Chapter 21.14 — S-P—SATURN PARK INNOVATION/TECHNOLOGY ZONE

In order to provide for the development of integrated professional, office, mixed-use, live/work, and limited commercial areas that exhibit a diversity of business activity from both revenue and service quality standpoints, and which are compatible and responsive to abutting land uses, including

residential developments, the following regulations shall be applicable to all properties classified in the S-P zone. (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024; Ord. 2270, 9/17/2025)

No person shall use, nor shall any property owner permit the use of any lot classified in any S-P zone for any use, other than the following as set out in Sections 21.14.040 and 21.14.050 . (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

All uses not permitted in this chapter are prohibited. (Ord. 2190 § 7, 2020; Ord. 2270, 9/17/2025)

The principal uses shall be permitted as follows:

Administrative and professional offices;

Beauty salon or barber shop;

Bookstore;

Breweries/wineries/distilleries (subject to Section 21.32.200 );

Cellular phone, telephone and pager store;

Coffee shop;

Computer store, sales and service;

Confectionary shop;

Data processing facility;

Delicatessen;

Employment agency;

Entertainment (not within 300 feet of an R zone as measured from the nearest parcel line and measuring 5,000 square feet or less);

Financial institutions' corporate offices, no retail banking;

General research facility, not involving testing, manufacturing, fabrication or processing or sale of products, nor the use of a hazardous material that has a degree of hazard rating in health, flammability or reactivity of Class 4 as ranked by U.F.C. Standard 79-3 or succeeding standard;

Gift shop;

Ice cream parlor;

Import and export offices;

Investment service offices, stock brokers;

Jewelry store, sales and service;

Legal offices;

Light manufacturing;

Live/work units;

Mailbox and service store; Medical equipment and supplies, sales and service;

Mixed-use development; Notary public; Photocopying and blueprinting; Public utility customer service office; Real estate offices and title companies;

Research and development;

Restaurant, tearoom and café;

Service businesses; Service commercial;

Stationery;

Studio, art, dance, martial arts, photography (measuring 5,000 square feet or less);

Tax consulting;

Tobacco store;

Trade and technical schools (measuring 5,000 square feet or less);

Travel agency;

Video sales and rentals. (Ord. 2190 § 7, 2020; Ord. 2270, 9/17/2025)

Conditional uses shall be uses specifically enumerated in Section 21.14.200 . (Ord. 2190 § 7, 2020)

All premises in the S-P zone shall comply with the following standards of development as set out in Sections 21.14.070 through 21.14.190 .

(Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

(A) Lot Area. The minimum lot building on the S-P zone area of each lot shall be 5,000 square feet.

(1) Lot Width. The minimum width of each lot shall be 50 feet.

(B) Lot Depth. The minimum depth of each lot shall be 100 feet. (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

The following minimum yards shall be required on all lots:

• (A) Front Yard. No minimum front yard is required.

• (B) Side and Rear Yards. Every lot shall have and maintain minimum side and rear yards as follows:

  • (1) When the side yard is adjacent to a street, the yard shall be at least 15 feet in depth.

• (C) When adjacent to an R-zone, the yard shall be no less than 50 feet, plus five feet in depth for each story above one story of building or each 10 foot increment above 15 feet in height of building on the S-P zoned lot. Where there is an opening, including, but not limited to, windows, pedestrian doors and roll-up doors, in any facing a yard adjacent to an R-zone, the yard shall be no less than 100 feet from any opening to minimum width of the R zoned lot. The yard may be used for parking, excepting a minimum 15 foot wide area abutting the R zone which shall be landscaped and maintained in such a condition so as not to violate Section 4.30.050 . The required landscaping shall also conform to the standards set forth in Section 21.14.140 . When the S-P zoned lot is separated from an R zone by an alley, a rear yard setback of 40 feet shall be provided, as measured from the centerline of the alley. A minimum three-foot wide landscaped planter shall be installed and maintained along the alley, excepting at any vehicular access driveway.

(D) When adjacent to a commercially-zoned or M zoned lot, no yard is required. (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

No building or structure in excess of 40 feet or three stories shall be located on any lot. Buildings or structures exceeding the height limits may be permitted upon approval of a conditional use permit or site development plan as provided in this chapter. (Ord. 2190 § 7, 2020; Ord. 2270, 9/17/2025)

Note: Former Section 21.14.100, Floor Area Ratio (FAR), adopted by Ord. 2190, was repealed by Ord. 2270, 9/17/2025.

