Part 3 — CS COMMERCIAL SHOPPING CENTER DISTRICT

The CS district is intended for planned shopping centers where the land and compatible retail stores and associated facilities are designed and developed together as an integrated unit using modern site planning

techniques. The primary tenant will usually be a supermarket or larger retail tenant, and the center will serve only the convenience needs, such as food, drugs, hardware, and personal services, of the surrounding area. The centers shall exhibit a high level of architectural and site design quality, providing a positive experience for visitors and community residents, and fostering business activity. Such centers are required to fit into the residential pattern of development and not create either architectural or traffic conflicts. Development, remodel and renovation of such centers shall integrate and promote pedestrian activity with pathway connections between center business areas and parking areas, and to adjoining neighborhoods and districts, as well as incorporate pedestrian amenities like seating areas and outdoor gathering spaces to accommodate pedestrians, outdoor dining and other activities. The pathways shall be clearly articulated with enhanced paving and other design features, landscaping, and wayfinding signage.

(Ord. No. 11-388, § 15, 12-14-2011)

Editor's note— Ord. No. 11-388, § 15, adopted Dec. 14, 2011, amended § 9321 in its entirety to read as set out herein. Former § 9321 pertained to purpose and derived from Ord. No. 120, adopted Feb. 3, 1987.

The limitations as to uses and structures in the CS district shall be as follows.

Subject to the provisions of section 9301 et seq. and chapter 6, buildings and structures may be erected, structurally altered or enlarged and land may be used within this district for commercial, service, office and other uses as provided in the commercial use tables (section 9311 et seq. of this chapter). The entire business operation shall be conducted within a completely enclosed building or within the buildable area of the lot.

Any use or structure not specified in section 9322.1 shall be prohibited in the CS district.

Subject to the provisions of section 9303, 9391 et seq. and chapter 6, the following development standards shall apply in the CS district.

The minimum project size shall be five (5) acres.

All lots hereafter created shall contain the following:

A.

Minimum lot area: Twenty thousand (20,000) square feet.

B.

Minimum lot width: Two hundred (200) feet.

C.

Minimum depth: One hundred (100) feet.

9323.3. - Building coverage.

The maximum building coverage shall be fifty (50) percent of the total project.

9323.4. - Building height.

The maximum building height shall be thirty-five (35) feet.

9323.5. - Project setbacks.

The minimum yard requirements shall be as follows:

A.

Minimum front yard: Twenty (20) feet from any existing or proposed right-of-way;

B.

Minimum side yard: none except:

1.

When adjacent to a residential district or when abutting any street which separates the CS district from a residential district: Twenty (20) feet;

2.

The minimum street side yard shall be treated as a front yard;

C.

Minimum rear yard: Equal to the height of the tallest buildings in the project.

A minimum of fifteen (15) percent of the total lot shall be landscaped unless otherwise specified during a discretionary review. In addition landscaping shall be provided within all required yards adjacent to public right-of-way. Said landscaping shall be provided and maintained in perpetuity subject to the following:

A.

Berming (undulating or embanked) shall be required with a minimum variation of elevation being thirty (30) inches;

B.

One (1) native oak tree, twenty-four-inch box in size per fifteen thousand (15,000) square feet of building area shall be provided within said areas or at alternative locations as approved by the city;

C.

Landscaping shall minimize the visual dominance of the parking areas, shall complement on-site pedestrian amenities and circulation, and serve to reduce pavement temperature; and

D.

No other usage or storage shall be permitted within any required landscaping.

(Ord. No. 11-388, § 16, 12-14-2011)

9323.7. - Required walls.

Unless waived by the city, all developments shall be screened according to the following:

A.

A decorative wall at a minimum height of six (6) feet shall be provided on all property lines except for those adjacent to a public right-of-way.

A.

Clearly articulated pedestrian paths through parking lots to the center businesses and residences with distinguishing design characteristics.

B.

Well-defined pedestrian pathways connecting adjoining shopping centers, and between the centers and adjacent neighborhoods and districts.

C.

Outdoor seating and gathering areas near the businesses, including expanded sidewalks or plazas, designed as an integral part of the overall architecture and site design.

D.

Bike racks or other public bike storage in convenient locations in the center, integrated within the overall architecture and site design of the center.

(Ord. No. 11-388, § 17, 12-14-2011)

Commercial uses adjoining off-site residential neighborhoods shall be designed to be compatible by incorporating the following:

A.

Landscape and decorative walls, or comparable buffering and/or screening elements, along the edges of the shopping center;

B.

Enhanced architectural treatment of elevations facing the residential uses;

C.

