Murrieta Zoning Code

Murrieta, California

Zoning Ordinance

Source: codelibrary.amlegal.com

This title is and may be cited as the city of Murrieta development code, Title 16 of the Murrieta municipal code, hereafter referred to as "this development code."

(Ord. 182 § 2 (part), 1997)

This development code implements the policies of the Murrieta general plan by classifying and regulating the uses of land and structures within the city. This development code is adopted to protect and to promote the public health, safety, comfort, convenience, prosperity and general welfare of residents and businesses in the city. Additional purposes of this development code are to:

A. Implement the goals, objectives, policies and programs of the Murrieta general plan, and to manage future growth and development in compliance with that plan;

B. Provide standards for the orderly growth and development of the city that will maintain the community's housing, service, retail and employment needs in appropriate locations;

C. Require high quality planning and design for development, that enhances the visual character of the city, avoids conflicts between land uses, and preserves the scenic qualities of the city;

D. Conserve and protect the natural resources of the city, its natural beauty and significant environmental amenities;

E. Create a comprehensive and stable pattern of land uses upon which to plan transportation, water supply, sewerage and other public facilities and utilities; and

F. Provide regulations for the subdivision of land in compliance with the Subdivision Map Act, Title 7, Section 4, Division 2 of the California Government Code.

(Ord. 492 Exhibit 2, 2014; Ord. 182 § 2 (part), 1997)

A. This development code is enacted based on the authority vested in the city by the state of California, including but not limited to the state Constitution; 65800 and subsequent sections of the California Government Code; the California Environmental Quality Act, Subdivision Map Act, and the Health and Safety Code.

B. This development code is the primary tool used by the city to implement the goals, objectives, policies, and programs of the Murrieta general plan. The city council intends that this development code be consistent with the Murrieta general plan, and that any land use, subdivision or development approved in compliance with this development code will also be consistent with the Murrieta general plan. A proposed use is considered to be consistent with the general plan when the following conditions exist:

1. The proposed use is compatible with the description of the land use element designation in which the use is located, as shown by the land use element map, and as described in the text of the general plan;

2. The proposed use is in conformance with the goals, objectives, policies, plans, programs, maps, and guidelines and the intent of the Murrieta general plan; and

3. The proposed use is to be established and maintained in a manner which is consistent with all elements of the general plan and all applicable provisions contained therein.

• (Ord. 182 § 2 (part), 1997)

All projects subject to the provisions of the California Environmental Quality Act (CEQA) shall be reviewed in compliance with the provisions of this code, CEQA, and the city of Murrieta environmental review guidelines. (Ord. 182 § 2 (part), 1997)

A. Repeal of Riverside County Land Use Ordinances. This development code shall repeal those portions of the Riverside County land use and subdivision ordinances formerly adopted by reference by the city of Murrieta. B. Zoning of Existing Specific Plans. Existing specific plans located within the city of Murrieta that were approved under the Riverside County ordinances shall be designated on the official zoning map as specific plan.

C. Inapplicability of Setback Requirements to Certain Specific Plans. The front, side, and rear yard setbacks specified in Table 16.01-1 below shall be applicable to new residential structures on existing vacant legal lots of record within the areas identified as Specific Plan No. 173 (California Oaks) and Specific Plan No. 128 (Bear Creek/Joaquin Ranch).

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 2, 2014; Ord. 214 § 1, 1999; Ord. 182 § 2 (part), 1997)

This development code applies to all land uses, structures, subdivisions, lot line adjustments, and development within the city of Murrieta, as follows.

A. New Land Uses or Structures, Changes to Land Uses or Structures. It shall be unlawful, and a violation of this development code, for any person to establish, construct, reconstruct, alter, or replace any use of land or structure, except in compliance with the requirements of 16.02.010 (Requirements for Development and New Land Uses), and 16.32 (Nonconforming Uses, Structures, and Parcels).

B. Issuance of Construction Permits. Building, grading, or other construction permits may be issued by the department only when the proposed land use and/or structure satisfy the requirements of subsection A above, and the director determines that the site was subdivided in compliance with all applicable requirements of Article V (Subdivisions).

C. Subdivision of Land. Any subdivision of land proposed within the city of Murrieta after the effective date of this development code shall be consistent with the minimum parcel size requirements of Article II (Zoning Districts and Allowable Land Uses), the subdivision requirements of Article V (Subdivisions), and all other applicable requirements of this development code.

D. Continuation of an Existing Land Use. An existing land use is lawful and not in violation only when operated and maintained in compliance with all applicable provisions of this development code. The requirements of this development code are not retroactive in their effect on a land use that was lawfully established before the effective date of this development code or any applicable amendment. A use that was legally established but does not fully comply with all of the requirements of this development code may be maintained in compliance with 16.32 (Nonconforming Uses, Structures, and Parcels).

E. Effect of Development Code Changes on Projects in Progress. The enactment of this development code or amendments to its requirements may impose different standards on new land uses. The following provisions determine how the requirements of this development code apply to projects in progress at the time requirements are amended.

1. Projects with Pending Applications. Applications that have been accepted as complete, in compliance with State law (Government Code Section 65943) by the Department prior to the effective date of this development code, shall be processed in compliance with the regulations and requirements in effect at the time the application was accepted as complete. Applications for extensions of time shall be consistent with this development code.

plications that have been accepted as complete, in compliance with State law (Government Code Section 65943) by the Department prior to the effective date of this development code, shall be processed in compliance with the regulations and requirements in effect at the time the application was accepted as complete. Applications for extensions of time shall be consistent with this development code.

2. Approved Projects not yet Under Construction. An approved project for which an approved land use has not been established or which construction has not begun (excluding parcel and tentative maps) as of the effective date of this development code or amendment, may still be established or constructed as approved, before the expiration of an applicable land use permit (16.80.060, Time Extensions) or, where applicable, before the expiration of an approved time extension.

3. Projects Under Construction. A structure that is under construction on the effective date of this development code or any amendment, need not be changed to satisfy new or different requirements of this development code.

F. Other Requirements may still Apply. Nothing in this development code eliminates the need for obtaining any other permits required by the city, or permits, approvals or entitlements required by other provisions of the municipal code or the regulations of a city department, or county, regional, state, or Federal agency.

G. Conflicting Permits and Licenses to be Void. Permits or licenses shall be issued by the city in compliance with the provisions of this development code, after the effective date of this development code or amendment. Permits or licenses issued in conflict with this development code shall be void.

(Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)

This development code shall be administered by the Murrieta city council, planning commission, development services director, and the Murrieta development services department, in compliance with 16.46 (Administrative Responsibility).

(Ord. 182 § 2 (part), 1997)

If any article, chapter, section, subsection, paragraph, subparagraph, sentence, clause, phrase or portion of this development code is held to be invalid, unconstitutional or unenforceable by a court of competent jurisdiction, these decisions shall not affect the validity of the remaining portions of this development code. The Murrieta city council hereby declares that this development code and each article, chapter, section, subsection, paragraph, sub-paragraph, sentence, clause, phrase or portion would have been adopted irrespective of the fact that one or more portions of this development code may be declared invalid, unconstitutional or unenforceable. (Ord. 182 § 2 (part), 1997)

No use of land or structures shall be established, constructed, reconstructed, altered, expanded, allowed or replaced unless the use of land or structures complies with the following requirements.

A. Allowable Use. The land use shall be identified by 16.08 (Residential Districts), 16.10 (Commercial Districts), 16.11 (Office Districts), 16.12 (Business Park and Industrial Districts), 16.13 (Innovation District), 16.14 (Special Purpose Districts), or 16.16 (Combining and Overlay Districts) as being allowable in the zoning district applied to the site.

B. Permit Requirements. Land use permits required by this development code shall be obtained before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed in 16.02.020 (Exemptions from Land Use Permit Requirements).

C. Development Standards. Uses and/or structures shall comply with the applicable development standards of this development code, including Article II (Zoning Districts and Allowable Land Uses), and the provisions of Article III (Site Planning and General Development Standards), and other city standards and policies related to the use and development of land.

D. Exceptions to Development Standards. The development standards contained herein may be waived or modified as part of the development plan or conditional use permit process if it is determined that the standard is inappropriate for the proposed use, and that the waiver or modification of the standard will not be contrary to the public health, safety, and general welfare.

E. Conditions of Approval. Uses and/or structures shall comply with all conditions imposed by a previously granted land use permit.

F. Development Agreements. Uses and/or structures shall comply with an applicable development agreement approved by the city in compliance with 16.54 (Development Agreements) or by Riverside County prior to city incorporation, even if in conflict with this development code.

G. Other Development Policies. The city may adopt policies separate from this development code that may effect the use and development of land. All applicable policies, standards, and procedures related to land development shall apply when appropriate as determined by the review authority.

(Ord. 559-20 § 3, 2020; Ord. 492 Exhibit 2, 2014; Ord. 182 § 2 (part), 1997)

The land use permit requirements of this development code do not apply to the activities, uses of land and/or structures identified by this section.

A. General Requirements for Exemption. The activities, uses of land and/or structures identified by subsection

B. below are exempt from the land use permit requirements of this development code only when:

1. The activity or use is established and operated in compliance with applicable development standards of Articles II (Zoning Districts and Allowable Land Uses) and III (Site Planning and General Development Standards); and

2. Permits or approvals required by regulations other than this development code are obtained in compliance with 16.02.040 (Additional Permits and Approvals May Be Required).

