, that
new buildings and renovations in California meet certain sustainability and ecological
standards. This new building code (originating on January 1, 2011) is designed to reduce
energy consumption to pre-1990 levels. CALGreen has two components—mandatory
and voluntary measures. The mandatory measures are minimum baselines that must be
met in order for a building to be approved; they range from water and energy efficiency
to the use of sustainable building materials. Above and beyond these provisions are
voluntary measures. Voluntary measures can be adopted by local jurisdictions through
incentives and/or more rigid Tier 1 and 2 requirements.
"Carport" means a permanently roofed structure with a permanent foundation and not
more than two enclosed sides, used or intended to be used for automobile shelter.
"Certified arborist" means a professional arborist who has a minimum of three years' fulltime experience working in the professional tree care industry and who has passed an
extensive examination covering all facets of arboriculture.
"Cistern/rain barrel" means an artificial reservoir for storing liquids, especially a tank for
storing rainwater. Rain barrels and cisterns collect building runoff from roof downspouts
and store it for later reuse for nonpotable applications such as irrigation. Rain barrels are
most often used for individual residences, while cisterns have both residential and
commercial applications. Both storage devices act to decrease the volume and flow rate
of rooftop-generated stormwater runoff.
"Clean Air Vehicle" means a vehicle that meets California's super ultra-low emission
vehicle (SULEV) standard for exhaust emissions and the federal inherently low-emission
vehicle (ILEV) evaporative emission standard. This includes certain zero-emission
vehicles (ZEVs).
"Court" means an open, unoccupied space, bounded on two or more sides by the walls of
a building.
"Coverage" means the percentage of a site covered by structures.
"Cul-de-sac" means a local street, one end of which is closed and consists of a circular
turnaround.
"Density" means the net number of dwelling units per acre (not including land area used
for streets or open space).
"Development" means the construction, reconstruction, conversion, structural alteration,
relocation, or enlargement of any structure.

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"Development standard" means any site or construction condition that applies to a
residential development pursuant to any ordinance, general plan element, specific plan,
or other local condition, law, policy, resolution, or regulation. "Site and construction
conditions" means standards that specify the physical development of a site and buildings
on the site in a housing development.
"District" means a portion of the territory of the city within which certain uses of land,
premises, and buildings are permitted or prohibited and within which certain yards and
open spaces are required and certain height limits are established for buildings.
"Dwelling" means a building or portion thereof used exclusively for residential purposes,
including single-family, two-family, and multiple-family dwellings, but not including
hotels and boarding houses.
"Dwelling unit" means one or more rooms in a building or portion thereof, designed,
intended to be used, or used for occupancy by one family for living and sleeping quarters,
and containing a single kitchen.
"Easement" means a grant of one or more of the property rights by the owner to, or for
the use by, the public, a corporation, or another person or entity.
"Electric vehicle" means a vehicle that uses one or more electric motors or traction motors
for propulsion. Three main types of electric vehicles exist: those that are directly powered
from an external power station, those that are powered by stored electricity originally
from an external power source, and those that are powered by an on-board electrical
generator, such as an internal combustion engine or a hydrogen fuel cell.
"Family" means an individual or two or more persons living together in a dwelling unit
as a single housekeeping unit.
"Feasible" means capable of being accomplished in a successful manner within a
reasonable period of time taking into account economic, environmental, social, and
technological factors.
"Floor area" means the total horizontal area of all the floors of a building measured from
the exterior surface of the outside walls.
"Floor area ratio" means the numerical value obtained through dividing the floor area of
a building or buildings by the total area of the lot or parcel of land on which such building
or buildings are located.
"Frontage" means the length of any one property line of a premises, which property line
abuts a legally accessible street right-of-way.
"General plan" means the city general plan, as amended, a general comprehensive and
long-term plan for the physical development of the area under the city's jurisdiction.
"Grade" means the average of the finished ground level at the center of all walls of a
building. In case walls are parallel to and within five feet of a sidewalk, the ground level
shall be measured at the sidewalk.
"Green roof" means essentially a roof of a building that is partially or completely covered
by living vegetation which reduces stormwater runoff and can insulate a building to
increase energy efficiency by lowering cooling and heating costs. A green