Low intensity lighting and screening to minimize light spillover and glare into residential neighborhoods; and

D.

Locating automobile and truck access and unloading areas so that they do not directly front residential neighborhoods, or by providing adequate screening with landscaping and/or decorative walls in areas adjacent to the residential neighborhoods.

(Ord. No. 11-388, § 17, 12-14-2011)

9324—9330. - Reserved.

PART 4. - CRS COMMERCIAL RETAIL/SERVICE DISTRICT

The purpose of the CRS district is to provide areas for a diversity of general commercial, retail and service uses. It is intended that this district provide for the needs of the residents of the city and the surrounding area. The uses shall exhibit a high level of architectural and site design quality, providing a positive experience for visitors and community residents, and fostering business activity.

(Ord. No. 11-388, § 18, 12-14-2011)

The limitations as to uses and structures in the CRS district shall be as follows:

Subject to the provisions of section 9301 et seq. and chapter 6, buildings and structures may be erected, structurally altered or enlarged and land may be used within this district for commercial, service, office and other uses as provided in the commercial use tables (section 9311 et seq. of this chapter). The entire business operation shall be conducted within a completely enclosed building or within the buildable area of the lot.

Any use or structure not specified in section 9332.1 shall be prohibited in the CRS district.

Subject to the provisions of sections 9903, 9391 et seq. and chapter 6, the following development standards shall apply in the CRS district.

9333.1. - Minimum lot specifications.

All lots hereafter created shall contain the following:

A.

Minimum lot area: Ten thousand (10,000) square feet.

B.

Minimum lot width: One hundred (100) feet.

C.

Minimum depth: One hundred (100) feet.

9333.2. - Building coverage.

The maximum building coverage shall be sixty (60) percent.

9333.3. - Building height.

The maximum building height shall be thirty-five (35) feet.

The minimum yard requirements shall be as follows:

A.

Minimum front yard: Equal to height of building or minimum of twenty (20) feet;

B.

Minimum side yard: None except when adjacent to a residential district or public street: Ten (10) feet;

C.

Minimum rear yard: Equal to the height of the building or minimum of ten (10) feet.

A minimum of ten (10) percent of the total lot shall be landscaped unless otherwise specified during a discretionary review. In addition landscaping shall be provided within all required yards adjacent to public right-of-way. Said landscaping shall be provided and maintained in perpetuity subject to the following:

A.

Berming (undulating or embanked) shall be required with a minimum variation of elevation being thirty (30) inches;

B.

One (1) native oak tree twenty-four inches in size per fifteen thousand (15,000) square feet of building shall be provided within said areas or at alternate locations as approved by the city;

C.

Landscaping shall minimize the visual dominance of the parking areas, shall complement on-site pedestrian circulation, and serve to reduce pavement temperature; and

D.

No other usage or storage shall be permitted within any required landscaping.

(Ord. No. 11-388, § 19, 12-14-2011)

Unless waived by the city, all developments shall be screened according to the following:

A.

A decorative wall at a minimum height of six (6) feet shall be provided on all property lines except for those adjacent to a public right-of-way.

Access shall be as approved by the planning commission.

Except for miniwarehouses, the amount of storage or warehousing related to the principal use shall not exceed fifty (50) percent of the gross floor area of any building. This provision shall not apply to permitted uses that involve outdoor storage that comply with the outdoor storage provisions of section 9301 et seq.

A.

Clearly articulated pedestrian paths through parking lots to the businesses.

B.

Pedestrian pathways connecting adjoining neighborhoods and districts.

(Ord. No. 11-388, § 20, 12-14-2011)

Commercial uses adjoining off-site residential neighborhoods shall be designed to be compatible by incorporating the following:

A.

Landscape and decorative walls, or comparable buffering and/or screening elements, along the edges of the shopping center;

B.

Enhanced architectural treatment of elevations facing the residential uses;

C.

Low-intensity lighting and screening to minimize light spillover and glare into residential neighborhoods; and

D.

Locating automobile and truck access and unloading areas so that they do not directly front residential neighborhoods, or by providing adequate screening with landscaping and/or decorative walls in areas adjacent to the residential neighborhoods.

(Ord. No. 11-388, § 20, 12-14-2011)

9334—9340. - Reserved.

PART 5. - CS-MU COMMERCIAL SHOPPING CENTER-MIXED USE DISTRICT[[6]]

Footnotes:

--- ( 6 ) ---

Editor's note— Ord. No. 22-461, § 6, adopted Aug. 24, 2022, amended Part 5 in its entirety to read as herein set out. Former Part 5, §§ 9341—9343.12, pertained to similar subject matter and derived from Ord. No. 11-388, § 22, adopted Dec. 14, 2011; and Ord. No. 21-456, § 9, adopted Aug. 25, 2021.

