Camarillo Municipal Code § 19.23.050 Signs

This zone establishes and provides regulations for the general placement, design, and intensity of uses for the area identified as the village commercial mixed use (CMU) zone. These regulations are intended to protect and preserve the character of the existing uses and to identify the development standards for new uses and buildings within the city. The primary purpose of the CMU zone is to provide for a combination of commercial, office, upper-story residential uses or horizontal mixed-use on larger parcels and compatible related development to promote pedestrian use and enjoyment of the mixed-use area. At the same time, it provides for development programs to complement the area and the city. Additional design guidelines may be adopted to provide further assistance in implementing this zone.

(Ord. 980 § 2 (part), 2005.)

(Ord. No. 1038, § 4, 6-24-2009)

The following uses are permitted in the CMU zone, if a planned development permit is granted by the planning commission in accordance with this chapter. All uses must conform to the development standards of this chapter, and be conducted wholly within a building, except enterprises customarily conducted in the open (i.e., automobile sales, plant nurseries, restaurants with outside dining):

A. Antique stores;

B. Apparel stores;

C. Appliance, sales and service;

D. Art studios, galleries;

E. Arts, crafts, music and photographic supply stores;

F. Auditoriums, exclusive of tents or temporary structures;

G. Auction business, when conducted within a building, but excluding livestock sales;

H. Bakery shops, including outside dining tables;

I. Banks, savings and loan, credit unions, trust companies;

J. Barber shops;

K. Beauty shops and salons;

L. Bicycle shop;

M. Blueprinting, photostating and photo finishing facilities;

N. Bookstores;

O. Carpet, floor covering and ceramic tile stores;

P. Chiropractic offices;

Q. Churches;

R. Clubs and lodges, private;

S. Coffee stores, including outside dining tables;

T. Computer services and sales;

U. Confectionery stores;

V. [Intentionally deleted];

W. Delicatessens, including outside dining tables;

X. Dressmaking shops;

Y. Draperies and window coverings, sales;

Z. Drugstores;

AA. Dry goods and notions stores;

BB. Electronics, sales and repairs of televisions, VCR's, stereos, computers and related equipment;

CC. Fire stations, public buildings, and facilities for federal, state, county and city agencies, not including jails, prisons and other places of confinement;

DD. Florist shops;

EE. Food stores;

FF. Fruit and vegetable stores;

GG. Furniture and appliance stores;

HH. Greeting card shops;

II. Gymnasiums;

JJ. Grocery stores (maximum size of fifteen thousand square feet);

KK. Hardware stores;

LL. Health clubs;

MM. Historical museums;

NN. Hotels and motels and senior hotels;

OO. Ice cream and yogurt shops;

PP. Interior decorating establishments;

QQ. Jewelry stores;

RR. Library;

SS. (Intentionally omitted);

TT. Meat markets;

UU. Medical laboratories;

VV. Music conservatories and studios;

WW. Newspaper office, excludes newspaper printing;

XX. Nurseries, plant;

YY. Offices, business and professional;

ZZ. Office, medical and dental;

AAA. Off-street parking;

BBB. Optician;

CCC. Pet shops, pet grooming;

DDD. Plumbing shops;

EEE. Post office;

FFF. Printing shops (i.e., blueprinting, photocopying and offset);

GGG. Photography store, sales and repair of photography equipment and photo processing;

HHH. Photography studios;

III. Radio and television retail sales and repair stores;

JJJ. Restaurants and cafes, including outside dining;

KKK. Retail stores or businesses not involving any kind of manufacturing, processing or treating of products other than that which is clearly incidental to the retail store or business conducted on the premises subject to the following conditions and limitations:

1. Not more than three persons may be employed in permitted manufacturing processing or treating of products,

2. The operations and projects may not unreasonably emit noise, odor, dust, smoke, vibration or other objectionable causes;

LLL. Schools;

MMM. Shoe repair shops;

NNN. Small recycling facilities, which do not occupy any required parking;

OOO. Stationery stores;

PPP. Tailor shops;

QQQ. Telephone exchanges;

RRR. Transportation terminal (i.e., bus, taxi, or train);

SSS. Travel agency, ticket office;

TTT. Trophy stores, including plaques and related merchandise;

UUU. Variety stores;

VVV. Wallpaper and paint stores;

WWW. Uses and structures which are incidental or accessory to any of the uses permitted in this zone;

XXX. Video stores, sales and rentals of videos and recorders;

YYY. Other uses which in the judgment of the planning commission are similar to, compatible with, and no more objectionable than any of those enumerated in this chapter in accordance with Chapter 19.60 of this code.