B. Exempt Activities and Uses. The following activities, uses of land and/or structures are exempt from the land use permit requirements of this development code when in compliance with subsection A. above.

1. Decks, Paths, and Driveways. Decks, platforms, on-site paths, and driveways that are not required to have a Building Permit or Grading Permit and are not over eighteen (18) inches above natural grade.

2. Fences and Walls—Residential Zoning Districts. Fences and walls in the residential zoning districts are exempt from land use permit requirements as follows:

a. Interior Lots: Fences and walls up to three feet in height when located within the required front yard, or up to six feet in height when located outside the required front yard; and

b. Corner Lots: Fences and walls up to three feet in height within the required front yard. street side yard, and within a traffic safety visibility area. Fences and walls up to six feet in height when located outside the required front yard and traffic safety visibility areas, and at least five feet from the street side property line.

3. Governmental Activities. Activities of the city. state or an agency of the state, or the federal government on land owned or leased by a governmental agency.

4. Interior Remodeling. Interior alterations that do not increase the number of rooms or the gross floor area within the structure, or a change in the allowed use of the structure.

5. Repairs and Maintenance. Ordinary repairs and maintenance, if the work does not result in any change in the approved land use of the site or structure, or the addition to, enlargement or expansion of the structure, and if exterior repairs employ the same materials and design as the original.

6. Small Residential Accessory Structures. Portable storage sheds and other small structures in residential zoning districts that are exempt from Building Permit requirements and are less than one hundred twenty (120) square feet in gross floor area. These facilities shall comply with the side and rear setback requirements established by Article II (Zoning Districts and Allowable Land Uses) for the applicable zoning district, or 16.44.150 (Residential Accessory Uses and Structures), where applicable.

l zoning districts that are exempt from Building Permit requirements and are less than one hundred twenty (120) square feet in gross floor area. These facilities shall comply with the side and rear setback requirements established by Article II (Zoning Districts and Allowable Land Uses) for the applicable zoning district, or 16.44.150 (Residential Accessory Uses and Structures), where applicable.

7. Outdoor Play Equipment. Outdoor play equipment (e.g., swings, slides, climbing towers, bridges, and similar elements) less than eight feet in height and a footprint less than one hundred twenty (120) square feet. These facilities shall comply with the side and rear setback requirements established by Article 11 (Zoning Districts and Allowable Land Uses) for the applicable zoning district, or 16.44.150 (Residential Accessory Uses and Structures), where applicable.

8. Spas, Hot Tubs, and Fish Ponds. Portable spas, hot tubs, and fish ponds, etc., that do not exceed: one hundred twenty (120) square feet in total area. including related equipment; contain more than two thou-sand (2,000) gallons of water; and exceed eighteen (18) inches in depth. These facilities shall comply with the side and rear setback requirements established by Article II (Zoning Districts and Allowable Land Uses) for the applicable zoning district. or Section 16.44.150 (Residential Accessory Uses and Structures), where applicable.

9. Utilities. The erection, construction, alteration. or maintenance by a public utility or public agency of underground or overhead utilities (i.e., water, gas, electric, telecommunication, supply or disposal systems, including wires, mains, drains, sewers, pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, etc.), but not including structures. shall be allowed in any zoning district. Satellite and cellular telephone antennas are subject to Section 16.44.170 (Telecommunications Facilities).

10. Walls, Retaining Walls. Walls less than thirty (30) inches in height located in compliance with subsection (B)(2) above, and retaining walls (retaining earth only) that result in grade changes of thirty (30) inches or less and are not required to have a building permit.

(Ord. 182 § 2 (part), 1997)

16.02.030 Temporary Uses.

Requirements for establishing a temporary use (e.g.. construction yards. seasonal sales lots, special events, temporary office trailers, etc.) are in Chapter 16.70 (Temporary Use Permits).

(Ord. 182 § 2 (part), 1997)

An allowed land use that is exempt from a land use permit. or has been granted a land use permit, may still be required to obtain other permits before the use is constructed, or otherwise established and put into operation. Nothing in this chapter shall eliminate the need to obtain any permits or approvals required by:

A. Other provisions of the municipal code, including: building permits, grading permits, other construction permits, or a business license; or

B. Riverside County, a special district, or any regional, state or federal agency. All necessary permits shall be obtained before starting work or establishing a new use.

(Ord. 182 § 2 (part), 1997)

This chapter provides rules for resolving questions about the meaning or applicability of any part of this development code. The provisions of this chapter are intended to ensure the consistent interpretation and application of the provisions of this development code and the general plan.

(Ord. 182 § 2 (part), 1997)

A . Authority. The director is assigned the responsibility and authority to interpret the requirements of this development code.

B. Language.

1. Abbreviated Titles and Phrases. For the purpose of brevity, the following phrases, personnel and document titles are shortened hereafter in this development code. The city of Murrieta is referred to hereafter as the "city." The city of Murrieta development code is referred to hereafter as "this development code." The development services director is referred to hereafter as "director," the city council is referred to as the "council," the planning commission is referred to as the "commission." "Buildings and structures" are referred to hereafter as "structures."

2. Terminology. When used in this development code, the words "shall," "must," "will," "is to," and "are to" are always mandatory. "Should" is not mandatory but is strongly recommended; and "may" is per-missive. The present tense includes the past and future tenses; and the future tense includes the present. The singular number includes the plural number, and the plural the singular, unless the natural construction of the word indicates otherwise. The words "includes" and "including" shall mean "including but not limited to."

3. Number of Days. Whenever a number of days is specified in this development code, or in any permit, condition of approval, or notice issued or given as provided in this development code, the number of days shall be construed as calendar days. Time limits will extend to the following working day where the last of the specified number of days falls on a weekend or holiday.

4. Minimum Requirements. When interpreting and applying the regulations of this development code, all provisions shall be considered to be minimum requirements, unless stated otherwise (e.g., height limits and site coverage requirements for structures, and the numbers and size of signs allowed are maximums, not minimums).

5. State Law Requirements. Where this development code references applicable provisions of state law (e.g., the California Government Code, Subdivision Map Act, Public Resources Code, etc.), the reference shall be construed to be to the applicable state law provisions as they may be amended from time to time.

C. Zoning Map Boundaries. If there is uncertainty about the location of any zoning district boundary shown on the official zoning map, the following rules are to be used in resolving the uncertainty:

1. Where district boundaries approximately follow lot, alley, or street lines, the lot lines and street and alley

centerlines shall be construed as the district boundaries;

2. If a district boundary divides a parcel and the boundary line location is not specified by distances printed on the zoning map, the most appropriate zoning for the property will be determined through the review of a zoning change application;

3. Where a public street or alley is officially vacated or abandoned, the property that was formerly in the street or

alley will be included within the zoning district of the adjoining property on either side of the centerline of the vacated

or abandoned street or alley.

4. Where a public street or alley is officially realigned, the zoning district boundary line shall automatically be adjusted to the new centerline of the public street or alley, and the area on either side of the new street or alley centerline shall be zoned the same as the adjacent property. This automatic adjustment in zoning district boundaries only applies if the resulting zone change reduces and/or increases the zoning districts area by a maximum of 5%; otherwise, a zone change and possible general plan amendment is required.

D. Allowable Uses of Land. If a proposed use of land is not specifically listed in Article II (Zoning Districts and Allowed Land Uses), the use shall not be allowed, except as follows:

1. Similar Uses Allowed. The director may determine that a proposed use that is not listed in Article II is allowable if the proposed use is substantially the same in character and intensity as those listed in Article II. Such a use is subject to the permit process that governs the category in which it falls.

2. Applicable Standards and Permit Requirements. When the director determines that a proposed, but unlisted, use is similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required and what other standards and requirements of this development code apply.

3. Commission Determination. The director may forward questions about similar uses directly to the

commission for a determination.

4. Medical Marijuana Dispensary Uses of Land Prohibited. Any use of land as a medical marijuana dispensary or mobile medical marijuana dispensary anywhere in the city is prohibited. Use of land as a medical marijuana dispensary or mobile medical marijuana dispensary is not substantially the same in character and intensity as any other use of land in Article II and no application may be made to the director or otherwise to the city for such a determination.

E. Conflicting Requirements:

1. Development Code and Municipal Code Provisions. If conflicts occur between requirements of this

development code, or between this development code and other regulations of the city, the most restrictive shall apply.

2. Development Agreements or Specific Plans. When conflicts occur between the requirements of this development code and standards adopted as part of a development agreement or specific plan, the requirements of the development agreement or specific plan shall apply.

3. Private Agreements. This development code applies to all land uses and development regardless of whether it imposes a greater or lesser restriction on the development or use of structures or land than a private agreement or restriction, without affecting the applicability of the agreement or restriction. The city shall not enforce private covenants or agreements unless it is a party to the covenant or agreement.

.** This development code applies to all land uses and development regardless of whether it imposes a greater or lesser restriction on the development or use of structures or land than a private agreement or restriction, without affecting the applicability of the agreement or restriction. The city shall not enforce private covenants or agreements unless it is a party to the covenant or agreement.

(Ord. 492 Exhibit 1, 2014; Ord. 480-13 § 3, 2013; Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)

Whenever the director determines that the meaning or applicability of the requirements of this development code are subject to interpretation generally or as applied to a specific case, the director may issue an official interpretation. Interpretations may also be requested in compliance with this section.

• A. Request for Interpretation. A request shall be written, specifically state the provision(s) in question, and

• provide information to assist in their review.