The purpose of the CS-MU district shall be to provide for planned shopping centers where the land and compatible retail stores and associated facilities, including multi-family residential units, are designed and developed together as an integrated whole using modern site planning techniques. The allowance for residential units is to encourage improvements to existing shopping centers, and to provide opportunities for an individual to participate in multiple activities on the site, thereby promoting vehicle trip reduction. The primary tenant in the shopping center will usually be a supermarket, or other large retail tenant, and the center will serve primarily the convenience needs, such as food, drugs, hardware, and personal services, of nearby residential areas. The centers shall exhibit a high level of architectural and site design quality, providing a positive experience for visitors and residents of the center and community; fostering economic vitality and businesses activity; and serving as a center of neighborhood identity and activity. Such centers are required to fit into the surrounding residential pattern of development and create neither architectural

nor traffic conflicts. Development, remodel and renovation of such centers shall integrate and promote pedestrian activity with pathway connections between center business areas and parking areas, and to adjoining neighborhoods and districts, as well as incorporate pedestrian amenities like seating areas and outdoor gathering spaces to accommodate pedestrians, outdoor dining and other activities. The pathways shall be clearly articulated with enhanced paving and other design features, landscaping, and wayfinding signage. Multi-family residential units may be included in a center, providing that resident-serving amenities are incorporated into the center; the residential and nonresidential uses are compatible; and the residential and nonresidential portions of mixed-use buildings are seamlessly integrated by architectural design, pedestrian walkways, and landscape. For existing shopping centers, residential use may be allowed only if it is part of a substantial and comprehensive redevelopment, remodel or renovation of the shopping center that improves the architectural and site design in which case, the residential use shall be ancillary to the commercial uses of the center. Alternatively, multi-family residences may be allowed as part of a mixed-use commercial project pursuant to part 3 of chapter 5 of title IX (affordable housing overlay district).

(Ord. No. 22-461, § 6, 8-24-2022)

Uses and structures in the CS-MU district shall be subject to the limitations set forth in the following provisions of this section.

(Ord. No. 22-461, § 6, 8-24-2022)

9342.1. - Permitted commercial uses.

Subject to the provisions of chapter 6, buildings and structures may be erected, structurally altered or enlarged, and land may be used within this district for commercial, service, office and other uses as provided in section 9312.2 commercial land use table for the commercial shopping center (CS) district in part 2 of chapter 3.

(Ord. No. 22-461, § 6, 8-24-2022)

A.

Residential uses shall be multi-family dwelling units, in accordance with section 9343.

B.

Accessory dwelling units.

(Ord. No. 22-461, § 6, 8-24-2022)

Except as provided in section 9342.2, any use or structure not specified in section 9342.1 shall be prohibited in the CS-MU district.

(Ord. No. 22-461, § 6, 8-24-2022)

9343. • Mixed-use development.

A.

Residential uses shall be provided in the following manner:

1.

Part of a new mixed-use development project of commercial and residential dwelling units on a site; or

2.

An addition to an existing commercial development to remain on the same site, provided there is a substantial and comprehensive redevelopment, renovation or remodel of the existing center. For residential units to be added to existing shopping centers, the existing buildings shall be required to conduct façade and other improvements to enhance the architectural and site design, and the site shall be brought up to all standards of the CS-MU district.

B.

Resident-serving common recreational amenities shall be incorporated into the center totaling a minimum of two hundred fifty (250) square feet per dwelling unit.

C.

The residential and commercial uses shall be compatible and seamlessly integrated by architectural design, pedestrian walkways, and landscaping.

D.

Residential uses shall consist either of apartments on the upper floors of buildings containing ground floor retail or office uses, or apartments in a solely residential building, providing there are commercial uses on the same site.

E.

A conditional use permit is required for the addition of residential uses to an existing commercial development, and for a mixed-use commercial and residential development project, as provided in section 9342.2.A.

F.

Projects containing a new mixed-use commercial and residential development shall include construction of both the residential and commercial parts concurrently.

G.

Projects consisting of the addition of residential units to an existing commercial development on the same site shall include the construction of the residential part after or concurrently with the required redevelopment, renovation or remodel of the existing center pursuant to section 9343.A.2.

(Ord. No. 22-461, § 6, 8-24-2022)

Subject to the provisions of sections 9303, 9391 et seq., and chapter 6, the following development standards shall apply in the CS-MU district; provided, however, that where the provisions of section 9303, 9391 et seq. or chapter 6 conflict with the provisions of this part, the provisions of this part shall apply.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.1. - Project size.