(Ord. 1029 § 4, 2008; Ord. 980 § 2 (part), 2005.)

(Ord. No. 1196, § 5A, 9-14-2022)

Prior to the issuance of a zoning clearance, a planned development permit is required for the construction, exterior modification or enlargement of any new structure or the use of a lot or premises within the CMU zone in accordance with Section 19.23.200 of this chapter.

(Ord. 980 § 2 (part), 2005.)

The following uses may be permitted in the CMU zone, if a conditional use permit is obtained in the manner provided in Chapter 19.62 of this code:

A. Public utility buildings and structures;

B. Building heights greater than two stories or thirty-five feet;

C. Arcades;

D. Recycling facilities, intermediate, not to exceed five hundred square feet in accordance with Chapter 19.62 of this code, which do not occupy any required parking;

E. Drinking establishments, bars, cocktail lounges, brew pubs, taverns;

F. Residential dwelling units above the first floor of a mixed-use building, as part of a commercial usage;

G. Alcoholic beverage establishments, off-sale;

H. Live/work units;

I. Residential dwelling units as part of a horizontal mixed-use development, on a site consisting of ten acres or more in size.

(Ord. 1029 § 5, 2008; Ord. 980 § 2 (part), 2005.)

(Ord. No. 1038, § 5, 6-24-2009)

The following uses may be permitted in the Village Commercial Mixed-Use (CMU) Zone if a conditional use permit is approved by the director in the manner provided in Chapter 19.62:

A. Day care nurseries, short-term, providing care for more than six children subject to the standards of Section 19.62.165.

(Ord. No. 1196, § 5B, 9-14-2022)

Signs may be erected in the CMU zone in accordance with Title 17 of this code and any other guidelines adopted by the city relating to the design and placement of signs.

(Ord. 980 § 2 (part), 2005.)

The property development and performance standards set forth in Sections 19.26.065 through 19.26.180 of this code will apply to all lots and premises in the CMU zone.

(Ord. 980 § 2 (part), 2005.)

All uses within the CMU zone must operate in accordance with the performance standards contained in Chapter 19.54 of this code.

(Ord. 980 § 2 (part), 2005.)

All lots hereafter created must meet the following minimum standards:

A. Minimum zone area is ten thousand square feet, which may consist of one or more lots or parcels, exclusive of public right-of-way dedicated for road purposes or proposed road purposes. If more than one parcel exists, however, the design of the development must be integrated and unified by the utilization of architectural and landscaping design to the satisfaction of the planning commission.

B. Minimum width of lots is one hundred feet.

C. Minimum depth of lots measured at right angles to the front property line is one hundred feet.

(Ord. 980 § 2 (part), 2005.)

The planning commission, in their review, must determine the yard requirements based on the height and bulk of the building and adjoining land uses and the intent of the zone, which requirements may not be below the following minimum standards:

A. Front Yard. Buildings may be constructed up to the front property line or right-of-way, whichever is greater. Parking areas must be set back a minimum of five feet.

B. Side Yard. No interior side yards are required. The side yard adjacent to a public road must meet the front yard setback requirements.

C. Rear Yard. Rear yard must be no less than ten feet with consideration given to providing adequate access for service vehicles. If the building height is in excess of twenty-five feet, the setback must be increased by ten feet for each ten feet of building height or portion thereof to a yard area not to exceed fifty feet.

D. General Yard Uses. Outside dining, parking of automobiles, and landscaping may be conducted on the site; whereas all other operations and display must be conducted in a completely enclosed building.

E. Architectural Features. Nonstructural architectural features may project into the public right-of-way, up to three feet when approved as part of the planned development permit and encroachment permit.

(Ord. 980 § 2 (part), 2005.)

Off-street parking must comply with the requirements of Chapter 19.44 of this code.

(Ord. 980 § 2 (part), 2005.)

Off-street loading must comply with the requirements of Chapter 19.46 of this code.

(Ord. 980 § 2 (part), 2005.)

A. Whenever the CMU zone abuts on a residential zone, a solid decorative masonry screen wall of six feet in height must be erected along the property line abutting the residential zone, unless the residential area has been integrated into the project design as considered and approved as part of the planned development permit.

B. Whenever the parking or circulation area abuts a public street, there must be a low wall and landscaped hedge, not greater than three feet in height (except architectural features such as pilasters, as approved as part of the planned development permit), along the property lines adjacent to the parking area adjacent to the street.

C. The placement and design of walls and screen berms must be submitted to and approved by the director of community development or be part of the approved planned development permit approved by the planning commission.

(Ord. 980 § 2 (part), 2005.)