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roof or living roof also includes a growing medium, planted over a waterproofing
membrane, and may include additional layers such as a root barrier and drainage and
irrigation systems.
"Halfplex" means a building designed as a single structure and containing two separate
living units, each of which is designed to be occupied as a separate permanent residence
for one family. Each unit is owned separately.
"Integrated development" means a group of two or more adjacent parcels or uses planned
and/or developed in a joint manner, which may include shared buildings, public spaces,
landscape, and/or parking facilities. Integrated development may be under single or
multiple ownership.
"Landscape wall" means a wall of stone, brick, block, wood, or similar material used to
retain soil for purposes of creating a landscape area raised above the finish grade of the
lot. A landscape wall does not function as a retaining wall as defined by this title.
"Landscaping" means the planting and maintenance of some combination of trees,
shrubs, vines, groundcovers, flowers, or lawns. In addition, the combination or design
may include natural features such as rock and stone, and structural features, including,
but not limited to, fountains, reflecting pools, art works, screens, walls, fences, and
benches.
"Lot" means a piece or parcel of land occupied or intended to be occupied by a principal
building or a group of buildings or used for a principal use and accessory uses together
with such open spaces as required by this title and having frontage on an improved and
accepted public street.
"Lot area" means the total area, measured in a horizontal plane, included within the lot
lines of a lot or parcel of land.
Lot, Corner. "Corner lot" means a lot bounded by two or more adjacent street lines that
have an angle of intersection of not more than one hundred thirty-five degrees. The front
yard of a corner lot shall adjoin the shortest street property line.
"Lot depth" means the horizontal distance measured between the midpoints of the front
and rear lot lines.
Lot, Flag. "Flag lot" means a lot with access provided to the bulk of the lot by means of
a narrow corridor.
Lot, Interior. "Interior lot" means a lot other than a corner lot.
Lot Line, Front. "Front lot line" means the lot line separating the lot from the street.
Lot Line, Rear. "Rear lot line" means the lot line opposite and most distant from the front
lot line.
Lot Line, Side. "Side lot line" means any lot line that is not a front lot line or a rear lot
line.
Lot, Through. "Through lot" means an interior lot having a frontage on two streets.
"Lot width" means the average width of the lot, measured at right angles to its depth.
"Major development project" means any single structure or group of multiple structures

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developed on one parcel or several parcels under single ownership, which development
totals an aggregate of thirty thousand square feet or more, or the total parcel size or
aggregate area of parcels totals five acres or more.
"Nonconforming lot" means a legally created lot having a width, depth, or area less than
required for the zoning district in which it is located.
"Nonconforming use" means a use of a structure or site that was lawfully established and
maintained, but which does not conform with the use regulations or required conditions
for the district in which it is located by reason of adoption or amendment of this title or
by reason of annexation of territory to the city.
"Open space" means an area that is intended to provide light and air, and is designed for
environmental, scenic, or recreational purposes. Open space may include, but is not
limited to, lawns, decorative planting, walkways, active and passive recreation areas,
playgrounds, fountains, swimming pools, wooded areas, and watercourses. Open space
shall not be deemed to include driveways, parking lots, or other surfaces designed or
intended for vehicular travel.
"Parcel of land" means a contiguous quantity of land in the possession of, or owned by,
or recorded as the property of, the same person.
"Parcel space" means a readily accessible area, not including driveways, ramps, or
loading or work areas, maintained exclusively for the parking of one automobile.
"Permeable paving (also known as pervious or porous pavement)" means the method of
paving a surface so that it allows the flow of water through it. This allows stormwater to
filter through the soil below the paved surface, preventing the numerous environmental
issues associated with water runoff.
"Permitted use" means permitted without a requirement for approval of a use permit.
"Personal utility trailer" means and includes a vehicle without motor power, not
exceeding twenty feet in length, eight feet in width, and thirteen and one-half feet in
overall height, designed so that it can be drawn behind a motor vehicle in accordance
with general highway laws. A personal utility trailer, as defined in this section, is
considered incidental to the owner's residential use of a property. It is not intended to
mean a truck trailer, single or double, that would be pulled behind a commercial vehicle
or similar tractor-truck vehicle.
"Planned development" means the planning, construction, or implementation and
operation of any use or structure, or a combination of uses and structures, on a single
parcel of land based on a comprehensive and complete design or plan treating the entire
complex of land, structures, and uses as a single project.
"Planned unit development" means a development (other than a community apartment
project, a condominium project, or a stock cooperative) having either or both of the
following features:
A.