The minimum project site shall be five (5) acres.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.2. - Minimum lot specifications.

All lots hereafter created shall contain the following:

A.

Minimum lot area: Twenty thousand (20,000) square feet.

B.

Minimum lot width: Two hundred (200) feet.

C.

Minimum depth: One hundred (100) feet.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.3. - Building coverage.

The maximum building coverage shall be fifty (50) percent of the project site.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.4. - Building height.

The maximum building height shall be thirty-five (35) feet.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.5. - Project setbacks.

The minimum yard requirements shall be as follows:

A.

Minimum front yard: Twenty (20) feet from any existing or proposed right-of-way;

B.

Minimum side yard: none except:

1.

When adjacent to a residential district or when abutting any street that separates the CS-MU district from a residential district: Twenty (20) feet;

2.

The minimum street side yard shall be treated as a front yard;

C.

Minimum rear yard: Equal to the height of the tallest buildings in the project.

(Ord. No. 22-461, § 6, 8-24-2022)

The provision of multi-family housing in the CS-MU district shall include the following minimum design requirements for new shopping centers, and for redevelopment, renovation and remodel of existing shopping centers:

A.

The project site shall meet at least the minimum standards of the CS-MU district;

B.

Residential and commercial uses within a mixed-use building shall be seamlessly integrated architecturally within the building, and the buildings shall be integrated with the remainder of the shopping center through architectural and site design elements;

C.

The ground floor of residential and commercial mixed-use buildings along primary street frontages and public sidewalks and plazas shall be occupied by retail, dining and other uses that engage pedestrians;

D.

The provision of on-site designated and secured residential parking separate from the on-site commercial use parking;

E.

The provision of recreational and other residential-serving amenities, including usable outdoor developed open space for the residents; and

F.

Mixed-use commercial and residential buildings shall be designed to assure compatibility among uses and public safety, which shall include at least privacy for residential entrances, separate access, fire suppression barriers, secured resident parking, and noise insulation.

(Ord. No. 22-461, § 6, 8-24-2022)

A.

The residential density in a residential and commercial mixed-use development project shall be a minimum of six (6) and a maximum of fifteen (15) dwelling units per acre.

B.

The minimum commercial density in a residential and commercial mixed-use development project shall be a maximum of thirty-three (33) percent and a minimum of twenty (20) percent of the gross building square footage of the project, including common residential recreational buildings.

(Ord. No. 22-461, § 6, 8-24-2022)

The transfer of development credits for residential units in this district is to provide flexibility in the development of residential multi-family units, and to encourage the development of cohesively planned complexes of multi-family units. A development credit is a potential entitlement to construct one (1) multifamily residential unit. The transfer of residential development credits may be authorized based on the conditions, and subject to the provisions listed as follows:

A.

Residential development credits may be transferred among donor and receiver parcels only within the CSMU district west of Kanan Road, south of Laro Drive, and east and north of the Medea Creek channel;

B.

The development credit can only be exercised when it has been transferred pursuant to the provisions of this section from a donor to a receiver parcel and all other requirements of law are fulfilled;

C.

The city council, after recommendation by the planning commission, finds the donor parcel has development credits to be transferred, the receiver parcel has sufficient area designated in the general plan to accommodate development otherwise permitted under city regulations, and that such total development meets all of the applicable requirements of the city's general plan, and this section;

D.

The transfer of credits shall be authorized as part of a development agreement, which shall include both the donor and receiver parcels;

E.

When development credits are transferred, all such credits for a parcel shall be transferred, and they are thereafter extinguished with regard to the donor parcel;

F.

The number of development credits that may be transferred shall not exceed the number of dwelling units provided for in section 9343.7;

G.

Before approving the transfer of development credits, the city must find that the appropriate guarantees exist and will be provided to ensure that the transfer conforms to the intent and purposes of the general plan; the transfer will not result in a detrimental effect on the area surrounding the receiver parcel; and the transfer of credits will result in a superior residential development complex that would not otherwise be feasible without the transfer of credits.

(Ord. No. 22-461, § 6, 8-24-2022)

Commercial uses adjoining off-site residential neighborhoods shall be designed to be compatible by incorporating the following:

A.

Landscape and decorative walls, or comparable buffering and/or screening elements, along the edges of the shopping center;

B.

Enhanced architectural treatment of elevations facing the residential uses;

C.

Low intensity lighting and screening to minimize light spillover and glare onto residential neighborhoods; and

D.

Locating automobile and truck access and unloading areas so that they do not directly front residential neighborhoods, or by providing adequate screening with landscaping and/or decorative walls from the areas to the residential neighborhoods.