Exterior lighting is permitted subject to the procedures and regulations in Chapter 19.47 of this code.

(Ord. 980 § 2 (part), 2005.)

(Ord. No. 2004, § 9, 1-11-2023)

Buildings and other structures may not occupy more than fifty percent of the area for which the planned development permit is issued, where other sections of the code are met and with which all standards have been complied. The remaining area may be used for landscaping, automobile parking and circulation, and must be completely improved for these purposes.

(Ord. 980 § 2 (part), 2005.)

All buildings are limited to two stories and may not exceed a height of thirty-five feet, exclusive of architectural features, as approved under the planned development permit. Greater building heights or number of stories may be permitted subject to the granting of a conditional use permit.

(Ord. 980 § 2 (part), 2005.)

Residential units approved under a conditional use permit in the CMU zone are subject to the following standards:

A. Location. Where residential units are provided they shall be located above the ground floor in order to maintain the commercial use of the building on the street level, unless where permitted for horizontal mixed-use development. Residential units must have a separate and secured entrance and exit from the commercial areas.

B. Parking. The base requirement for a mixed-use development shall comply with the residential and commercial parking standards set forth in Chapter 19.44 of this code.

C. Lighting. All exterior lighting must be sufficient to establish a sense of well being to the pedestrian. A minimum of one-foot candle must be provided at the ground level for all exterior doorways and vehicular parking areas.

D. Refuse Storage and Location. An adequate refuse storage area must be provided for the residential use. This may be required to be separated from the commercial area depending upon the size of the development.

E. Usable Outdoor Area. Each unit must include a deck or balcony to provide an exterior area for the unit. The minimum dimension of a deck or balcony is seven feet, six inches. Reasonable access from the unit must be provided. A minimum area of the exterior space is one hundred square feet.

F. Recreation Area. Recreation space, including recreational facilities for children, shall be provided for the residential units under a conditional use permit.

G. Pedestrian and Vehicular Connections. Buildings are to be connected by attractive and convenient pedestrian pathways and vehicular circulation systems.

H. Development shall be designed to promote compatibility between residential uses and surrounding uses to reduce possible conflicts due to noise, vibration, lighting, odor and other nuisances.

I. Live/work units shall provide an area devoted to the commercial use located on the ground floor of not less than 500 square feet.

J. Horizontal mixed-use developments. In addition to all other requirements set forth in this section, horizontal mixed-use developments shall comply with the following standards:

1. Buildings shall be designed to a human scale and be connected by a uniform architectural theme to provide a sense of visual connection.

2. Shared access and parking areas shall be provided where feasible.

3. The residential portion of the site shall provide common usable open space in accordance with the RPD Zone requirements.

4. Landscape plans shall be designed to provide well connected spaces and unify different project elements to enhance the pedestrian environment.

5. The residential portion of the site shall have a density not to exceed 18 dwelling units per acre.

(Ord. 980 § 2 (part), 2005.)

(Ord. No. 1038, §§ 6, 7, 6-24-2009)

Small family day care and large family day care uses are permitted within residential units that are in compliance with this chapter.

(Ord. No. 1171, § 3I, 3-25-2020)

A. The purpose of the landscaping requirements is to enhance, conserve and stabilize property values by encouraging pleasant and attractive surroundings. Landscaping also contributes to the relief of heat, noise and glare through the proper placement of green plants and trees.

B. Landscaping and all other ground space treatment must be provided upon the net developed site. Landscaping includes the actual planting areas of lawn, trees, planter boxes, shrubs, or other plants. Landscaping must be surrounded by six-inch masonry curb, walk or building. Courtyards, water ponds, streams, walkways, decks, kiosks and similar items may be permitted. All landscaping must comply with the following standards:

1. Maintenance. Required landscaped areas must be maintained in a neat, clean, orderly and healthy condition. This includes proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacing of plants when necessary and regular watering of all plantings.

2. Required landscaped areas must be provided with a suitable, permanent method of watering of plants. This watering system must consist of piped water lines terminating in an appropriate number of sprinklers or emitters to ensure a sufficient amount of water for plants within the landscaped area. Sprinklers or emitters must be spaced so as to assure a complete coverage of the required landscaped area.

3. The parking area setback must be landscaped with the exception of the area provided for vehicles or pedestrian access.

4. No planting area will be considered a landscaped area, unless it contains at least twenty-four square feet in area and is a minimum of four feet in width, except raised planting boxes within close proximity to the building.

5. One tree, fifteen gallons minimum, of a species approved on final landscaping plan must be planted within a minimum sixty-inch wide planter area at every ten rows of single-row parking stalls, or at every twenty rows of double-row parking stalls.