The common area is owned either by an association or in common by the owners of
the separate interests who possess appurtenant rights to the beneficial use and
enjoyment of the common area; and/or

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A power exists in the association to enforce an obligation of an owner of a separate
interest with respect to the beneficial use and enjoyment of the common area by
means of an assessment which may become a lien upon the separate interests in
accordance with Section1367 or 1367.1 of the California Civil Code.

"Recreational vehicle" means and includes a motor home, travel trailer, tent trailer,
camper, motorcycle trailer, boat and boat trailer, small personal motorized watercraft and
watercraft trailer, small personal motorized snowmobile and snowmobile trailer, or other
similar type vehicle, not to exceed thirty feet in overall length if placed, parked, and/or
stored within a required front yard, not to exceed forty feet in overall length if placed,
parked, and/or stored within an interior side and/or rear yard and not to exceed eight and
one-half feet in width, or thirteen and one-half feet in overall height (overall height
includes vehicles mounted on a trailer). Recreational vehicle shall not mean or include
any aircraft, including an ultra-light aircraft, glider, or hang glider. A vehicle meeting
this definition, which exceeds the stated size limitations, shall not be deemed to be
incidental to a dwelling unit and shall not be permitted to be placed, parked, and/or stored
within a residential area.
"Recycling collection point" means an incidental use that serves as a neighborhood dropoff point for temporary storage of recoverable resources. No processing of such items at
this point is allowed.
"Residence" means one or more rooms designed, used, or intended to be used as
permanent living quarters and not as temporary or overnight accommodations.
"Retaining wall" means a wall constructed as part of the development of the site through
the issuance of a grading permit or as part of a roadway improvement project that is
designed and engineered to retain soil for purposes of soil stabilization.
"Satellite dish antenna" means a round, parabolic antenna intended to receive signals
from orbiting satellites and other sources. Noncommercial dish antennas are defined as
being less than four meters in diameter, while commercial dish antennas are usually those
larger than four meters and typically used by broadcasting stations.
"Scenic corridor" means a strip of land on each side of a watercourse or roadway that is
generally visible to the public traveling on or about such route (greenbelt).
"Screening" means the method by which a view of one site from another adjacent site is
shielded, concealed, or hidden. Screening techniques include fences, walls, hedges,
berms, or other features.
"Setback" means the required minimum horizontal distance between the building line
and the related front, side, or rear property line.
"Shopping center" means a grouping of retail business and service uses on a single site
with common parking facilities.
"Site plan" means a plan, prepared to scale, showing accurately and with complete
dimensioning the boundaries of a site and the location of all buildings, structures, uses,
and principal site development features proposed for a specific parcel of land.
"Story" means the portion of a building included between the upper surface of any floor
and the upper surface of the floor above. The topmost story shall be the portion of a

