Chapter 10.12 — COMMERCIAL ZONES (C-1 AND C-2)

A. Neighborhood Commercial Zone (C-1). The C-1 zone is established to implement the Neighborhood Commercial General Plan land use designation, and to designate areas for low-intensity retail and service commercial uses that provide goods and services for a limited market area. Uses consist of commercial businesses that have minimal impact on adjacent uses through application of good site design, access and parking arrangements, landscaping, and lighting standards.

B. General Commercial Zone (C-2). The C-2 zone is established to implement the General Commercial General Plan land use designation, and to designate areas where businesses can locate to meet the majority of commercial needs of residents and other commercial businesses. The C-2 zone is intended to promote economic development and business activities that benefit the City, and thus allows a wide range of retail, service, and professional office uses. Development standards and design regulations are intended to promote the safe and efficient movement of traffic and to provide for well-designed, attractive commercial centers and development. (Ord. 935 § 3 (part), 2015)

A. Allowed Uses. Table 2-3 identifies allowed uses, accessory uses, uses subject to Conditional Use Permit or Minor Use Permit approval, and specific prohibited uses in the C-1 and C-2 zones, subject to compliance with all other provisions of this Zoning Code. Any use not listed in Table 2-3 is prohibited. All uses shall comply with Chapter 10.38 (Performance Standards).

B. Any Use with Operations Occurring between 12:00 Midnight and 6:00 A.M. Notwithstanding the provisions set forth in Table 2-3, any allowed use involving operations between the hours of 12:00 midnight and 6:00 A.M. shall require the approval of a Minor Use Permit.

C. On-site Production of Goods: Limited to Retail Sales. All products incident to a permitted use which are manufactured or processed on the premises shall be sold on the premises and only as retail goods.

D. Limitation on Tenants within a Single Structure. For any structure that is divided into leasable spaces in any manner such that the leasable spaces are enclosed by less-than-complete floor-to-ceiling walls, solid ceilings, and a solid, lockable access door(s), no more than four tenants shall be permitted.

(Ord. 935 § 3 (part), 2015)

• A. General. Table 2-4 identifies the minimum development standards applicable to all development in the C-1 and C-2 zones.

• B. Setback from Alley Centerline. Any structure having an entrance which opens onto an alley shall be located a minimum distance of 20 feet from the centerline of such alley.

C. Walls Required Adjacent to a Zone Allowing Residential Use. A minimum eight-foot-high solid masonry wall shall be provided and maintained on all property lines abutting a property zoned for residential use. This requirement shall not apply within the required front setback or side setback abutting a street.

• D. Roof-Mounted Equipment. Roof-mounted equipment shall be screened from view from a public right-of-way by parapet walls or other architectural treatment of sufficient height necessary to screen the equipment. All screening materials shall be of materials and colors that match the architectural style and colors of the structure on which they are provided.

• E. Lighting.

1. Lights shall be provided for all outdoor walkways, parking, and storage areas.

2. All lighting fixtures provided to illuminate any parking area or the exterior of structures shall be arranged and located to direct the light away from any abutting property zoned for residential use.

3. Lighting shall be designed, focused, shielded, or directed so that there is no direct glare on adjacent properties, streets, or alleys.

(Ord 935 § 3 (part), 2015)

• A. Access, Circulation, and Loading Areas.

1. In the C-2 zone, primary vehicular and pedestrian access shall be from a street with a General Plan classification of Collector or higher, unless the Director determines that no other access is possible.

2. Minimum driveway widths shall be as directed by the Fire Department.

3. Circulation shall be designed for both vehicle and pedestrian use. Pedestrian access from the street and the parking lot to the main door of the businesses they serve shall be designed to avoid conflict with vehicular traffic. Pedestrian paths shall be clearly delineated with pavement materials and/or markings and signage.

4. Dead-end parking aisles shall be avoided unless the size or shape of a development site allows for no other configuration, as determined by the Director.

5. Where physically possible, reciprocal parking area access between shopping centers shall be required.

6. Loading areas shall be designed and located generally to the rear of a property and out of view of public rightsof-way, and shall be designed to avoid conflicts with interior pedestrian and vehicular circulation and to minimize noise and other impacts on adjacent uses.

• B. Commercial Shopping Centers - Site Design and Design Treatments.

1. To the maximum extent practical, as determined by the Director, buildings shall be oriented as close to the street as possible, with parking toward the rear of the site.