• B. Record of Interpretations. Official interpretations shall be:

1. In writing, and shall quote the provisions of this development code being interpreted, and explain their meaning or applicability in the particular or general circumstances that caused the need for interpretation; and

2. Distributed to the council, commission, city attorney, city clerk, and department staff.

Provisions of this development code that are determined by the director to need refinement or revision should be corrected by amending this development code as soon as is practical. Until amendments can occur, the director will maintain a record of official interpretations, available for public review, and indexed by the number of the Section that is the subject of the interpretation.

C. Appeals and Referral. Interpretations of this development code by the director may be appealed to the commission as provided by 16.78 (Appeals). The director may also refer interpretations to the commission for a determination.

(Ord. 182 § 2 (part), 1997)

The city of Murrieta shall be divided into zoning districts which consistently implement the general plan. The following zoning districts are established and shall be shown on the official zoning map (16.06.020)

(Ord. 591-23, § 2, 2023; Ord. 559-20, § 4, 2020; Ord. 492 Exhibit 3, 2014; Ord. 482-13 § 2, 2013; Ord. 182 § 2 (part) 1997)

The council hereby adopts the city of Murrieta zoning map (hereafter referred to as the "zoning map") which is on file with the department.

A. Inclusion by Reference. The zoning map together with all legends, symbols, notations, references, zoning district boundaries, map symbols, and other information on the map have been adopted by the council in compliance with State law (Government Code Sections 68800 et. seq.) and are hereby incorporated into this development code by reference as though they were fully included here.

B. Zoning District Boundaries. The boundaries of the zoning districts established by 16.06.010 shall be shown upon the zoning map as applicable.

• C. Relationship to General Plan. The zoning map shall implement the general plan.

D. Map Amendments. Amendments to the zoning map shall follow the process established in 16.58 (development code, zoning map, and general plan amendments).

• E. Zoning Map Interpretation. The zoning map shall be interpreted in compliance with 16.04.020.C. (Zoning

• Map Boundaries).

• (Ord. 182 § 2 (part) 1997)

A. Purpose. Chapters 16.08 through 16.16 determine which land uses are allowed in each zoning district established by Section 16.06.010 (Zoning Districts Established), what land use entitlement is required to establish each use, and the basic development standards that apply to allowed land uses in each zoning district.

• B. General Development Standards.

1. Site divided by Zoning District Boundary. Where a site is divided by one or more district boundaries, the

site shall be developed in compliance with the requirements of each district, as applicable.

2. Zoning of Vacated Streets and Alleys. Where a public street or alley is officially vacated, the zoning

regulations applicable to the abutting property shall apply to the vacated street or alley.

3. Conflicts Between Provisions:

a. In the event of any conflict between the zoning district regulations of this article and the provisions of Article III (Site Planning and General Development standards), the provisions of Article III shall control; and

b. In the event of any conflict between the zoning district regulations of this article and the provisions of any applicable development agreement or specific plan, the provisions of the development agreement or specific plan shall control.

c. The zoning boundary for realigned streets, alleys and/or public improvements shall be in accordance with Section 16.04.020.C.4.

C. Consolidated Lots in Two Zoning Districts. In the event two or more lots are proposed for consolidation in compliance with Article V (Subdivisions), so that a single lot is covered by two or more zoning districts, the application for adjustment or map approval may be accompanied by an application for rezoning of the lot into a single zoning district.

(Ord. 492 Exhibit 3, 2014; Ord. 182 § 2 (part) 1997)

This chapter provides regulations applicable to development and new land uses in the residential zoning districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

A. RR (Rural Residential) District. The RR zoning district identifies areas intended for low density, large lot single-family uses within a rural atmosphere, and may include the keeping of horses and other livestock, including kennels, as a permitted use in conjunction with the main residential use. Agricultural uses are allowable especially for buffering smaller lot single-family designations. The allowable density range is from 0.1 to 0.4 dwelling units per acre, with a minimum parcel size of 2.5 acres, unless designated within a master plan overlay. The RR zoning district is consistent with the large lot residential designation of the general plan;

B. ER-1 (Estate Residential 1) District. The ER-1 zoning district identifies areas appropriate for large lot singlefamily uses, and allows for the keeping of horses and other livestock in conjunction with the main residential use, including small scale agricultural uses appropriate far buffering smaller lot single-family designations. The allowable density range is from 0.4 to 1.0 dwelling units per acre, with a minimum parcel size of one acre, unless designated within a master plan overlay. The ER-1 zoning district is consistent with the large lot residential land use designations of the general plan;

C. ER-2 (Estate Residential 2) District. The ER-2 zoning district identifies areas appropriate for large lot singlefamily uses, and allows for the keeping of horses and other livestock in conjunction with the main residential use, including small scale agricultural uses appropriate for buffering smaller lot single-family designations. The allowable density range is from 1.0 to 2.0 dwelling units per acre, with a minimum parcel size of one-half acre, unless designated within a master plan overlay. The ER-2 zoning district is consistent with the single-family residential land use designations of the general plan;

D. ER-3 (Estate Residential 3) District. The ER-3 zoning district identifies areas appropriate for large lot singlefamily uses. This district is an appropriate transition zone between rural and the single family zones. The allowable density range is from 2.0 to 3.0 dwelling units per acre, with a minimum parcel size of ten thousand (10,000) square feet The ER-3 zoning district is consistent with the single-family residential designations of the general plan; E. SF-1 (Single-Family Residential 1) District. The SF-1 zoning district is applied to parcels appropriate for single-family subdivisions with a uniform lot pattern possessing a minimum parcel size of seven thousand two hundred (7,200) square feet. The allowable density range is from 2.1 to 5.0 units per acre. The SF-1 zoning district is consistent with the single-family residential land use designation of the general plan;

tial 1) District.** The SF-1 zoning district is applied to parcels appropriate for single-family subdivisions with a uniform lot pattern possessing a minimum parcel size of seven thousand two hundred (7,200) square feet. The allowable density range is from 2.1 to 5.0 units per acre. The SF-1 zoning district is consistent with the single-family residential land use designation of the general plan;

F. SF-2 (Single-Family Residential 2) District. The SF-2 zoning district is applied to parcels appropriate for single-family subdivisions which may include detached and attached single-family dwelling units with common walls. For attached units configured within two to three unit configurations, a planned residential development application is required. The allowable density range is from 5.1 to 10.0 units per acre. The minimum parcel size for detached singlefamily units is four thousand three hundred fifty (4,350) square feet, although a smaller lot size can be considered for the clustering of units. This can be accomplished through a planned residential development application process and associated findings. See Section 16.16.020 “Planned residential development general standards” for additional details and requirements. The clustering of units through the planned residential development review process is to encourage an aggregate of open space with units on individual parcels with commonly maintained open space, and on-site

recreational facilities required. The SF-2 zoning district is consistent with the residential land use designation of the general plan;

G. MF-1 (Multi-Family Residential 1) District. The MF-1 zoning district is applied to parcels appropriate for low density multi-family subdivisions which may include stacked flats or townhouse development, with ample amounts of open space, including required commonly maintained recreational and open space facilities. Air space, or postage stamp subdivisions providing individual ownership are allowed. The allowable density range is from 10.1 to fifteen (15) units per acre. The minimum parcel size for single-family detached units is five thousand (5,000) square feet. Clustering of units to provide aggregate open space is encouraged, with commonly maintained open space, and on-site recreation facilities. The MF-1 zoning district is consistent with the multi-family residential land use designation of the general plan;

H. MF-2 (Multi-Family Residential 2) District. The MF-2 zoning district is applied to parcels appropriate for high density multi-family development, in which attached or detached dwelling units may be air-space condominiums, or rented as apartments under single ownership. Senior housing, congregate care or group facilities are allowed, with commonly maintained recreational facilities and open space required. The allowable density range is from 15.1 to eighteen (18) units per acre. The MF-2 zoning district is consistent with the multi-family residential land use designation of the general plan; and

space condominiums, or rented as apartments under single ownership. Senior housing, congregate care or group facilities are allowed, with commonly maintained recreational facilities and open space required. The allowable density range is from 15.1 to eighteen (18) units per acre. The MF-2 zoning district is consistent with the multi-family residential land use designation of the general plan; and

I. MF-3 (Multi-Family Residential 3) District. The MF-3 zoning district is applied to parcels appropriate for higher density multi-family development, in which attached dwelling units, senior housing and assisted living facilities are allowed with commonly maintained recreational facilities and open space required. The allowable density range is from 18.1 to 29 units per acre. The MF-3 zoning district is consistent with the multi-family residential land use designation of the general plan.

J. MF-4 (Multi-Family Residential 4) District. The MF-4 zoning district is applied to parcels appropriate for the highest density multi-family development, in which large buildings of attached dwelling units, senior housing and affordable housing are allowed with commonly maintained recreational facilities and open space required. The allowable density range is a minimum of 30 units per acre. The MF-4 zoning district is consistent with the multifamily residential land use designation of the general plan.