Each S-P zoned lot shall have and maintain off-street parking and loading facilities as required by this title.

(Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

Except as otherwise provided in Section 21.08.080 the following standards shall apply:

• (A) Where any part of the front yard or street side yard of an S-P zoned lot is used for parking or loading, a masonry wall compatible in color with the commercial building and/or sight-obscuring hedge a minimum of three feet in height shall be erected and maintained within a landscaped area a minimum of three feet in width adjacent to the sidewalk at the front or side yard property line as required by this title.

• (B) When any S-P zoned lot has a common side or rear lot line with any R zoned property, a six-foot solid decorative masonry or concrete block wall compatible in color with the commercial building shall be constructed and maintained along all such common side or rear lot lines. Where an easement exists, abutting the common property line, the said decorative wall may be constructed along the boundary of the easement on the commercial lot. A minimum three-foot wide landscaped planter with automatic irrigation system shall be placed adjacent to the wall, planted with trees, shrubs, ground cover and vines. Where a parking lot on the S-P zoned lot abuts a R zoned lot, the additional parking lot landscaping requirements of Section 21.22.270 shall apply.

• (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

Each S-P zoned lot shall be provided with facilities for the storage and collection of trash as follows:

• (A) Any outdoor trash facility shall be enclosed by a minimum five-foot high solid masonry, brick or concrete wall except for the access way which shall be enclosed with solid decorative gates of the same height.

• (B) Location and size shall be subject to approval by the planner. When any S-P zoned lot has a common property line with a R zoned lot, no trash facility shall be located within the required building setback.

• (C) Open vehicular and pedestrian access to and from such trash facility shall be provided. No parking spaces shall block such access to the trash facility.

• (D) Trash facilities shall be maintained in a closed manner at all times to prohibit visibility from public rights-of-way or adjacent property.

Notwithstanding any other provision of this title, all existing uses, buildings and structures in the S-P zone which do not conform to this section shall provide a fully enclosed trash facility within six months of the effective date of the ordinance codified in this chapter unless providing such trash facility will eliminate any existing required off-street parking spaces. (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

For S-P zoned lots with side or rear yards that are adjacent to an R zoned lot, the following buffering provisions shall be provided and maintained:

• (A) Landscaping, irrigation and maintenance plans shall be required and the plans shall be subject to approval of the City Planner under the provisions of Chapter 21.36 . The plans shall incorporate, but not be limited to, 15-gallon minimum trees at time of planting, interspersed shrubs, ground cover, raised earthen berms and automatic sprinkler systems. The City may require the maintenance plan to include a bona fide service agreement with a City licensed landscaping service business. Maintaining an active service agreement on file with the City Planner shall be the responsibility of the owner of the subject property or authorized agent.

• (B) All landscaped areas and easements shall be maintained in good condition, weed and disease free, and in compliance with Chapter 9.54. Notwithstanding any other provision of this title, all S- P zoned lots that abut an R zone and do not have landscaping, irrigation and maintenance plans that have been approved by the City Planner pursuant to requirements of Chapter 21.36 shall

submit a landscaping, irrigation and maintenance plan for City Planner approval within six months of the effective date of the ordinance codified in this chapter.

(Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024; Ord. 2262, 6/4/2025)

Each S-P zoned lot which has compressors, air-conditioning units or similar mechanical equipment, located on the roof and outside of the exterior walls of any building or structure, shall comply with the following:

• (A) All such equipment shall be installed with permanent sound proofing measures, including, but not limited to, enclosures, parapet and sound attenuating walls and screens. All such equipment shall comply with noise standards set forth in Chapter 9.53. The location, type and scope of soundproofing measures for such equipment shall be subject to the approval of the City Planner.

• (B) All such equipment shall be maintained in a clean and proper condition to prevent collection of litter and filth, emissions of dust or fumes, vibration or electrical disturbances.