2. Shopping centers shall be identified by monument signage and may include a logo. Landmark monuments are encouraged (such as bell towers, clock towers, water features, etc.). Any signs and monuments provided shall be designed and integrated into the architectural theme of their respective complexes.

3. A unified architectural theme shall be applied to all structures within the center and associated signage.

4. The entry area shall complement the development through paving texture and color.

5. Plant materials shall be used to accentuate and distinguish the center from the adjacent streetscape. The planting of annual or perennial color shall be used to distinguish the entries.

• C. Scale and Massing.

1. The scale and massing of structures shall achieve a street-level environment accommodating to pedestrians.

2. Structures shall be designed to avoid long, monotonous, plain facades. Techniques such as staggered building planes, variation of facades, recessed entries, and arcades shall be used to create variety and interest.

3. Commercial structures adjacent to residential uses shall incorporate sensitive transitions in scale and

massing.For example, structure mass shall be broken down using height step-backs, articulated sub-volumes, and horizontal and vertical facade articulation.

• D. Architectural Treatment.

1. A unified architectural and design theme shall be applied to all structures within a development.

2. Roof lines and materials shall be compatible with the architectural style of the structures.

3. Quality and definable treatment shall be applied to all facades exposed to public view. Blank end walls shall be avoided. Treatments shall include architectural features, landscaping, or art elements that tie into the overall design theme.

4. Particular consideration to color and material shall be given to the design and treatment of roofs because of their potential visual impact. Roof flashing, rain gutters, down spouts, vents, and other roof protrusions shall be screened from view or finished to match adjacent materials and/or colors of the structure.

5. Additions to structures shall be designed to match the roofline, style, and colors of the original structure. Where the original structure has limited design quality, the addition shall include design features that add texture and architectural interest.

6. Building entrances shall be readily identifiable through the use of varied height, color, or building planes. E. Walls and Fences.

7. Wall and fencing materials and patterns shall be compatible with the style and themes of the structures. Unfinished precision block walls are specifically prohibited.

8. Where walls are erected in locations visible from a public right-of-way, the use of full dimension caps, pilasters, and changes in wall surfaces (staggering) shall be applied.

9. In locations where walls might invite vandalism or graffiti, landscaping shall be provided along the walls.

F. Landscaping. Landscaping, at a minimum, shall be provided in all required setback and all yard areas that face a public right-of-way or private street, within required parking areas pursuant to Chapter 10.30 (Off-Street Parking and Loading), and as otherwise may be required through the Site Plan Review process or any required discretionary approval.

(Ord. 935 § 3 (part), 2015)

• A. Permitted Outdoor Uses. All permitted uses in the C-1 and C-2 zone shall be conducted wholly within an enclosed structure, except as follows:

1. Parking lots

2. Vehicle sales areas

3. Any recreation use that requires use of outdoor space

4. Service station fuel dispensing activities

5. Plant nurseries

6. Garden and bulky hardware supplies associated with a home improvement or similar retail business, provided that all such outdoor use shall be fully screened and secured by walls or fencing materials

7. Outdoor dining areas associated with restaurants

8. Refuse and recycling collection areas (see Section 10.24.060 Solid Waste and Recyclable Materials Storage Areas)

9. Temporary outdoor sales with the approval of a Temporary Use Permit pursuant to Chapter 10.96 (Temporary Use Permits).

10. Outdoor storage and staging for construction projects, where a valid building permit has been issued

• B. Outdoor Storage Prohibited. All types of outdoor storage shall be prohibited. See Section 10.38.090 (Outdoor Storage, Refuse Areas, and Service Areas).

• C. Vehicle Repair Facility - Outdoor Use and Storage.

1. All vehicles being repaired or awaiting repair shall be parked within a secure and enclosed area during all nonbusiness hours.

2. The parking, storage, or repair of vehicles shall not be allowed within any required setback area. (Ord. 935 § 3 (part), 2015)

The following additional regulations in this Zoning Code may apply to development and activities in the C-1 and C- 2 zones:

Chapter 10.24 Setback - Measurements, Standards, and Exceptions

Vision Clearance Triangle at Intersections

Solid Waste and Recyclables Storage

Chapter 10.36 Property Maintenance

Chapter 10.38 Performance Standards

(Ord. 935 § 3 (part), 2015)