TABLE 16.08-1

USE TABLE

FOR RESIDENTIAL (SINGLE-FAMILY) ZONING DISTRICTS

Permit Requirement by District

TABLE 16.08-1

USE TABLE

FOR RESIDENTIAL (SINGLE-FAMILY) ZONING DISTRICTS

Permit Requirement by District

TABLE 16.08-2

USE TABLE

FOR RESIDENTIAL (MULTI-FAMILY) ZONING DISTRICTS

Permit Requirement by District

TABLE 16.08-2

USE TABLE

FOR RESIDENTIAL (MULTI-FAMILY) ZONING DISTRICTS

Permit Requirement by District

(Ord. 624-25 § 3, 2025; Ord. 602-24 § 3 (part), 2024; Ord. 598-23 § 5, 2023; Ord. 591-23, § 3 (part), 2023;Ord. 57422, Exhibit B-3 (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-2020 § 3 (part), 2020; Ord. 556 §§ 2, 3, 2020; Ord. 538, Exhibit A (part), 2018; Ord. 537, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492 Exhibit 4, 2014; Ord. 486 § 2, 2014; Ord. 482 § 2, 2013; Ord. 480 § 4, 2013; Ord. 463 § 1, 2011; Ord. 427 § 1, 2009; Ord. 408 § 2, 2008; Ord. 382 § 5, 2007; Ord. 367 § 4 (part), 2006; Ord. 293 § 1 (part), 2004; Ord. 280 § 1, 2003; Ord. 269 § 2 (part), 2002; Ord. 253 § 2 (part), 2002; Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)

New land uses and structures, and alterations to existing land uses and structures, shall be designated, constructed, and/or established in compliance with the requirements in Table 16.08-3, in addition to the applicable design standards

in Sections 16.08.030 and 16.08.040 and the general development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards).

Note: Click to view a printer-friendly PDF of Table 16.08-3

TABLE 16.08-3

RESIDENTIAL (SINGLE-FAMILY) ZONES

TABLE 16.08-4 RESIDENTIAL (MULTI-FAMILY) ZONES GENERAL DEVELOPMENT STANDARDS

Development Feature MF-1[(5)] MF-2 MF-3 MF-4

TABLE 16.08-4

RESIDENTIAL (MULTI-FAMILY) ZONES GENERAL DEVELOPMENT STANDARDS

(Ord. 598-23 § 3, 2023; Ord. 591-23, § 3 (part), 2023; Ord. 574-22, Exhibit B-3 (part), 2022; Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 4, 2014; Ord. 482-13 § 2, 2013; Ord. 377 § 3, 2006; Ord. 367 § 3, 2006; Ord. 297 § 2, 2004; Ord. 293 § 1 (part), 2004: Ord. 280 § 2, 2003; Ord. 253 § 2 (part), 2002; Ord. 182 § 2 (part), 1997)

The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all new single-family residential subdivisions. Standards are mandatory requirements for all new singlefamily residential subdivisions. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design. In some instances, there will be no design feature(s) identified for a particular standard.

A. Site Planning. The following standards and design features deal with the internal organization of new singlefamily residential development. The intent of the standards and design features are to ensure that the relationships of units to each other and to other on-site uses are functional, attractive, and create visual variety along the project's streets.

1. Site Character.

a. Standard: Existing natural amenities (e.g., views, mature trees, and topographic features) and other amenities (e.g., structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.

b. Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

• 1. Terrace parking lots to conform with the terrain.
• 2. Step building foundations and retaining walls to follow natural terrain.
• 3. Avoid grading large, flat pads in hilly terrain.
• 4. Provide larger setbacks to preserve natural landforms.

2. Variation of Development Patterns.

a. Standard: Variation of development patterns shall be incorporated in new subdivisions to achieve visual

diversity and avoid a monotonous appearance by use of at least one of the following design features:

1. Alternate placement of homes and garages closer to and farther back from the street to create different patterns of open space along the street edge and to break up an otherwise monotonous view of houses built along the same setback.

2. Vary the distance between adjacent structures, or between structures and fences to result in different types of yards and private patio areas and to create variety and interest.

3. Design some lots wider and some narrower than the average to provide different amounts of open area between structures and to allow placement of different shapes and sizes of homes. On narrow lots, a variation of only three or four feet can make a perceptible difference in the street scene.

4. When lot size permits. vary garage placement and orientation through the provision of garages on the front side of the house, which can be entered from the front or side, garages that vary in size. or detached garages connected to the home by breezeways.

Varied Garage Placement

3. Streets.

a. Standard: New project streets shall connect with existing public streets to form a continuous neighborhood network of streets whenever possible.

b. Standard: New residential streets shall be developed with parkways in compliance with the city's standards Plans Manual when required by the Director.

c. Standard: Private streets are allowed in gated communities for projects of fifty (50) units or more. Standards for private streets shall be those specified in the city's standards Plans Manual.

d. Standard: Blocks longer than five hundred (500) feet are discouraged, but may be considered provided they incorporate at least one of the following design features:

1. Significant differences shall be incorporated in the massing and composition (not just finish materials) of each adjacent house. Varied designs shall not be repeated more frequently than every fourth house.

2. Each group of three adjacent houses shall contain at least one house whose front setback differs from those of its neighbors by a minimum of five feet. Minimum setback requirements may be reduced to eighteen (18) feet to accommodate this variation. Average front yard setback shall be no less than twenty (20) feet.

3. Curved streets shall be integrated into the block design with radii to the centerline of the street, in conformance with city standards.

• e. Standard: Private streets with gated entries shall provide a queuing distance in front of the gate to

accommodate a minimum of four vehicles. The director may require a greater distance for larger projects.

4. Landscaping.

• a. Standard: Landscaping shall be used to frame, soften, and embellish the quality of the residential

environment, to buffer units from noise or undesirable views, to break up large expanses of parking, and to separate frontage roads within a project from adjacent major streets.

b. Standard: Street trees along all public and private streets shall be provided in compliance with cur-rent city standards.

c. Standard: Existing healthy trees shall be preserved and incorporated into the new project's landscaping in compliance with Chapter 16.42 (Tree Preservation).

5. Walls.

a. Standard: Walls shall be designed using masonry materials such as split face and slumpstone, with colors that complement the architectural design of adjacent buildings.

b. Standard: Walls adjacent to streets shall run in a continuous plane for more than forty-eight (48) feet

without incorporating at least two of the following design features:

• 1. A minimum two-foot change in plane for at least ten feet;
• 2. A minimum eighteen- (18-) inch raised planter for at least ten feet;
• 3. A minimum eighteen- (18-) inch change in height for at least ten feet;
• 4. Use of pilasters at forty-eight (48) foot intervals and at changes in wall planes and height; or
• 5. A section of open grillwork a minimum four feet in height for at least ten feet.

B. Architectural Standards.

1. Building Design. There is no specific architectural "style" required for residential structures. In general, residential structures should consider compatibility with surrounding character, including building style, form, size, color, material, and roof line.

a. Standard: The design of houses shall be varied in tract developments to create variety and interest by use of at least one of the following design features:

• 1. Provide a significant difference in the massing, orientation, and composition (not just finish materials and

• colors) for each adjacent house should be accomplished.

• 2. One design shall not be repeated more frequently than each fourth house.
• 3. Alternative garage orientations shall be used on at least every fourth house.

• b. Standard: If a side or rear elevation faces a street, it shall be designed with the same care and attention to detail as the front elevation.

c. Standard: Exterior elevations shall be articulated and detailed to provide visual interest and scale by use of at least three of the following design features:

• 1. Offset building planes a minimum of two feet.
• 2. Provide recessed entries and windows.
• 3. Include projecting or recessed balconies.
• 4. Substantial roof overhangs with detailed rafter ends.
• 5. Design front porches a minimum of five feet deep.
• 6. Dormer windows.
• 7. Stepping back the second story.
• 8. Use of different building materials with varying textures and colors.

d. Standard: Full, sloped roofs and horizontal roof articulation shall be incorporated in building designs by use of one of the following design features:

• 1. Offset roof planes by a minimum of two feet.
• 2. Provide hip roof on street-facing elevations.
• 3. Incorporate dormer windows.
• 4. Include cross gables.

• e. Standard: All corner lots in subdivisions recorded after December 19, 2006 on two street frontages that are

• designated as a collector or greater street type shall be single-story homes.

f. Standard: A minimum of 25% or the total number of homes in a subdivision of ten or more lots recorded after December 19, 2006 shall be single-story homes. The required mix of two-story homes and single-story homes shall be evenly plotted within the subdivision, with no more than three two-story homes next to each other, unless the requirement is waived by the Planning Director.

g. Standard: Solar panels shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Any support equipment shall be enclosed and screened from view.

2. Building Materials.

Standard: The choice and mix of materials on the facades of residential units and garage doors within a

subdivision shall be consistently applied and shall be chosen to work harmoniously with adjacent materials by use of at least one of the following features:

• 1. Piecemeal embellishment and frequent changes in materials shall be avoided.
• 2. Avoid material changes at the outside corners of structures or where there is no change in the wall plane to

• prevent giving an impression of thinness and artificiality.

• 3. Design changes in materials to occur at changes in plane to ensure that materials appear substantial and

• integral to the structure.

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 4, 2014; Ord. 377 § 4, 2006; Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)

The following standards and design features and the City's Multi-Family Residential and Mixed-Use Objective Design Standards, as adopted by ordinance or resolution of the City Council and incorporated as part of this section by reference, are provided to ensure a level of quality that must be compiled with or satisfied in all multi-family residential developments. Standards are mandatory requirements for all multi-family residential developments. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated into the project's design. In some instances, there will be no design feature(s) identified for a particular standard and this will be noted. In the event of a conflict between a standard or feature set forth below and a standard or feature set forth in the City's adopted MultiFamily Residential and Mixed-Use Objective Design Standards, the most recently adopted revision shall control.