• (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024)

All outdoor lighting shall be located and shielded so as to prevent the direct spillage of light or glare onto adjacent lots and streets. (Ord. 2190 § 7, 2020)

Except as otherwise provided in this section, any use, building or structure which is in existence or for which a permit has been issued, as of the effective date of the ordinance codified in this chapter, and which conformed to all zoning regulations of the City then in effect at such time, shall not be rendered nonconforming within the meaning of Chapter 21.30 solely by reason of the application of the development standards as set forth in this chapter; provided that any such existing use, building or structure shall comply with the provisions hereof upon a change in use, or upon use, building or structure expansion or reconstruction, in whole or in part. (Ord. 2190 § 7, 2020)

Except as otherwise provided in this chapter, before the Building Official issues a building permit for any use, building or structure to be located on any lot, as to which the provisions of this chapter apply, Chapter 21.36 regulations governing site development plans apply. In lieu of design review by the City Planner for site plans as contemplated by Chapter 21.36 , the City Council may adopt a site plan for mixed-use or live/work development projects by resolution. (Ord. 2190 § 7, 2020; Ord. 2270, 9/17/2025)

Unless otherwise provided in a City Council resolution for mixed-use or live/work development projects, every use permitted in the S-P zone shall comply with the following:

• (A) All uses shall be conducted totally within a completely enclosed building, except for those uses which are customarily conducted in the open, as determined pursuant to Section 21.02.090 or Chapter 21.32 . Those uses conducted in the open shall be no closer than 100 feet to any R zoned lot, except for parking.

• (B) No outdoor storage shall be allowed unless the same is enclosed by a view-obscuring fence or wall, provided that no stored material is visible above the fence or wall, that the fence or wall is approved by the City Planner and that such storage shall be limited to the accessory storage of items sold or utilized in the conduct of a permitted use on the premises. Where the S-P zoned lot is adjacent to a R zoned lot, no outdoor storage shall be permitted within 100 feet of a R zoned lot.

• (C) No loading and unloading shall be permitted in any required side or rear yard.

• (D) Where the S-P zoned lot is adjacent to a R zoned lot, no deliveries of goods and commodities nor loading or unloading shall be conducted during the hours from 10:00 p.m. to 7:00 a.m.

• (E) There shall be no overnight parking of vehicles, except those vehicles used in conjunction with a permitted use.

• (F) Driveways may not exceed 30 feet in width or 60% of the lot frontage.

• (G) No use shall be permitted which produces or causes or emits any dust, gas, smoke, glare, noise, fumes, odors, electromagnetic emanations or vibrations which are or may be detrimental to the health, safety, welfare and peace of the City and its residents and businesses.

• (H) No use shall be permitted which uses or stores a hazardous material that has a degree of hazard rating in health, flammability or reactivity of Class 4 as ranked by U.F.C. Standard 79-3 or succeeding standard. A business materials usage and operations form shall be filed with the Public Works Department prior to the approval of a certificate of occupancy.

Notwithstanding any other provision of this title, all S-P zoned businesses that do not have a business materials usage and operations form on file shall submit a form within six months of the effective date of the ordinance codified in this chapter.

• (I) No person shall, at any location within the S-P zone, create nor allow the creation of noise which causes the noise level to exceed the applicable noise standards set forth in Chapter 9.53. Where the S-P zoned lot is adjacent to an R zoned lot, the noise level at the property line of the R zoned lot shall not exceed the allowable noise level for residential properties.

• (Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024; Ord. 2270, 9/17/2025)

• Ordinance No. 1933 codified these conditional uses at MPMC § 21.70.030. That section was superseded by MPMC Chapter 21.32 which contains general regulations governing conditional use permits. All conditional uses for various zones are now codified within the MPMC for those zones (rather than being listed in one section).

(Ord. 2190 § 7, 2020; Ord. 2253, 11/20/2024; Ord. 2270, 9/17/2025)

Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this chapter:

"Breweries/wineries/distilleries" means: (1) for a brewery, a small beer manufacturer (Type 23 license) producing less than 15,000 barrels; (2) for a winery (Type 02 license), producing not more than 50,000 cases annually; and (3) for a distillery or a craft distiller (Type 74 license) producing not more than 100,000 gallons of distilled spirits per year. All uses may include on-site tasting rooms, tours, and retail sales of beverages and related merchandise.