6. Each unused space resulting from the design of parking spaces or over twenty-four square feet in area must be landscaped.

7. When the commercial development abuts a residential zone, or where the CMU zone abuts an alley or development property, adjacent to a residential zone, it must include a six-foot wide landscaped area to screen the commercial development. The design of the screening must consist of trees and shrubs closely spaced.

8. Landscaping Plan. A landscaping plan at a minimum scale of one inch equals thirty feet must be submitted for approval by the director of community development and must contain the following:

a. The dimensions and square footage of each planting area;

b. The total square footage of each planting area;

c. Identification of each plant, common and botanical names at the planting area, and the number of each and their container size

d. The permanent watering system, including all pipe sizes, and type and size of all sprinkler heads or emitters;

e. Specification sheet indicating the soil preparation and maintenance program for continual maintenance of the landscaping area and any type of guarantee associated with the installation of the landscaping.

(Ord. 980 § 2 (part), 2005.)

Refuse and recycling enclosures must be provided in accordance with Chapter 19.50 of this code and the following standards:

A. Each commercial development established must provide an outdoor refuse and recycling storage area, which is easily accessible and enclosed on all sides by a minimum of six-foot high brick, concrete block, or masonry wall in accordance with city approved standard design. The opening of the storage area must be screened by a solid gate of durable wood, metal, or comparable material. The enclosure must be covered by a solid roof.

B. In addition, no material or waste may be deposited in such a form or manner that allows it to be transferred by natural causes or force. Any waste which may cause fumes, dust, or constitute a fire hazard or be edible by or otherwise attractive to rodents or insects, must be stored only in closed containers in required enclosures.

C. The number and general placement of the enclosures will be set forth in the planned development permit.

(Ord. 980 § 2 (part), 2005.)

All utilities must be placed underground in accordance with Chapter 18.08 of this code.

(Ord. 980 § 2 (part), 2005.)

All mechanical and electrical equipment, and satellite dish antenna (except dishes less than one meter in diameter), must be screened by landscaping or fence screen wall or combination of design, and all rooftop equipment must be placed behind a permanent parapet wall or equipment screen approved by the director and be completely screened from view at ground level.

(Ord. 980 § 2 (part), 2005.)

Adequate ramps and equipment must be provided to accommodate the use of the facility by the handicapped and must include, but not be limited to, access ramps, restrooms, drinking fountains etc.

(Ord. 980 § 2 (part), 2005.)

No building or improvement or portion thereof shall be erected, constructed, converted, established, or enlarged; nor shall a lot or premises be used without first obtaining a planned development permit.

(Ord. 980 § 2 (part), 2005.)

A. An application for a planned development permit must be filed with the department on a form provided and must include the following:

1. An accurately-dimensioned plot plan showing existing and proposed topography, all proposed building, parking, landscaping areas, walls and all existing or proposed streets within one hundred-foot radius of the property.

2. The dimension of all yards, setbacks, parking area, driveways and square footage of all building landscaping and building coverage.

3. The elevation of all buildings proposed with a notation of the type of material proposed in addition to a color and material sample.

(Ord. 980 § 2 (part), 2005.)

The department shall provide notice of the date, time and place of the planning commission's review of the application and the staff's proposed recommendation to the applicant.

(Ord. 980 § 2 (part), 2005.)

In considering the approval, denial, or modification of an application for a planned development permit, the planning commission must consider the proposed recommendation of the staff and the following guidelines:

A. The degree of compatibility of property uses for which this chapter is intended to promote and preserve should be maintained with respect to the particular use on the particular site and consideration given to the existing and potential uses of property within the zone and the general area in which the use is proposed to be located.

B. Performance standards and conditions must be imposed upon uses which without such condition might become obnoxious, dangerous, offensive or injurious to the public health, safety, or welfare or a portion thereof by reason of the emission of noise, smoke, dust, fumes, vibration, odor or other harmful or annoying substances.

C. The integrity and character of the neighborhood in which the use will be located should be maintained, including the utility and value of property in the neighborhood and in the adjacent zones.

D. The use must be compatible with public interest, health, safety, convenience and general welfare.

E. The development is in accordance with any adopted guidelines for the area for properties within a redevelopment area.

(Ord. 980 § 2 (part), 2005.)

The planning commission may attach such conditions and make such modifications, changes or alterations in the proposed application as the commission may determine necessary to carry out the purposes of this zone.

(Ord. 980 § 2 (part), 2005.)