(Ord. No. 22-461, § 6, 8-24-2022)

A.

Clearly articulated pedestrian paths through parking lots to the center businesses and residences with distinguishing design characteristics.

B.

Well-defined pedestrian pathways connecting adjoining shopping centers, and between the centers and adjacent neighborhoods and districts.

C.

Outdoor seating and gathering areas near the businesses, including expanded sidewalks or plazas, designed as an integral part of the overall architecture and site design. Outdoor seating, exclusive of outdoor dining areas, shall be provided in expanded sidewalks or plazas at a rate of two (2) percent of the gross commercial square feet.

D.

Bike racks or other public bike storage in convenient locations in the center, integrated within the overall architecture and site design of the center.

(Ord. No. 22-461, § 6, 8-24-2022)

A minimum of fifteen (15) percent of the total lot shall be landscaped unless otherwise specified during a discretionary review. In addition, landscaping shall be provided within all required yards adjacent to the public right-of-way. Said landscaping shall be provided and maintained in perpetuity subject to the following:

A.

Berming (undulating or embanked) shall be required with a minimum variation of elevation being thirty (30) inches;

B.

One (1) native oak tree, twenty-four-inch box in size per fifteen thousand (15,000) square feet of building area shall be provided within said areas;

C.

Landscaping shall minimize the visual dominance of the parking areas, shall complement on-site pedestrian amenities and circulation, and serve to modulate pavement temperature; and

D.

No other usage or storage shall be permitted within any required landscaping.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.12. - Required walls.

Unless waived by the city, all developments shall be screened according to the following:

A.

A decorative wall at a minimum height of six (6) feet shall be provided on all property lines except for those adjacent to a public right-of-way.

(Ord. No. 22-461, § 6, 8-24-2022)

9344.13. - Design standards.

Design standards in the CS-MU district are as set forth in section 9663 et seq.

(Ord. No. 22-461, § 6, 8-24-2022)

9344—9350. - Reserved.

PART 6. - COMMERCIAL RECREATION LAND USE DISTRICT[[7]]

Footnotes:

--- ( 7 ) ---

Editor's note— Ord. No. 11-388, § 23, adopted Dec. 14, 2011, changed the title of Pt. 6 from "CR commercial recreation land use district" to "Commercial recreation land use district".

The purpose of the CR district is to provide an area for commercial uses normally considered to be recreation oriented that protect and complement the area's open space character, such as active or passive open space, golf courses, or other nonintensive commercial recreation use, and ancillary structures that are designed to assure the visual prominence of open space. The purpose of the CR district is to also provide for active recreational uses that demonstrate compatibility with adjacent residential areas with regard to noise, lighting, traffic, and other potential impacts.

(Ord. No. 11-388, § 23, 12-14-2011)

Uses and structures in the CR district shall be subject to the limitations set forth in the following provisions of this section.

Subject to the provisions of section 9301 et seq. and chapter 6, buildings and structures may be erected, structurally altered or enlarged and land may be used within this district for commercial, service, office and other uses as provided in the commercial use tables (section 9311 et seq. of this chapter).

Any use or structure not specified in section 9352 et seq. shall be prohibited.

(Ord. No. 11-388, § 24, 12-14-2011)

Except as follows and subject to the provisions of section 9303 and chapter 6, the development standards for the CR district shall be as established by discretionary review with consideration given to the protection of the area's open space character and compatibility with adjacent residential areas.

(Ord. No. 11-388, § 24, 12-14-2011)

9354—9360. - Reserved. PART 7. - BUSINESS PARK DISTRICT

The purpose of the business park district is to provide areas for businesses involved in light manufacturing, assembly, research, development, distribution, services and limited retail uses requiring large facilities located in master planned developments that offer jobs and services world-wide and which are compatible with the character of the area in which they are located and the community as a whole.

9362—9370. - Reserved.

PART 8. - BP-OR BUSINESS PARK-OFFICE RETAIL DISTRICT

The purpose of the BP-OR district shall be to provide areas for smaller planned developments, renovations, and additions, including offices and incidental retail commercial uses, within a campus environment that are harmonious with the adjacent commercial or residential development. These developments are characterized by pedestrian walkways and outdoor activity areas, landscaped open spaces, common signage, and seamless connections and transitions with existing buildings in terms of scale, design, and materials, and are designed to promote pedestrian safety and convenience, as well as connecting to, and complementing, the quality and character of existing development.