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building included between the upper surface of the topmost floor and the ceiling or roof
above.
"Story, Half." Half story means a partial story under a gable, hip, or gambrel roof, the
wall plates of which, on at least two opposite exterior walls, are not more than two feet
above the floor of such story.
"Street" means a public right-of-way, usually for vehicular travel, which provides a
public means of access to abutting property. The term shall include avenue, drive, circle,
lane, road, parkway, boulevard, highway, thoroughfare, or any similar term.
"Structure" means anything built or constructed which requires a permanent location on
the ground or is attached to something having a permanent location on the ground.
"Substandard lot" means a lot in a zoning district that does not meet the minimum area
requirements for that zoning district.
"Transitional use" means a permitted use or structure that by nature or level and scale of
activity acts as a transition or buffer between two or more incompatible uses.
"Use" means the purpose for which land or premises of a building thereon is designed,
arranged, or intended or for which it is or may be occupied or maintained. Includes
construction, establishment, maintenance, alteration, moving onto, enlargement,
operation or occupancy.
Use, Accessory. "Accessory use" means a use that is appropriate, subordinate, and
customarily incidental to the main use of the site and which is located on the same site as
the main use.
"Variance" means a dispensation permitted on individual parcels of land as a method of
alleviating unnecessary hardship by allowing a reasonable use of the building, structure,
or property, which, because of unusual or unique circumstances, is denied by the terms
and provisions of this title.
"Vegetative swale and filter strip" means an area of vegetation typically placed along the
edge of roadways designed to remove contaminants from stormwater runoff. As
stormwater moves through the vegetation, contaminants are removed by filtration,
infiltration, and absorption. A thick coverage of vegetation can reduce the flow velocity
of runoff, allow particulates to settle, and protect against erosion. Swales accept a
concentrated flow of stormwater through a grassed channel, while filter strips accept
distributed stormwater flow across a vegetated area.
"Warehouse" means a building used primarily for the storage of goods and materials.
"Yard" means an open space other than a court, on the same lot or parcel of land as the
building which it serves, unoccupied and unobstructed from the ground upward, except
as otherwise provided in this title.
Yard, Corner Side. "Corner side yard" means a side yard on the street side of a corner lot.
Yard, Front. "Front yard" means an open space extending the full width of the lot or
parcel of land, measured between the building closest to the front lot line and the front
lot line, unoccupied and unobstructed from the ground upward, except as otherwise

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§ 18.98.030

provided in this title.
Yard, Rear. "Rear yard" means an open space extending the full width of the lot or parcel
of land, between a building and the rear lot line, unoccupied and unobstructed from the
ground upward, except as otherwise provided in this title.
Yard, Side. "Side yard" means an open space extending from the front yard to the rear
yard between a building and the nearest side lot line, unoccupied and unobstructed from
the ground upward, except as otherwise provided in this title.
"Zoning district" means a portion of the city where the use of land and structures and the
location, height, and bulk of structures are governed by this title.
"Zoning map" means the zoning map, or maps, of the city, as amended.
"Zoning ordinance" or "zoning code" means the zoning ordinance of the city, as
amended, as set forth in this title.
(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 767 (part), 2014)
§ 18.98.030. Historic preservation terminology.
"Alteration" means any exterior change or modification, through public or private action,
of any historic or cultural resource of any property located within a historic preservation
overlay district, including, but not limited to, exterior changes to or modifications of
structure, architectural details, or visual characteristics such as paint color, surface
texture, grading, surface paving, new structures, cutting or removal of trees or other
natural features, disturbance of archaeological sites or areas, and placement or removal
of any exterior objects such as signs, plaques, light fixtures, street furniture, walls, fences,
steps, paintings, and landscape accessories affecting the exterior visual qualities of the
property.
"Exterior architectural feature" means the architectural elements embodying style,
design, general arrangement, and components of all the outer surfaces of an
improvement, including, but not limited to, the kind, color, and texture of the building
materials and the type and style of all windows, doors, lights, signs, and other fixtures
appurtenant to such improvement.
"Historic landmark" means any improvement that has special historic, cultural, aesthetic,
or architectural character, interest, or value as part of the development, heritage, or
history of the city, the state of California, or the nation, and that has been designated
pursuant to this chapter.
"Historic or cultural resource" means improvements, buildings, structures, signs,
features, sites, places, areas, or other objects of historic, aesthetic, educational, cultural,
or architectural significance to the citizens of the city, which may or may not have been
officially designated as "historic landmarks" or "historic sites" as hereinafter defined.
"Historic site" means a parcel or part thereof on which a historic or cultural resource is
situated and any abutting parcel or part thereof constituting part of the premises on which
the cultural resource is situated, and which has been designated a historic site pursuant to
this chapter.
"Improvement" means any building, structure, place, parking facility, fence, gate, wall,

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§ 18.98.040

work of art, or other object constituting a physical betterment of real property, or any
part of such betterment.
"Structure" means a building or any other manmade object affixed on or under a
particular site.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.98.040. Sign terminology.
"Sign" means a structure, device, figure, display, message placard, or other contrivance,
or any part thereof, situated outdoors or indoors, which is designed, constructed,
intended, or used to advertise or to provide information in the nature of advertising,
to direct or attract attention to an object, person, institution, business, product, service,
event, or location by any means, including words, letters, figures, designs, symbols,
fixtures, colors, illumination, or projected images. Does not include murals, paintings,
and other works of art that are not intended to advertise or identify any business or
product. Types of signs include the following:
A.