A. Site Planning.

1. Site Character.

a. Standard: Existing natural amenities (e.g., views, mature trees, and topographic features) and other amenities (e.g., structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.

b. Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

• 1. Terrace parking lots to conform with the terrain.
• 2. Step building foundations and retaining walls to follow natural terrain.
• 3. Avoid grading large flat pads in hilly terrain.
• 4. Provide larger setbacks to preserve natural landforms.

Preserve natural contour of the land

2. Building Placement.

a. Standard: Buildings shall be placed with varying setbacks and/or orientation to the street to pro-vide visual interest.

b. Standard: Clustering of multi-family units shall be a consistent site planning element. Buildings composed of a series of simple yet varied planes, assure compatibility and variety in overall building form.

c. Standard: Minimum distances between buildings shall be in compliance with Section 16.18.130

(Separation and Privacy standards for Residential Structures). Whenever possible, buildings shall be oriented to avoid instances where living spaces of one structure face the living spaces of another.

• d. Standard: Buildings shall be oriented to create common open space areas.

• 1. Courtyards
• 2. Open space nodes
• 3. Recreation areas

• e. Separation Between Structures. See Section 16.18.130 for requirements.

• B. Parking and Circulation.

1. Parking Areas.

a. Standard: Parking areas shall not be a dominant site feature and shall be divided into a series of connected smaller lots that are laid out in an efficient and aesthetic manner. This can be accomplished by incorporating at least one of the following design features:

1. There should be no more than an average often spaces of uninterrupted parking, whether in garages, carports, or open parking areas. Each ten spaces should be separated from additional spaces by a landscaped bulb equal to the width of one parking stall.

• 2. Parking areas should not consist of more than two double-loaded parking aisles adjacent to each other.
• 3. Parking areas should be separated from each other by buildings or by landscaped buffer not less than thirty

• (30) feet wide.

b. Standard: Parking areas shall be treated as "landscape plazas," with attention to landscape surfaces, softened edges, shade, and pedestrian circulation. This can be accomplished by incorporating at least one of the following design features:

• 1. Provide pedestrian connections to adjoining public rights-of-way and commercial land uses when

• appropriate.

• 2. Enhanced paving materials, trellises, and landscaping to accentuate the pedestrian circulation system.

3. Landscaped bulbs in parking areas to align with pedestrian access to buildings from a parking area. Bulbs should be at least two car spaces wide and include a 'walkway' as well as a vertical landscape or architectural element (e.g., a trellis or a tree).

2. Access Drives.

a. Standard: Access drives shall be located at least two hundred (200) feet apart and at least one hundred (100) feet from property lines and street intersections unless an approved shared drive is provided, or the driveway location does not create a traffic hazard to adjacent property.

b. Standard: Access drives shall be located off of side streets and alleys whenever possible.

c. Standard: Access drives on larger residential projects (more than fifty (50) units) shall include a minimum five-foot-wide landscaped median including curbs, color/textured paving, and other “gateway” elements (e.g., lights, bollards, entry walls, etc.).

d. Standard: Housing developments with more than two hundred (200) parking stalls (inclusive of the spaces located within carports and enclosed garages), that are located on an arterial or a larger street shall provide deceleration lanes adjacent to each major entry per city standards.

3. Carports and Garages.

a. Standard: Where carports or garages are utilized, they shall follow the same criteria for spatial arrangement as parking areas above.

• b. Standard: See “Carports, Visual Requirements” under Section 16.34.070(J)(2).

• C. Miscellaneous Subjects.

1. Solid Waste and Recyclable Materials Storage Areas.

a. Standard: Solid waste and recyclable materials storage areas shall be enclosed and screened in compliance with 16.18.150 (Solid Waste and Recyclable Materials).

b. Standard: Enclosures shall be finished using materials compatible with the surrounding architecture. Gates shall be solid metal painted to match adjacent buildings.

c. Standard: The location of storage areas shall be conveniently accessible for trash removal by standard refuse disposal vehicles.

d. Standard: Storage areas that can be overlooked from above shall incorporate roof structures to screen the contents of the enclosure from view.

2. Open Space.

a. Standard: The amount of private and common open space for multi-family residential developments shall be in compliance with 16.08.020 (Residential District Development standards).

b. Standard: The design and orientation of open space shall be oriented to take advantage of avail-able sunlight and should be sheltered from the noise and traffic of adjacent streets.

c. Standard: Common open spaces and recreation areas shall be located in areas accessible to and visible by as many units as possible.

d. Standard: Private open spaces shall be contiguous to the units they serve and screened to a minimum height of four feet by use of at least one of the following design features:

• 1. Plant materials and low walls.
• 2. When possible, use the adjacent structure to enclose private open space.
• 3. Screening should not be completely comprised of solid materials. Screening above four feet should provide

• a maximum of sixty (60) percent opaqueness.

3. Screening of Equipment.

a. Standard: All mechanical equipment, whether mounted on the roof or ground, shall be screened from view in compliance with 16.18.120 (Screening and Buffering). All screening devices shall be compatible with the architecture and color of the adjacent buildings.

b. Standard: Gutters and downspouts shall be concealed unless designed as a particular architectural feature.

c. Standard: Television antennas shall be placed in attics or building interiors. It is required that all units be prewired to accommodate cable reception.

d. Standard: Solar panels shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Any support equipment shall be enclosed and screened from view.

D. Building Architecture.

1. General.

a. Standard: Exterior elevations shall be appropriately articulated and detailed to avoid flat, monotonous wall planes and uninteresting barracks-like structures. This can be accomplished by incorporating a variety of the following design features:

1. Provide at least one architectural projection not less than two feet from the wall plane and not less than eight feet wide. Projections should extend the full height of single-story buildings, at least one-half the height of a two-story building, and two-thirds the height of a three-story building.

• 2. Use a change in wall plane of at least three feet for at least twelve (12) feet between adjacent units.
• 3. Provide balconies, porches, arcades, dormers, and cross gables.
• 4. Recess entries and windows to reveal the thickness of walls.
• 5. Step back second and third stories.
• 6. Use different building materials with varying textures and colors.
• 7. Recess garages under units or provide open balconies above.
• 8. Use combinations of one-, one-and-a-half-, and two-story units to create variation and visual interest.
• 9. Use vertical elements (e.g., towers) to accent horizontal massing and provide visual interest.

• b. Standard: The maximum number of attached units in a particular structure shall be eight within a single elevation unless variations in the elevations are provided.

c. Standard: All accessory structures (e.g., laundry facilities, recreation buildings and sales/lease offices) shall be consistent in architectural design with the rest of the complex.

2. Building Materials.

a. Standard: The building and its elements shall be unified in textures, colors, and materials to pro-vide an order and coherence within the project.

b. Standard: The composition of materials shall avoid giving the impression of thinness. Veneers should turn corners, avoiding exposed edges.

• c. Standard: The use of artificial materials (e.g., imitation brick, stone, and other simulated materials) is not allowed.

d. Standard: Materials shall be very durable, require low maintenance, and relate a sense of permanence.

• e. Standard: Frequent changes in materials shall be avoided.

• f. Standard: Columns, trellises, porches, colonnades, and similar elements shall use materials and colors that are compatible with the adjacent building.

• g. Standard: The use of wood fencing along a project boundary or adjacent to streets shall not be allowed.

3. Roofs.

• a. Standard: Roofs shall reflect a residential appearance through pitch and use of materials, by use of at least one of the following design features:

• 1. Hipped or gabled roofs covering the entire building are preferable to mansard roofs and segments of

• pitched roofs applied at the building's edge.

• 2. Roof lines (i.e., ridges and plate heights) shall be broken and varied within an overall horizontal context.

• The minimum vertical offset should be two feet.

• 3. Use dormers and cross gables to break up large unarticulated roof planes.

b. Standard: Carport roofs visible from public streets shall incorporate roof slope and materials to match adjacent buildings.

c. Standard: Tile rooting materials shall reflect the color of native earthen clay which were used in their manufacture. Blue, green, and other artificially colored tiles are not allowed.

4. Stairs.

• a. Standard: Stairwells shall be designed to minimize visual impact to the greatest extent feasible.

b. Standard: For public safety purposes, opportunities for natural surveillance shall be provided into and out of stairwells.

• c. Standard: Stairwells shall be illuminated to minimize shadows and facilitate overall vision, but should not be overly bright.

d. Standard: Prefabricated metal stairs shall not be allowed.

e. Standard: Stair railings shall be either solid or open balusters made of concrete, wood or ornamental ironwork.

5. Color.

a. Standard: The predominant color of structures shall be muted tones that are found in the natural

environment by use of at least one of the following design features:

• 1. Neutral or light-colored walls should be contrasted with a darker, more intense trim color, while dark-

• colored walls should be contrasted with light-colored accents and details.

• 2. Materials such as brick, stone, copper, etc., should be left in their natural colors.

6. Security.

a. Standard: Both public and private spaces shall be limited and shall be appropriately delineated with paving, building materials, grade separations, or with physical barriers such as landscaping, fences, walls, screens, or building enclosures.

b. Standard: Entrances for automobiles and pedestrians shall be limited to the minimum required for adequate circulation and shall be marked with gates, lights, and a directory.

c. Standard: All site entrances shall be designed to be highly visible from a public street or alleyway. All access points shall be well lighted.