(Ord. No. 11-388, § 25, 12-14-2011; Ord. No. 13-399, § 6, 2-27-2013)

Editor's note— Ord. No. 11-388, § 25, adopted Dec. 14, 2011, changed the title of § 9371 from "Purpose" to "BP-OR purpose". This historical notation has been preserved for reference purposes.

Uses and structures in the BP-OR district shall be subject to the limitations set forth in the following provisions of this section.

Subject to the provisions of chapter 6, buildings and structures may be erected, structurally altered or enlarged land may be used within this district for commercial, service, office and other uses as provided in

the commercial use tables (section 9311 et seq. of this chapter). Retail and service uses along the periphery of parking areas are encouraged, where appropriate. The entire business operation, excluding outdoor dining areas, shall be conducted within a completely enclosed building.

(Ord. No. 11-388, § 26, 12-14-2011)

Any use or structure not specified in section 9372 et seq. shall be prohibited in the BP-OR district.

Developments, renovations, and additions in the BP-OR district shall complement existing uses, exhibit a high level of architectural and site design quality, and include enhanced pedestrian connections between business areas, parking areas, and to adjoining neighborhoods and districts. Plazas, courtyards, expanded walkways, and open spaces shall be incorporated into the developments to promote pedestrian activity.

Subject to the provisions of sections 9303 and 9391 et seq., and chapter 6, the following development standards shall also apply in the BP-OR land use district.

(Ord. No. 11-388, § 27, 12-14-2011)

9373.1. - Project size.

The minimum project size shall be two (2) acres.

All lots hereafter created shall contain the following:

A.

Minimum lot area: Twenty thousand (20,000) square feet.

B.

Minimum lot width: Two hundred (200) feet.

C.

Minimum depth: One hundred (100) feet.

The maximum building coverage shall be forty (40) percent.

The maximum building height shall be thirty-five (35) feet.

The minimum yard requirements shall be as follows:

A.

Minimum front yard: Twenty (20) feet or the height of the building, whichever is greater;

B.

Minimum side yard: Seventy (70) feet combined, with no less than fifteen (15) feet on any side;

C.

Minimum street side yard: Twenty (20) feet or the height of the building, whichever is greater;

D.

Minimum rear yard: Twenty (20) feet except when abutting residential, then height of building or twenty (20) feet, whichever is greater.

The amount of retail uses permitted in any complex shall be carefully considered so as to not be the dominant uses of the project. Rather, retail uses should be limited to those uses which supplement, compliment and are supportive to the rest of the uses in the complex.

A minimum of twenty (20) percent of the total lot shall be landscaped unless otherwise specified during a discretionary review. Landscaping shall contribute to the appearance and quality of the development and shall minimize the visual dominance and break the visual continuity of the surface parking areas and reduce the heat-island effect of development. In addition, landscaping shall be provided within all required yards adjacent to public rights-of-way and enhance a park-like setting along property edges and building frontages. Landscape buffers shall be provided to minimize any negative impacts to surrounding neighborhoods and development. Said landscaping shall be provided and maintained in perpetuity subject to the following:

A.

Berming (undulating or embanked) shall be required with a minimum variation of elevation being thirty (30) inches.

B.

One (1) native oak tree twenty-four (24) inches in size per fifteen thousand (15,000) square feet of building shall be provided within said areas or an alternate location as approved by the appropriate authority.

C.

No other usage or storage shall be permitted within any required landscaping.

(Ord. No. 11-388, § 28, 12-14-2011)

Unless waived by the city, all developments shall be screened according to the following:

A.

A decorative wall at a minimum height of six (6) feet shall be provided on all property lines except for those adjacent to a public right-of-way.

Readily visible site access and entrance drives shall be provided. A maximum of two (2) entrances per street shall be allowed subject to their conformance with acceptable circulation patterns and traffic control measures.

(Ord. No. 11-388, § 29, 12-14-2011)

9374—9380. - Reserved.

PART 9. - BP-M BUSINESS PARK-MANUFACTURING DISTRICT

The purpose of the BP-M district shall be to provide areas for larger scale businesses involved in light manufacturing, research and development, assembly, distribution or services requiring larger facilities in developments, renovations, and additions within a campus environment that are compatible with the adjacent commercial or residential development. These developments are characterized by pedestrian walkways and outdoor activity areas, landscaped open spaces, common signage, and seamless connections and transitions with existing buildings in terms of scale, design, and materials, and are designed to promote pedestrian safety and convenience, as well as connecting to, and complementing, the quality and character of existing development.

(Ord. No. 11-388, § 30, 12-14-2011; Ord. No. 13-399, § 7, 2-27-2013)

Editor's note— Ord. No. 11-388, § 30, adopted Dec. 14, 2011, changed the title of § 9381 from "Purpose" to "BP-M purpose". This historical notation has been preserved for reference purposes.