"Abandoned sign" means a sign that no longer advertises a business, lessor, owner,
product, service or activity on the premises where the sign is displayed.

"Animated or moving sign" means a sign which uses movement, lighting or special
materials to depict action or create a special effect to imitate movement.

"Awning sign" means a sign copy or logo attached to or painted on an awning.

"Banner, flag or pennant" means cloth, bunting, plastic, paper, or similar nonrigid
material used for advertising purposes attached to a structure, staff, pole, line,
framing, or vehicle, not including official flags of the United States, the state of
California and other states of the nation, counties, municipalities, official flags of
foreign nations, and nationally or internationally recognized organizations.

"Bench sign" means copy painted on a portion of a bench.

"Cabinet sign (can sign)" means a sign which contains all the text and/or logo
symbols within a single enclosed cabinet; may or may not be internally illuminated.

"Changeable copy sign" means a sign designed to allow the changing of copy
through manual, mechanical, or electrical means, including time and temperature
displays.

"Directional sign" means an on-site sign which is designed and erected solely for
the purposes of directing vehicular and/or pedestrian traffic within a project.

"Directory sign" means a sign for listing the tenants and their suite numbers of a
multiple-tenant structure or center.

"Double-faced sign" means a sign constructed to display its message on the outer
surfaces of two identical and/or opposite parallel planes.

"Electronic reader board sign" means a sign with a fixed or changing display

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composed of a series of lights, but not including time and temperature displays.
L.

"Electronic graphic display sign" means computer-programmable, microprocessorcontrolled electronic or digital displays. Electronic graphic display signs include
projected images or messages with these characteristics onto buildings or other
objects. It's a sign or portion thereof that displays electronic, static images, static
graphics, or static pictures, with or without text information, defined by a small
number of matrix elements using different combinations of light-emitting diodes
(LEDs), fiber optics, light bulbs, or other illumination devices.

M. "Electronic message sign" means an electronic sign, typically comprising a liquid
crystal diode (LCD), light-emitting diode (LED), plasma, or other digital
illuminated sign that displays one or more messages. An electronic message sign is
different from an illuminated sign in that the illumination of the display creates the
message, rather than illumination illuminating the message. An electronic message
sign could be used as a message delivery method for a wall sign, a monument sign,
or other freestanding sign, or a billboard and is subject to conditional use permit
approval per Chapter 18.82.
N.

"Flashing sign" means a sign that contains an intermittent or sequential flashing light
source.

"Freestanding sign" means a sign fixed in an upright position on the ground not
attached to a structure other than a framework, pole, or device, erected primarily to
support the sign. Includes monument signs and pole signs.

"Freestanding center identification sign" means a freestanding sign erected to
identify a commercial center consisting of four or more tenant spaces.

"Illegal sign" means a sign that includes any of the following:
1.

A sign erected without first complying with all regulations in effect at the time
of its construction or use;

A sign that was legally erected, but whose use has ceased, the structure upon
which the display is placed has been abandoned by its owner, or the sign is not
being used to identify or advertise an ongoing business for a period of not less
than ninety days;

A sign that was legally erected which later became nonconforming as a
result of the adoption of an ordinance, the amortization period for the display
provided by the ordinance rending the display conforming has expired, and
conformance has not been accomplished;

A sign that was legally erected which later became nonconforming and then
was damaged to the extent of fifty percent or more of its current replacement
value;

A sign which is a danger to the public or is unsafe;

A sign which is a traffic hazard not created by relocation of streets or highways

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or by acts of the city; and/or
7.

A sign that pertains to a specific event, and five days have elapsed since the
occurrence of the event.

"Indirectly illuminated sign" means a sign whose light source is external to the sign
and which casts its light onto the sign from some distance.

"Internally illuminated sign" means a sign whose light source is located in the
interior of the sign so that the rays go through the face of the sign, or a light source
which is attached to the face of the sign and is perceived as a design element of the
sign.