7. Walls.

a. Standard. Walls shall be designed using masonry materials such as split face and slump stone, with colors that complement the architectural design of adjacent buildings.

b. Standard: Walls adjacent to streets shall not run in a continuous plane for more than forty-eight (48) feet without incorporating at least two of the following design features:

• 1. A minimum two-foot change in plane for at least ten feet;
• 2. A minimum eighteen (18) inch raised planter for at least ten feet;
• 3. Use of pilasters at forty-eight (48) foot intervals and at changes in wall planes and height; or
• 4. A section of open grillwork a minimum four feet in height for at least ten feet.

(Ord. U-596-23 § 4, 2023; Ord. 595-23, § 3, 2023; Ord. 590-23, § 4, 2023; Ord. 574-22, Exhibit B-3 (part), 2022; Ord. 556 § 4, 2020; Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 4, 2014; Ord. 293 § 1 (part), 2004)

This chapter provides regulations applicable to development and new land uses in the commercial zoning districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows:

A. NC (Neighborhood Commercial) District. The NC zoning district is applied to areas appropriate for convenience shopping, including individual retail and service uses and small destination centers on sites generally three to ten acres in size. Appropriate buffering between adjacent residential designations is required. The NC zoning district is consistent with the commercial land use designation of the general plan;

B. CC (Community Commercial) District. The CC zoning district is applied to areas appropriate to serve the daily shopping needs of the community, including destination centers, supermarkets, and smaller, single-lot, commercial activities. Financial, office and restaurant activities are also allowed. Appropriate buffering between adjacent residential designations is required. Community centers are generally ten (10) to thirty (30) acres in size. The CC zoning district is consistent with the commercial land use designation of the general plan;

C. RC (Regional Commercial) District. The RC zoning district is applied to areas appropriate for major regional centers containing several major anchor tenants, including, but not limited to, financial, hotel, motel, restaurant, smaller retail, theater and accessory uses, with landscaping, parking access, and signs designed and provided in common. Regional centers are generally thirty (30) acres or larger in size. The RC zoning district is consistent with the commercial land use designation of the general plan.

TABLE 16.10-1

USE TABLE

FOR COMMERCIAL ZONING DISTRICTS

TABLE 16.10-1

USE TABLE

FOR COMMERCIAL ZONING DISTRICTS

(7) Permitted only as Massage Accessory Use at the following location in conjunction with the following primary use: Medical Services – Hospital. Refer to Section 16.44.270.B.3 (Massage Accessory Use) and Chapter 5.18 (Massage Businesses and Massage Therapists) for additional details.

(8) Refer to Section 5.18.150 (Exemptions) for the types of “Professions and Services” which shall not be classified as a Massage Establishment.

(Ord. 602-24 § 3 (part), 2024; Ord. 587, Exhibit A (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-20, Exhibit B (part), 2020; Ord. 556 § 5, 2020; Ord. 538, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492-14 Exhibit 5; 2014; Ord. 482-13 § 2, 2013; Ord. 480-13 § 5, 2013; Ord. 428-09 § 1, 2009; Ord. 427-09 § 2, 2009; Ord. 385 § 2 (part), 2007; Ord. 377 § 6, 2006; Ord. 369 § 2, 2006; Ord. 367 § 4 (part), 2006; Ord. 333 § 3, 2005; Ord. 337 §§ 4, 12, 2005; Ord. 310 § 9, 2004; Ord. 293 § 1 (part), 2004; Ord. 280 § 3, 2003; Ord. 215 § 2 (part), 2000; Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)

New land uses and structures, and alterations to existing uses or structures shall be designed, constructed and/or established in compliance with the requirements in Table 16.10-2, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Part III (Site Planning and General Development standards). Note: Click to view a printer-friendly PDF of Table 16.10-2

TABLE 16.10-2

COMMERCIAL ZONES

GENERAL DEVELOPMENT STANDARDS REQUIREMENTS

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 5, 2014; Ord. 293 § 1 (part), 2004; Ord. 227 § 2 (part), 2000; Ord. 182 § 2 (part), 1997)

The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all commercial developments. Standards are mandatory requirements for all commercial developments. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design. In some instances, there will be no design feature(s) identified for a particular standard.

A. Site Planning.

1. Site Character.

a. Standard. Natural amenities (e.g., views, mature trees, creeks, riparian corridors, and topographic features) unique to the site shall be preserved and incorporated into the project's design whenever possible.

b. Standard: Structures that are historic or are otherwise distinctive because of their ruralness, age, cultural significance, or unique architectural style as determined by the council shall be preserved and incorporated into development proposals.

c. Standard: Structures shall not face their back side or loading areas onto existing or planned amenties (e.g. parks, open space, and water features).

d. Standard: Frontage roads or drives shall be provided adjacent to open space areas unless the commercial project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.

e. Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

• 1. Use terraced parking lots.
• 2. Provide stepped building foundations and retaining walls.
• 3. Incorporate larger setbacks to preserve natural landforms.

2. Land Use Buffering.

a. Standard: Noise, traffic, or odor-generating activities shall be located adjacent to similar activities on adjacent properties whenever possible. Buffering between different land uses shall be in compliance with 16.18.120 (Screening and Buffering).

b. Standard: Loading areas, access and circulation driveways, trash. storage areas, and mechanical related to commercial uses equipment related to commercial use shall be located as far as possible from adjacent residences.

c. Standard: When adjoining residential and commercial uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines) shall be provided between the uses.

d. Standard: Window orientation in nonresidential buildings shall preclude a direct line of sight into adjacent residential units and private open spaces within one hundred (100) feet of the property line.

e. Standard: When commercial buildings back up to open space areas of multi-family residential projects, the rear setback area shall be landscaped and combined with the residential open space where feasible.

f. Standard: Evergreen trees shall be planted a minimum of thirty (30) feet on center, and may be required to be planted closer, depending on species. to screen parking lots and large commercial building walls in order to provide a visual barrier between commercial and residential uses.

3. Building Placement.

a. Standard: On multi-tenant commercial sites, a minimum of fifteen (I 5) percent of the total building frontage shall be located at the front setback line. The Director may waive or reduce this standard for projects where implementation of this standard may not be feasible.

b. Standard: Corner buildings shall provide a strong tie to the setback lines of each street. The primary mass of the building shall not be placed at an angle to the corner. This does not preclude angled or sculpted building corners, or an open plaza at the corner.

c. Standard: Multiple buildings in a single project shall provide a functional relationship with one another to achieve a `"village" scale by use of at least two of the following design features:

• 1. Cluster buildings around open plaza areas, not parking lots.
• 2. Provide courtyards with landscaping and other pedestrian amenities.
• 3. Provide convenient pedestrian circulation between buildings and between parking areas and buildings

• using enhanced paving materials.

• 4. Link building together visually using trellis structures, arcades, and enhanced paving.
• 5. Avoid dated L-shaped shopping centers with parking located adjacent to the street.

d. Standard: Whenever possible, buildings shall have their entrances oriented towards transit stops for convenient access.

4. Trash/Loading/Storage Areas.

a. Standard: All trash and garbage bins shall be stored in approved enclosures in compliance with Section 16.18.150 (Solid Waste and Recyclable Materials).

• b. Standard: The location of trash enclosures shall allow convenient access for each tenant.

• c. Standard: Trash enclosures shall be located as far away from adjacent residential uses as possible.

• d. Standard: Loading facilities shall not be located at the front of buildings where it is difficult to adequately

• screen them from view. These facilities are more appropriate at the rear of the site.

e. Standard: Loading facilities shall be fully screened from view from all adjacent public streets and freeways. Screening shall be accomplished with architectural elements or landscaping or a combination of both. Screening shall be provided to adequately screen or soften view of loading areas, trucks, trash enclosures, and similar service facilities from adjacent public roadways.

5. Utility and Mechanical Equipment.

a. Standard: All mechanical equipment (e.g.. compressors, air conditioners, heating and ventilating equipment, chillers. stand pipes, solar collectors. etc.) shall be concealed from view in compliance with Section 16.18.120(B)

(Screening and Buffering). Screening devices shall be compatible with the architecture and color of the adjacent buildings.

b. Standard: Mechanical equipment shall not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design. c. Standard: Utility equipment (e.g.. electric and gas meters. electrical panels, and junction boxes) shall be located in utility rooms within the structure or utility cabinets with exterior access.

B. Parking and Circulation.

1. General.

a. Standard: Parking lot spaces shall be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and parking aisles for direct access to parking spaces.

b. Standard: Parking lots shall be separated from buildings by either a raised walkway, landscape strip, or combination at least six feet wide, with a minimum three-foot-wide walkway. Mow strips are not required in this situation. Situations where parking aisles or spaces directly abut the building are prohibited.

c. Standard: No more than five percent of the required parking shall be located in the rear services area of a project site.

2. Project Entry.

a. Standard: Parking lots with over one hundred (100) parking stalls shall provide a main entry drive from the public street for a minimum distance of forty (40) feet and shall include a minimum four foot-wide sidewalk from the street to the first cross aisle on at least one side, and at least one of the following design features:

• 1. A minimum seven-foot-wide landscaped center median from the public street to the first cross aisle.
• 2. Two seven-foot-wide landscaped parkways flanking the main entry drive. The parkway that abuts the

• sidewalk may be reduced in width to four feet.

b. Standard: The first aisle juncture that intersects the main entry drive shall be placed at least forty (40) feet back from the public street right-of-way to provide adequate queuing distance off the street.

c. Standard: Entry drives shall be located a minimum of one-hundred and fifty (150) feet apart, as measured from centerline of driveways, and at least one hundred and fifty (150) feet from any street intersection, as measured from the centerline of the nearest travel lane of the intersecting street to the edge of driveway, or as approved by the city engineer. Also, access drives shall be located a minimum of twenty (20) feet from side property lines unless a shared drive is provided.