If the proposed planned development would substantially depreciate property values in the vicinity, unreasonably interfere with the use and enjoyment of property in the vicinity by occupants thereof, or would endanger the public peace, health, safety and general welfare, then such proposed planned development must be rejected, modified or conditioned to remove such objections or denied.

(Ord. 980 § 2 (part), 2005.)

Unless the construction of the structure is commenced and being diligently pursued not later than twelve months after the date the permit is granted, the permit will automatically expire on that date. However, if there have been no changes in the proposed plot plans or adjacent areas, the planning commission or the director when authorized, may grant additional extensions of time for the commencement of the project.

(Ord. 980 § 2 (part), 2005.)

A. Effective Date of Planning Commission's Decision. Decisions of the planning commission in approving, denying or conditionally approving an application for a planned development permit will be final and conclusive on the tenth consecutive calendar day following the date of the planning commission's decision, unless an effective timely and complete appeal is filed or a city council review is ordered as provided in this section.

B. Form of Appeal. Except as provided in subsection D of this section, an appeal from a decision of the planning commission relating to a permit will not be valid or effective for any purpose, unless it meets all of the following requirements:

1. The appeal must be in writing on a form provided by the director and must identify the planning commission's action to which the appeal relates.

2. The appeal must be filed with the director prior to the date on which the planning commission's decision, to which the appeal relates, becomes final.

3. The appeal must be accompanied by a processing fee in an amount set by the city council.

4. The appeal must be filed by the applicant or any interested person.

C. Effectiveness of an Appeal. No appeal may be deemed complete nor effective for any purpose, unless it complies with all of the provisions of this section.

D. Review by City Council. Notwithstanding any of the provisions of this section, the city council, by majority vote of its total membership and at any time before planning commission's decision becomes final, may issue an order to review, de novo, a planning commission's decision relating to a planned development permit (order of review).

E. Stay of Proceedings. The timely filing of an effective appeal or the timely adoption by the city council of an order of review will stay the decision of the planning commission to which the appeal or order of review relates, pending the city council's action on the matter.

F. Action of City Clerk. Upon the timely filing of an effective appeal or the adoption of a timely order of review, the city clerk will:

1. Set the matter for hearing at the next most convenient meeting of the city council; and

2. Give written mailed notice of the time and place of the hearing to the appellant, the applicant, and such other persons and entities in accordance with Section 19.84.030 of this code.

G. Action by the City Council. At the time and place of the hearing on an appeal or an order of review, the city council must conduct a de novo hearing on the matter, at which time all interested persons will be allowed to present relevant reliable evidence to the city council. The technical rules of evidence applicable to judicial proceedings need not be observed; provided, that the matter is resolved by the city council based upon reliable relevant evidence. The applicant has the burden of proof to show the existence of facts, which warrant the granting of the planned development permit.

H. City Council's Decision. The city clerk must give written notice of the city council's decision to the appellant, the applicant and any other interested person who requests such notice. The city council's determination must be final and conclusive subject only to judicial review.

(Ord. 980 § 2 (part), 2005.)

(Ord. No. 1153, § 4(L), 5-25-2018)

A. Any permit granted may be revoked by the planning commission or city council after appropriate proceedings, provided in this chapter, for any of the following causes:

1. That any term or condition of the permit has not been complied with.

2. That the property subject to the permit, or any portion thereof, is used or maintained in violation of any statute, ordinance, law or regulation in effect at time of approval or subsequently made applicable.

3. That the use for which the permit was granted has not been exercised for at least twelve consecutive months or has ceased to exist, or has been abandoned.

4. That the use for which the permit was granted has been exercised as to be detrimental to the public health or safety, or as to constitute a nuisance.

B. After revocation of a permit, the property affected thereby must be subject to the current regulations of the applicable zone classification.

C. The failure of the planning commission or city council to revoke a permit whenever due cause exists or occurs does not constitute a waiver of such right with respect to any subsequent cause for revocation.

(Ord. 980 § 2 (part), 2005.)

A. A certificate of occupancy is required for any change in use within a planned development permit. A change in use in an existing building may be approved by the director of community development.

B. An application for a certificate of occupancy must be accompanied by:

1. A description of the proposed commercial operation in sufficient detail to describe fully the nature and extent of the proposed use.

C. A certificate of occupancy for a use of the land in the CMU zone may be revoked by the city council after a public hearing, if the city council finds that the holder of the certificate has failed to comply with approved plans.

(Ord. 980 § 2 (part), 2005.)

The uses expressly prohibited in the CMU zone are industrial, manufacturing, and drive-thru uses.

(Ord. 980 § 2 (part), 2005.)