"Marquee (canopy) sign" means a sign which is attached to or otherwise made a part
of a permanent roof-like structure which projects beyond the building wall in the
form of a large canopy to provide protection from the weather.

"Monument sign" means an independent, freestanding structure supported on the
ground having a solid base, as opposed to being supported by poles or open braces.

"Multi-tenant sign" means an identification sign for a commercial site with multiple
tenants, displaying the names of each tenant on the site.

W. "Multi-vision sign" means any sign composed in whole or in part of a series of
vertical or horizontal slats or cylinder that are capable of being rotated at intervals
so that partial rotation of the group of slats or cylinders produces a different image
and when properly functioning allows on a single sign structure the display at any
given time of one or two or more images.
X.

"Nonconforming sign" means an advertising structure or sign which was lawfully
erected and maintained prior to the adoption of the ordinance codified in this
chapter, but does not now completely comply with current regulations.

"Off-site directional sign" means a sign identifying a publicly owned facility or
emergency facility, or a temporary subdivision sign, but excluding real estate signs.

"Off-site sign" means a sign identifying a use, facility, service, or product which is
not located, sold, or manufactured on the same premises as the sign or which
identifies a use, service, or product by a brand name which, although sold or
manufactured on the premises, does not constitute the principal item for sale or
manufactured on the premises.

AA. "Permanent sign" means a sign constructed of durable materials and intended to
exist for the duration of time that the use or occupant is located on the premises.
BB. "Political sign" means a sign designed for the purpose of advertising support of or
opposition to a candidate or proposition for a public election.
CC. "Pole/pylon sign" means an elevated freestanding sign, typically supported by one
or two poles or columns.
DD.

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"Portable sidewalk sign" means an A-frame or sandwich board sign.
EE. "Portable sign" means a sign that is not permanently affixed to a structure or the
ground.
FF. "Projecting sign" means a sign other than a wall sign suspending from, or supported
by, a structure and projecting outward.
GG. "Real estate sign" means a sign indicating that a property or any portion thereof is
available for inspection, sale, lease, or rent, or directing people to a property, but not
including temporary subdivision signs.
HH. "Reader board sign" means a sign composed of individual changeable letters affixed
to a marquee or sign cabinet that may or may not be internally illuminated.
II.

"Roof sign" means a sign constructed upon or over a roof, or placed so as to extend
above the edge of the roof.

JJ. "Subdivision directional sign" means a temporary or otherwise limited-term sign for
the purpose of providing direction for vehicular and/or pedestrian traffic to the initial
home sales of multiple lots with a single builder within a master planned
community, including both single-family and multifamily for-sale products. All
other home sales are included within the definition of "real estate sign."
KK. "Temporary sign" means a sign intended to be displayed for a limited period of time
and capable of being viewed from a public right-of-way, parking area, or
neighboring property. Examples of temporary signs include banners, stake signs,
and A-frame signs.
LL. "Time/temperature sign" means an electronic or mechanical device that shows time
and/or temperature but contains no business identification or advertising.
MM."Vehicle sign" means a sign that is attached to or painted on a vehicle which is
parked on or adjacent to any property, the principal purpose of which is to attract
attention to a product sold or business located on the property.
NN. "Video display sign" means a sign that changes its message or background in a
manner or method of display characterized by motion or pictorial imagery, which
may or may not include text and depicts action or a special effect to imitate
movement, the presentation of pictorials or graphics displayed in a progression or
frames which give the illusion of motion, including, but not limited to, the illusion
of moving objects, moving patterns or bands of light, or expanding or contracting
shapes, not including electronic changeable copy signs.
OO. "Wall sign" means a sign which is attached to or painted on the exterior wall of a
structure with the display surface of the sign approximately parallel to the building
wall.
PP. "Wind sign" means a sign that spins or is otherwise propelled by the force of air
moving across its face.
QQ.