3. Site Access.

a. Standard: Developments with more than one hundred (100) parking stalls that are located on an arterial or larger road shall coordinate access points with median openings and existing driveways on the opposite side of the roadway. Final locations shall be subject to review and approval by the city

b. Standard: Developments with more than two hundred (200) parking stalls, that are located on an arterial or a larger street shall provide deceleration lanes adjacent to their major entry per city standards.

c. Standard: Whenever possible, locate access drives on side streets to maintain efficient traffic flow on major roadways.

d. Standard: All driveway radii shall be per city standards.

4. Pedestrian Access.

a. Standard: Drop-off points (i.e., wider aisles) shall be located near major building entries and plaza areas for projects over fifty thousand (50.000) square feet of building area.

b. Standard: Parking areas shall be designed so that pedestrians walk parallel to moving cars in parking aisles. Minimize the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.

c. Standard: Clearly defined pedestrian access shall be provided from transit/bus stops to primary building entrances. In projects with more than one hundred (I00) parking stalls, pedestrian walk-ways shall be provided through parking areas from transit/bus stops.

d. Standard: All projects shall provide a connection of the on-site pedestrian circulation system to the off-site public sidewalk.

• e. Standard: Meandering sidewalks shall be provided in all commercial zoning districts when required by the

• Director.

• f. Standard: Parking lots with over one hundred (100) stalls shall provide a separate pedestrian walkway from

• the public sidewalk to the on-site walkways. At a minimum, this main entry sidewalk shall:

• 1. Be located on one side of the main entry drive aisle.
• 2. Be a minimum of four feet wide.
• 3. Be raised and protected from the drive aisle by' a six-inch-high curb.
• 4. Be constructed of concrete or an interlocking paving system. Asphalt sidewalks are not al-lowed.

• g. Standard: Emphasis at pedestrian crossings of driveways and major circulation aisles shall be accentuated at

• building entries by extending the sidewalk to the back edge of the parking spaces.

5. Bus Turnouts.

a. Standard: Bus turnouts may be required wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts shall be considered by the City Engineer when at least two of the following conditions apply:

• 1. Bus parking in the curb lane is prohibited;
• 2. Traffic in the curb lane exceeds two hundred fifty (250) vehicles during the peak hour:
• 3. Passenger volumes exceed twenty (20) boardings an hour;
• 4. Traffic speed is greater than forty-five (45) miles per hour; and
• 5. Accident patterns are recurrent.

• b. Standard: Bus turnouts shall be designed in compliance with city standards.

C. Architectural Design.

1. Architectural Style.

a. Standard: No specific architectural style or design theme shall be required. A variety of architectural characteristics shall be considered to add to the city's overall image. However, while variety in design is generally encouraged, compatibility of new projects with their surroundings shall also be a priority.

2. Design Consistency.

a. Standard: Designs shall demonstrate a consistent use of colors, materials, and detailing throughout all elevations of a building and throughout all buildings of a multi-building project. A multi-building project may have multiple ownerships, but shall be integrated with a common circulation system.

b. Standard: Elevations that do not directly face a street shall not be ignored or receive only minimal architectural treatment.

c. Standard: Each facade shall be designed for public view and shall be appropriately landscaped in compliance with the landscaping standards in Chapter 16.28 (Landscaping Standards).

3. Form and Mass.

a. Standard: Designs shall provide a sense of human scale and proportion. Structures shall be designed to avoid a "box-like," impersonal appearance by use of at least two of the following design features:

1. Provide horizontal and vertical wall articulation through the use of arcades, towers, wall recesses and projections, and setting back upper floors. Facades should incorporate wall plane projections and recesses having a

depth of at least three percent of the length of the facade and extending at least twenty (20) percent of the length of the facade.

• 2. Provide architectural detail through the use of columns, three-dimensional decorative cornice bands,

• recessed entries and windows, and awnings and canopies.

• 3. Provide full roofs with substantial overhangs.
• 4. Incorporate decorative parapets where roof overhangs are not provided.
• 5. Use different, but compatible. building materials with varying textures and colors.

• b. Standard: Entries shall be protected from the elements and shall create a focus and sense of entry for the

• building by use of at least two of the following design features:

• 1. Provide wall recesses.
• 2. Use roof overhangs.
• 3. Incorporate canopies and awnings.
• 4. Include arcades.
• 5. Install pedestrian-oriented signs.

4. Roofs:

• a. Standard: Variations in roof lines shall be used to add interest to, and reduce the massive scale of large

• commercial buildings. Roofs shall incorporate at least two of the following features:

1. Parapets concealing flat roofs and rooftop equipment. The average height of a parapet shall not exceed fifteen (15) percent of the height of the supporting wall and parapets shall not at any point exceed one-third of the height of the supporting wall. Parapets shall incorporate a three-dimensional cornice.

• 2. Overhanging eaves, extending at least three feet past the supporting walls.
• 3. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater

than or equal to one foot for vertical rise for every three feet of horizontal run and less than or equal to one foot of vertical rise for every one foot of horizontal run.

• 4. Three or more roof slope planes.

• b. Standard: Parapet walls shall be treated as an integral part of the structure design.

• c. Standard: Parapet walls should receive architectural detailing consistent with the rest of the facade design

• and should not appear as unrelated elements intended only to screen the roof behind.

• d. Standard: Where a mansard roof is incorporated into the parapet design, views from above the structure

• should also be considered relative to any visible structural support elements.

5. Building Materials.

• a. Standard: False or decorative facade treatments, wherein one or more unrelated materials appear "stuck on"

• a building, shall be avoided.

• b. Standard: Fake products that attempt to imitate real materials (e.g., wood, stone, brick, etc.) are not allowed.

• c. Standard: The composition of materials shall avoid giving the impression of thinness and artificiality.

• d. Standard: Veneers shall turn corners, avoiding exposed edges.

• e. Standard: Stock, "off-the-shelf' metal buildings are prohibited as primary structures.

6. Colors.

• a. Standard: Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high-

• intensity colors, metallic colors, black, or fluorescent colors is prohibited.

• b. Standard: Building trim and accent areas may feature brighter colors, including primary colors, but neon

• tubing shall not be an acceptable feature for building trim or accent areas except for movie theaters.

• c. Standard: The transition between base and accent colors shall relate to changes in building materials or the

• change of building surface planes. Colors should not meet or change without some physical change or definition to the

surface plane.

7. Additions to Existing Structures.

a. Standard: The design of an addition to an existing structure shall follow the general scale, proportion, massing, and detailing of the original structure. The addition shall be harmonious with the original structure, not a stark contrast.

b. Standard: Additions shall be an interpretation of the existing building wherein the main characteristics of the existing structure are incorporated into the design of the addition by use of at least two of the following design features:

Parameters:

• 1. Repeat window and door spacing;
• 2. Use harmonizing colors and materials; and
• 3. Include similar, yet distinct, architectural details (e.g., window/door trim, lighting fixtures, tile/brick

• decoration, etc.).

(Ord. 544 § 2, 2019; Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 5, 2014; Ord. 337 § 3, 2005; Ord. 232 § 2 (part), 2001; Ord. 232 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)

This chapter provides regulations applicable to development and land uses in the Office and Office Research Park Districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual Office and Office Research Park zoning districts and the manner in which they are applied are as follows:

A. Office (O) District. The Office zoning district is applied to areas appropriate primarily for office uses with commercial uses (financial, hotel, personal services, restaurant, etc.) oriented to serve the customers and employees of the office uses, and limited community services to serve the residents of the city. The Office zoning district is consistent with the Office and Research Park land use designation of the general plan; and

B. Office Research Park (ORP) District. The ORP zoning district is applied to areas appropriate primarily for office, medical, business campuses with associate research and development facilities. Commercial uses (financial, hotel, retail, personal service, and restaurant, etc.) are intended as accessory or support uses for the employees and customers of the office, business, and medical uses with their associate and research and development operations. The ORP zoning district is consistent with the Office and Research Park land use designation of the general plan.

TABLE 16.11-1

ALLOWABLE USES AND PERMIT REQUIREMENTS FOR OFFICE DISTRICTS

TABLE 16.11-1

ALLOWABLE USES AND PERMIT REQUIREMENTS FOR OFFICE DISTRICTS

(10) Limited to a Massage Accessory Use with establishment of the following primary uses: Health and Fitness Centers, Hotels, Medical Services – Offices, Clinics and Laboratories, Medical Services – Hospital, Skilled Nursing – Short Term. Refer to Section 16.44.270.B.3 (Massage Accessory Use) and Chapter 5.18 (Massage Businesses and Massage Therapists) for additional details. (11) Limited to a Massage Accessory Use with establishment of the following primary uses: Assisted Living/Skilled Nursing. Refer to Section 16.44.270.B.3 (Massage Accessory Use) and Chapter 5.18 (Massage Businesses and Massage Therapists) for additional details.

(12) Refer to Section 5.18.150 (Exemptions) for the types of “Professions and Services” which shall not be classified as a Massage Establishment.