Uses and structures in the BP-M district shall be subject to the following limitations set forth in this section.

Subject to the provisions of chapter 6, buildings and structures may be erected, structurally altered or enlarged land may be used within this district for commercial, service, incidental related office and other uses as provided in the commercial use tables (section 9311 et seq. of this chapter). Retail and service uses along the periphery of parking areas are encouraged. The entire business operation, excluding outdoor dining areas, shall be conducted within a completely enclosed building or within a buildable area of the lot.

(Ord. No. 11-388, § 31, 12-14-2011)

Any use or structure not specified in section 9382 et seq. shall be prohibited in the BP-M district.

Developments, renovations, and additions in the BP-M district shall complement existing uses, exhibit a high level of architectural and site design quality, and include enhanced pedestrian connections between business areas, parking areas, and to adjoining neighborhoods and districts. Plazas, courtyards, expanded walkways, and open spaces shall be incorporated into the developments to promote pedestrian activity.

Subject to the provisions of sections 9303 and 9391 et seq. and chapter 6, the following development standards shall also apply in the BP-OR land use district.

(Ord. No. 11-388, § 32, 12-14-2011; Ord. No. 13-399, § 8, 2-27-2013)

All lots hereafter created shall contain a minimum of three (3) acres.

The maximum building coverage shall be thirty (30) percent.

(Ord. No. 13-399, § 9, 2-27-2013)

The maximum building height shall be thirty-five (35) feet.

The minimum yard requirements shall be as follows:

A.

Minimum front yard: Twenty (20) feet or height of the building, whichever is greater;

B.

Minimum side yard: Seventy (70) feet combined, with no less than fifteen (15) feet on any side;

C.

Street side yard: Twenty (20) feet or height of the building, whichever is greater;

D.

Minimum rear yard: Twenty (20) feet unless abutting a residential district then height of the building, or twenty (20) feet, whichever is greater.

A minimum of twenty (20) percent of the total lot shall be landscaped unless otherwise specified during a discretionary review. Landscaping shall contribute to the appearance and quality of the development and shall minimize the visual dominance and break the visual continuity of the surface parking areas and reduce the heat-island effect of development. In addition, landscaping shall be provided within all required yards adjacent to public rights-of-way and enhance a park-like setting along property edges and building frontages. Landscape buffers shall be provided to minimize any negative impacts to surrounding

neighborhoods and development. Said landscaping shall be provided and maintained in perpetuity subject to the following:

A.

Berming (undulating or embanked) shall be required with a minimum variation of elevation being thirty (30) inches.

B.

One (1) native oak tree twenty-four (24) inches in size per fifteen thousand (15,000) square feet of building shall be provided within said areas or an alternate location as approved by the appropriate authority.

C.

No other usage or storage shall be permitted within any required landscaping.

(Ord. No. 11-388, § 33, 12-14-2011)

9383.6. - Required walls.

Unless waived by the city, all developments shall be screened according to the following:

A.

A decorative wall at a minimum height of six (6) feet shall be provided on all property lines except for those adjacent to a public right-of-way.

Readily visible site access and entrance drives shall be provided. A maximum of two (2) entrances per street shall be allowed subject to their conformance with acceptable circulation patterns and traffic control measures.

(Ord. No. 11-388, § 34, 12-14-2011)

PART 10. - CN COMMERCIAL NEIGHBORHOOD CENTER DISTRICT

The purpose of the CN district is to provide areas for general commercial, retail and service uses that are compatible with the surrounding residential neighborhoods. It is intended that this district provide for the

local needs of the residents of the city and the surrounding areas with compatible uses, in design that is compatible with adjoining residential neighborhoods, and in the provision of on-site pedestrian amenities and pedestrian circulation that is linked to adjacent land uses.

(Ord. No. 11-388, § 35, 12-14-2011)

The limitations as to uses and structures in the CN district shall be as follows.

(Ord. No. 11-388, § 35, 12-14-2011)

Subject to the provisions of section 9301 et seq. and chapter 6, buildings and structures may be erected, structurally altered or enlarged and land may be used within this district for commercial, service, office and other uses as provided in the CN zone in the commercial use tables (section 9311 et seq. of this chapter). The entire business operation shall be conducted within a completely enclosed building, or within the buildable area of the lot.

(Ord. No. 11-388, § 35, 12-14-2011)

Any use or structure not specified in section 9385.1 shall be prohibited in the CN district.