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§ 18.98.050

"Window sign" means a sign posted, painted, placed, or affixed in or on a window
exposed to public view. An interior sign which faces a window exposed to public
view and is located within three feet of the window.
"Sign area" means the entire area within a perimeter defined by a continuous line
composed of right angles using no more than four lines which enclose the extreme limits
of lettering, logo, trademark, or other graphic representation.
"Sign height" means the vertical distance from the uppermost point used in measuring
the area of a sign to the average grade immediately below the sign, including its base or
the top of the nearest curb of the street on which the sign fronts, whichever measurement
is the greatest.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.98.050. Housing terminology.
"Affordability requirements" means provisions established by a public agency to require
that a specific percentage of housing units in a project or development remain affordable
to very low-, low-, and moderate-income households for a specified period.
"Affordable" means rented at an affordable rent or sold at an affordable housing price.
"Affordable housing" means housing capable of being purchased or rented by a
household with very low or low income, based on a household's ability to make monthly
payments necessary to obtain housing.
"Affordable ownership cost" means monthly housing payments during the first calendar
year of a household's occupancy, including interest, principal, mortgage insurance,
property taxes, homeowner's insurance, property maintenance and repairs, a reasonable
allowance for utilities, and homeowners' association dues, if any, not exceeding the
following:
A.

Moderate-income units: One hundred ten percent of the area median income,
adjusted for assumed household size based on unit size, multiplied by thirty-five
percent and divided by twelve; or

The assumed household size shall be one person in a studio apartment, two persons
in a one-bedroom unit, three persons in a two-bedroom unit, and one additional
person for each additional bedroom.

"Affordable rent" for a unit whose occupancy is restricted to a very low-income
household means that the monthly rent, including utilities and all fees for housing
services, shall not exceed thirty percent of income for households earning fifty percent
or less of the median income, or for a unit whose occupancy is restricted to a low-income
household means that the monthly rent, including utilities and all fees for housing
services, shall not exceed thirty percent for households earning fifty-one percent to eighty
percent of the median income as defined herein. Affordable rent shall be based on
presumed occupancy levels of one person in a studio unit, two persons in a one-bedroom
unit, three persons in a two-bedroom unit, and one additional person for each additional
bedroom thereafter.
"Affordable sales price" means the maximum purchase price that will be affordable to

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low- and moderate-income households as defined herein. In setting the affordable sales
price, realistic assumptions regarding down payment, mortgage interest rate, and term
will be required, and those assumptions must demonstrate that targeted income families
can reasonably qualify. If evidence is presented which shows to the satisfaction of the
city that targeted income buyers can qualify for financing even though the percentage of
their income allocated to housing is higher than thirty percent, then a corresponding
increase may be approved in the affordable sales price. Affordable sales price shall be
based upon presumed occupancy levels of one person in a studio unit, two persons in a
one-bedroom unit, three persons in a two-bedroom unit, and one additional person for
each additional bedroom thereafter.
"Affordable unit" means and is limited to those dwelling units which are required to
be rented at affordable rents or purchased at an affordable sales price to specified
households as described in this chapter.
"Annual household income" means the combined gross income for all adult persons
living in a dwelling unit as calculated for the purpose of the Section 8 program prescribed
by the United States Housing Act of 1937, as amended, or its successor.
"Area median income" means area median income for Stanislaus County as published
pursuant to California Code of Regulations, Title 25, Section 6932, or successor
provision.
"Condominium project" means a housing development as defined in subdivision (f)
of Section 1351 of the Civil Code, not including the conversion of existing rental
apartments to condominiums.
"Construction costs" means the estimated cost per foot of construction, as established by
the building department of the city of Patterson for use in the setting of regulatory fees
and building permits, multiplied by the total square footage to be constructed for each
dwelling unit, minus square footage for garage area.
"Density bonus" means a density increase over the otherwise allowable maximum
residential density, as described in Chapter 18.88.
"Density bonus housing agreement" means a recorded agreement between a developer
and the city as described in Chapter 18.88 to ensure that the requirements of this chapter
are satisfied. The agreement, among other things, shall establish the number of target
units, their size, location, terms and conditions of affordability, and production schedule.
"Density bonus units" means those residential units granted pursuant to the provisions of
this chapter which exceed the otherwise allowable maximum residential density for the
development site.
"Discretionary permit" means and includes use permits issued pursuant to Title 18, and
the approval of tentative, final, or parcel maps pursuant to Title 16.
"Housing development" means construction projects consisting of five or more
residential units, including single-family and multifamily units, for sale or for rent. For
the purposes of this chapter, "housing development" also includes a subdivision, planned
unit development, or condominium project consisting of five or more residential units or
unimproved residential lots, the substantial rehabilitation and conversion of an existing