"Entertainment" or "entertainment establishment" means the organized action of providing amusement or enjoyment to invited members of the public. Examples include, without limitation, presentations, readings, performances, or musical renditions. Such entertainment may be provided free of charge or for a fee.

"Data center" means a building, dedicated space within a building, or group of structures located on one or more acres of land used to house a large group of networked computer systems used for data storage and processing for off-site and on-site users, to be used for the remote storage, processing, or distribution of large amounts of data. Such facilities may also include air handlers, power generators, water cooling and storage facilities, utility substations, back-up batteries, fire suppression systems, enhanced security features, and other associated utility infrastructure to support operations. This definition does not apply to smaller data processing facilities that are located on less than one acre of land and where such facilities are accessory or incidental to another primary use.

"Data processing facility" means a building, dedicated space within a building, or group of buildings primarily used for the processing, storage, and management of electronic data on less than an acre of land. This type of facility typically involves activities such as data entry, storage, conversion, and analysis for on-site use.

"Director" means the City Manager or designee. Unless otherwise designated by the City Manager, the Community Development Director is the Director.

"Live/work" means a dwelling unit of which less than 50% of the gross square footage of the total building area is used for nonresidential uses. Permitted nonresidential live/work uses are restricted

to permitted uses within the zone in which it is located. Live/work uses must comply with the following:

1. Live/work units must be internally accessible between the residential area and the nonresidential area. The nonresidential area must be directly accessible to a nonresident from the ground level via an entry/exit separated from a residential entry/exit.

2. The operator of the nonresidential use must reside in the live/work dwelling unit. However, the nonresidential use may have employees that do not reside within the dwelling unit.

3. Live/work uses must observe similar operational and delivery hours and walk-in/client visits as other permitted uses within the zone in which it is located.

4. Outdoor storage is prohibited.

5. It is unlawful for live/work uses to store or generate hazardous materials or employ hazardous processes.

6. Live/work impacts including, without limitation, noise, vibration, dust, odors, fumes, smoke, heat, electrical interference or other similar nuisance conditions cannot be perceived beyond the individual unit.

7. Live/work activities cannot increase pedestrian or vehicle traffic beyond that ordinarily associated with the zone in which it is located nor can it reduce the number of required offstreet parking spaces available for use.

8. Live/work units must provide two covered parking spaces in a garage for exclusive use of the residential use. Live/work units must also provide off-street parking based on the applicable parking standard for the nonresidential use or the closest similar use as determined by the Director of Community and Economic Development.

"Research & development (R&D)" means facilities primarily engaged in scientific, technological, or product research, testing, and limited prototyping in fields such as biotechnology, life sciences, clean technology, electronics, or related disciplines. R&D uses may include wet laboratories, where chemicals, biological materials, or other substances are handled in liquid or volatile form, requiring specialized ventilation or piped utilities, as well as dry laboratories, clean rooms, or computational environments. All activities must be conducted indoors, and operations must be designed and maintained to minimize noise, odors, vibration, hazardous emissions, or visual impacts where the site is adjacent to residential or other sensitive uses. Prototype manufacturing or assembly may be permitted only if it is clearly subordinate to the R&D function and does not involve mass production or heavy machinery. All R&D uses must comply with applicable local, state, and federal environmental and health regulations.

"Service business" is a low-impact, customer-oriented use that provides personal, professional, or administrative services directly to the public. Activities are typically conducted on an appointment or walk-in basis and do not involve equipment repair, fabrication, or industrial processes. Examples include, without limitation, barber shops, beauty salons, investment services and stockbrokers, legal offices, notary publics, and small professional offices.

"Service commercial" use provides trade-oriented, technical, or repair-based services to individuals or businesses, often involving equipment, tools, or specialized functions. These uses may generate more operational activity than service businesses and may include limited on-site sales incidental to the primary service. Examples include, without limitation, photocopying and blueprinting shop, IT or tech support centers, and small-scale service contractors, especially where located near residential zones.

(Ord. 2252, 11/6/2024; Ord. 2253, 11/20/2024; Ord. 2270, 9/17/2025)

§ 21.14.220. Data Centers—Development Agreement Required —Requirements.

Data centers are permitted only with a development agreement in accordance with Chapter 21.44 of this code.

(Ord. 2252, 11/6/2024; Ord. 2253, 11/20/2024)