(Ord. No. 11-388, § 35, 12-14-2011)

Developments, renovations, and additions in the CN district shall be located and designed to complement adjoining neighborhoods and uses by incorporating the following:

A.

A high level of architectural and site design quality that are compatible with adjoining neighborhoods;

B.

Where substantial improvements are proposed for buildings that do not meet current city standards, improvements shall comply with contemporary city standards for building materials and colors, signage, lighting and landscape;

C.

On-site pedestrian amenities and enhanced pedestrian connections between parking areas and adjoining neighborhoods and districts;

D.

Uses which ensure minimization of exterior noise and sufficient buffers between waste disposal locations and adjoining neighborhoods;

E.

Improved public streets and sidewalks that enhance the visual character and quality of the neighborhood commercial district, considering such elements as landscape; well-designed benches, trash receptacles, and other street furniture; decorative sidewalk and crosswalk paving; and pedestrian-oriented lighting; wayfinding signage.

Subject to the provisions of sections 9303, 9391 et seq. and chapter 6, the following development standards shall also apply in the CN district.

(Ord. No. 11-388, § 35, 12-14-2011)

9386.1. - Project size.

The minimum project size shall be 0.35 acres.

(Ord. No. 11-388, § 35, 12-14-2011)

9386.2. - Minimum lot specifications.

All lots hereafter created shall contain the following:

A.

Minimum lot area: Ten thousand (10,000) square feet.

B.

Minimum lot width: One hundred (100) feet.

C.

Minimum lot depth: One hundred (100) feet.

(Ord. No. 11-388, § 35, 12-14-2011)

The maximum building coverage shall be sixty (60) percent.

(Ord. No. 11-388, § 35, 12-14-2011)

9386.4. - Building height.

The maximum building height shall be thirty-five (35) feet.

(Ord. No. 11-388, § 35, 12-14-2011)

The minimum yard requirements shall be as follows:

A.

Minimum front yard: Equal to the height of the building or minimum of twenty (20) feet;

B.

Minimum side yard: None, except when adjacent to a residential district or public street: Ten (10) feet;

C.

Minimum rear yard: Equal to the height of the building or minimum of ten (10) feet.

(Ord. No. 11-388, § 35, 12-14-2011)

A minimum of ten (10) percent of the total lot shall be landscaped unless otherwise specified during a discretionary review. Landscaping shall minimize the visual dominance of the parking areas and reduce the heat-island effect of development and provide for on-site pedestrian amenities and pedestrian circulation that is linked to adjoining areas. In addition, landscaping shall be provided within all required yards adjacent to public rights-of-way and shall be used to sufficiently screen the property from adjoining districts. Said landscaping shall be provided and maintained in perpetuity subject to the following:

A.

Berming (undulating or embanked) shall be required with a minimum variation of elevation being thirty (30) inches;

B.

One (1) native oak tree, twenty-four (24) inches in size, per fifteen thousand (15,000) square feet of building shall be provided within said areas or at alternate locations approved by the city;

C.

Landscaping shall minimize the visual dominance of the parking areas, shall complement on-site pedestrian amenities and circulation, and serve to modulate pavement temperatures; and

D.

No other usage or storage shall be permitted within any required landscaping.

(Ord. No. 11-388, § 35, 12-14-2011)

A.

Clearly articulated pedestrian paths through parking lots to the center businesses and residences with distinguishing design characteristics.

B.

Well-defined pedestrian pathways connecting adjoining shopping centers, and between the centers and adjacent neighborhoods and districts.

C.

Outdoor seating and gathering areas near the businesses, including expanded sidewalks or plazas, designed as an integral part of the overall architecture and site design.

D.

Bike racks or other public bike storage in convenient locations in the center, integrated within the overall architecture and site design of the center.

(Ord. No. 11-388, § 35, 12-14-2011)

9386.8. - Compatibility with residential neighborhoods.

Commercial uses adjoining off-site residential neighborhoods shall be designed to be compatible by incorporating the following:

A.

Landscape and decorative walls, or comparable buffering and/or screening elements, along the edges of the shopping center;

B.

Enhanced architectural treatment of elevations facing the residential uses;

C.

Low intensity lighting and screening to minimize light spillover and glare into residential neighborhoods; and

D.

Locating automobile and truck access and unloading areas so that they do not directly front residential neighborhoods, or by providing adequate screening with landscaping and/or decorative walls in areas adjacent to the residential neighborhoods."

(Ord. No. 11-388, § 35, 12-14-2011)

Unless waived by the city, all developments shall be screened by a decorative wall at a minimum height of six (6) feet on all property lines except for those adjacent to a public right-of-way.

(Ord. No. 11-388, § 35, 12-14-2011)