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commercial building to residential use, and the substantial rehabilitation of an existing
multifamily dwelling, where the rehabilitation or conversion would create a net increase
of at least five residential units.
"Incentives (or concessions)" means such regulatory concessions as listed in Chapter
18.88.
"Low-income household" means a household whose income does not exceed the lowincome limits applicable to Stanislaus County, as published and periodically updated by
the State Department of Housing and Community Development pursuant to Section
50079.5 of the California Health and Safety Code. It typically refers to those households
with incomes of up to eighty percent of median income.
"Market-rate unit" means a dwelling unit in a residential project, which is not an
affordable unit as defined herein.
"Maximum residential density" means the maximum number of residential units
permitted by the city's zoning ordinance on the date the application is deemed complete.
"Median income" means the median income, adjusted for family size, applicable to
Stanislaus County as published annually pursuant to Title 25 of the California Code of
Regulations, Section 6932 (or its successor provision) by the United States Department
of Housing and Urban Development.
"Moderate-income household" means a household whose income does not exceed the
moderate-income limits applicable to Stanislaus County, as published and periodically
updated by the State Department of Housing and Community Development pursuant to
Section 50079.5 of the California Health and Safety Code. This typically refers to those
households with incomes of up to one hundred twenty percent of median income.
"Monthly owner-occupied housing payment" shall be that sum equal to the principal,
interest, property taxes, utilities, homeowner's insurance, and homeowners' association
dues paid on an annual basis divided by twelve.
"Nonrestricted units" means all units within a housing development excluding the target
units (see "Target unit").
"Qualifying resident" means a senior citizen or other person eligible to reside in a senior
citizen housing development.
"Substantial rehabilitation" means rehabilitation of existing dwelling units to ensure that
they will remain available at affordable housing cost to persons of moderate, low, and
very low income for the longest feasible time, but for not less than thirty years.
"Target unit" means a dwelling unit within a housing development which will be reserved
for sale or rent to, and is made available at an affordable rent or affordable ownership
cost to, very low-, low-, or moderate-income households, or a unit in a senior citizen
housing development.
"Targeted income families" means those households that meet the classification as
moderate-, low-, and very low-income households as defined in this chapter.
"Very low-income household" means a household whose income does not exceed the
very low-income limits applicable to Stanislaus County, as published and periodically

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§ 18.98.050

§ 18.98.060

updated by the State Department of Housing and Community Development pursuant to
Section 50105 of the California Health and Safety Code. Typically this refers to those
households with incomes of up to fifty percent of median income.
(Ord. 738 § 1 (Exh. A) (part), 2013)
§ 18.98.060. Telecommunications terminology.
"Antenna" means any system of wires, poles, rods, reflecting discs, whips, panels, or
similar devices used for the transmission or receiving of electromagnetic radio frequency
signals.
"Antenna, building mounted" means an antenna which is affixed to or supported by the
roof or exterior wall of a building or other structure.
"Antenna, ground mounted" means an antenna which is fully or partially supported by a
platform, framework, pole, or other structural system that is affixed to or placed directly
on or in the ground.
"Co-location" means the use of two or more wireless communication facilities on a single
support structure or otherwise sharing a common location. For the purposes of this chapter,
co-location shall also include the location of wireless communication facilities with other
facilities such as water tanks, light standards, and other utility facilities and structures.
"Communication tower" means any structure which is used to transmit or receive
electromagnetic radio frequency signals or that supports such a device.
"Electromagnetic radio frequency signal" means a wave or burst of electric and magnetic
energy radiating away from a transmission source to be picked up by a receiving antenna
for the purpose of communicating information.
"Wireless communication facility" means a facility containing communication towers
and/or antennas and any related equipment for the purpose of transmitting or receiving
electromagnetic radio frequency waves.
(Ord. 738 § 1 (Exh. A) (part), 2013)

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