(Ord. 602-24 § 3 (part), 2024; Ord. 587, Exhibit A (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-20, Exhibit B (part), 2020; Ord. 556 § 6, 2020; Ord. 538, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492 Exhibit 6, 2014)

New land uses and structures, and alterations to existing uses or structures shall be designed, constructed, and/or established in compliance with the building setback and height, on-site landscaping requirements in Table 16.11-2, Office Districts General Development Standards, site and building Design Standards in Section 16.11.030, and applicable development standards (e.g. landscaping, parking, and loading, etc.) in Article III, Site Planning and General Development Standards.

Note: Click to view a printer-friendly PDF of Table 16.11-2

TABLE 16.11-2

OFFICE DISTRICTS GENERAL DEVELOPMENT STANDARDS[(1) (2)]

TABLE 16.11-2

OFFICE DISTRICTS GENERAL DEVELOPMENT STANDARDS[(1) (2)]

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 6, 2014)

The following standards and design features are provided to ensure a level of quality development. Standards are mandatory requirements for all developments in areas zoned O and ORP. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporate in the project’s design.

A. Site Planning.

1. Site Character.

a. Standard: Natural amenities (e.g., views, mature trees, creeks, riparian corridors, and topographic features)

unique to the site shall be preserved and incorporated into the project's design whenever possible.

b. Standard: Structures that are historic or are otherwise distinctive because of their rural appearance, age, cultural significance, or unique architectural style as determined by the council shall be preserved and incorporated into development proposals.

c. Standard: Structures shall not face their back side or loading areas onto existing or planned amenities (e.g. parks, open space, and water features).

• d. Standard: Frontage roads or drives shall be provided adjacent to open space areas unless the office or

research park project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.

e. Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

• 1. Use terraced parking lots.
• 2. Provide stepped building foundations and retaining walls.
• 3. Incorporate larger setbacks to preserve natural landforms.

2. Land Use Buffering.

• a. Standard: Noise, traffic, or odor-generating activities shall be located adjacent to similar activities on

• adjacent properties whenever possible. Buffering between different land uses shall be in compliance with Section

16.18.120 (Screening and Buffering).

b. Standard: Loading areas, access and circulation driveways, trash enclosures, and mechanical equipment shall be located as-far-as possible from any adjacent residences.

c. Standard: When adjoining residential and office uses can mutually benefit from connection rather than separation appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines shall be provided between the uses.

d. Standard: Window orientation in nonresidential buildings shall preclude a direct line of sight into adjacent residential units and private open spaces located within one-hundred feet of the shared property line.

e. Standard: When office buildings back-up to open space areas of residential projects, the rear setback area shall be landscaped with evergreen trees planted a minimum of thirty (30) feet on center to screen parking lots and large building walls. Tree planting may be spaced closer subject to tree species used.

3. Building Placement.

a. Standard: Developments containing multi-tenant buildings shall place a minimum 15% building frontage adjacent to the front setback line. The city planner may waive or reduce this standard for projects where implementation of this standard may not be feasible.

b. Standard: Corner buildings shall provide a strong tie to the setback lines of each street. The primary mass of the building shall be placed at an angle to the corner. This does not preclude angled or sculpted building corners, or an open plaza at the corner.

c. Standard: Multiple buildings in a single project shall provide a functional relationship with one-anther to achieve a "village" scale by use of at least two of the following features:

• 1. Cluster buildings around open plaza areas, not parking lots.
• 2. Provide courtyards with landscaping and other pedestrian amenities.
• 3. Provide convenient pedestrian circulation between buildings and between parking areas and buildings using enhanced paving materials.
• 4. Link buildings together visually using trellis structures, arcades, and enhanced paving.
• 5. Avoid dated L-shaped shopping centers with parking located adjacent to the street.

d. Standard: Whenever possible, buildings shall have their entrances oriented towards transit stops for convenient access.

4. Trash/Loading/Storage Areas.

a. Standard: All trash and garbage bins shall be stored in approved enclosures in compliance with Section

• 16.18.150 (Solid Waste and Recyclable Materials).

• b. The location of trash enclosures shall allow convenient access for each tenant.

• c. Trash enclosures shall be located as far away from adjacent residential uses as possible.

• d. Loading facilities shall not be located at the front of buildings where it is difficult to adequately screen them from view. These facilities are more appropriate at the rear of the site.

• e. Loading facilities shall be fully screened from view from all adjacent public streets and freeways.

• f. Screening of load areas shall be accomplished with architectural elements or landscaping, or a combination of both.

5. Utility and Mechanical Equipment.

a. Standard: All mechanical equipment (e.g., compressors, air conditioners, heating and ventilating equipment, chillers, stand pipes, solar collectors, etc.) shall be concealed from view in compliance with Section 16.18.120 (B) (Screening and Buffering). Screening devices shall be compatible with the architectural and color of the adjacent buildings.

b. Standard: Mechanical equipment shall not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design.

c. Standard: Utility equipment (e.g., electric and gas meters, electrical panels, and junction boxes) shall be located in utility rooms within the structure or utility cabinets with exterior access.

• B. Parking and Circulation.

1. General.

a. Standard: Parking lot spaces shall be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and parking aisles for direct access to parking spaces.

b. Parking lots shall be separated from buildings by a raised walkway, landscape strip, or combination of such a minimum six (6) feet in width, with a minimum three (3) foot wide walkway. Mow strips are not required in this situation. Parking aisles and/or parking spaces shall not directly abut a building.

c. No more than five (5) percent of the required parking shall be located in the rear services area of a project site.

2. Project Entry.

a. Standard: Parking lots with over one hundred (100) parking stalls shall provide a main entry drive from the public street for a minimum distance of forty (40) feet and shall include a minimum four (4) foot-wide sidewalk from the street to the first cross aisle on at least one side, and at least one of the following features:

• 1. A minimum seven foot wide landscaped enter median from the public street to the first cross aisle.
• 2. Two seven (7) foot-wide landscaped parkways flanking the main entry drive. The parkway that abuts the sidewalk may be reduced in width to four (4) feet.

b. Standard: The first aisle juncture that intersects the main entry drive shall be placed at least forty (40) feet back from the public street right-of-way to provide adequate queuing distance off the street.

c. Standard: Entry drives shall be located a minimum of two hundred (200) feet apart and at least one hundred (100) feet from any street intersection property line to driveway centerline. Also, access drives shall be located a minimum of twenty (20) feet from side property lines unless a shared drive is provided.

3. Site Access.

a. Standard: Developments with more than one hundred (100) parking stalls that are located on an arterial or larger road shall coordinate access points with median openings and existing driveways on the opposite side of the roadway. Final locations shall be subject to review and approval by the city.

b. Standard: Developments with more than two-hundred (200) parking stalls that are located on an arterial or a larger street shall provide deceleration lanes adjacent to their major entry per city standards.

c. Standard: Whenever possible, located access drives on side streets to maintain efficient traffic flow on major roadways.

d. Standard: All driveway radii shall be per city standards.

4. Pedestrian Access.

a. Standard: Drop-off points (i.e., wider aisles) shall be located near major building entries and plaza areas for projects over fifty-thousand (50,000) square feet of building area.

b. Standard: Parking areas shall be designed so that pedestrians walk parallel to moving cars in parking aisles. Minimize the need for pedestrians to cross parking aisles and landscape islands to reach building entries.

c. Standard: Clearly defined pedestrian access shall be provided from transit/bus stops to primary building entrances. In projects with more than one-hundred (100) parking stalls, pedestrian walkways shall be provided through the parking areas from transit/bus-stops.

d. Standard: All projects shall provide a connection of the on-site pedestrian circulation system to the off-site public sidewalk.

e. Standard: Meandering sidewalks shall be provided in all commercial zoning districts when required by the director.

f. Standard: Parking lots with over one-hundred (100) stalls shall provide a separate pedestrian walkway from the public sidewalk to the on-site walkways. At a minimum, this main entry sidewalk shall provide the following:

• 1. Be located on one side of the main entry drive aisle.
• 2. Be a minimum of four feet (4) wide.
• 3. Be raised and protected from the drive aisle by a six (6) inch high curb.
• 4. Be constructed of concrete or an interlocking paving system. Asphalt sidewalks are not allowed.

• g. Standard: Emphasis at pedestrian crossings of driveways and major circulation aisles shall be accentuated at

• building entries by extending the sidewalk to the back edge of the parking spaces.

5. Bus Turnouts.

a. Standard: Bus turnouts may be required wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts shall be considered by the city engineer when at least two of the following conditions apply:

• 1. Bus parking in the curb land is prohibited;
• 2. Traffic in the curb lane exceeds two-hundred and fifty (250) vehicles during peak hour;
• 3. Passenger volumes exceed twenty persons boarding an hour;
• 4. Traffic speed is greater than forty-five (45) miles per hour; and
• 5. Accident patterns are recurrent.

• b. Standard: Bus turnouts shall be designed in compliance with city standards.

C. Architectural Design.

1. Architectural Style.

a. Standard: No specific architectural style or design theme shall be required. A variety of architectural characteristics shall be considered to add to the city's overall image. However, while variety in design is generally encouraged, compatibility of new projects with their surroundings shall be a priority.

2. Design Consistency.

a. Standard: Designs shall demonstrate a consistent use of colors, materials, and detailing through-out all elevations of a building and throughout all buildings of a multi-building project. A multi-building project may have multiple ownerships, but shall be integrated with a common circulation system.

b. Standard: Elevations that do not directly face a street shall not be ignored or receive only minimal architectural treatment.

c. Standard: Each facade shall be designed for public view and shall be appropriately landscaped in compliance with the landscaping standards in Chapter 16.28 (Landscape Standards).

3. Form and Mass.

a. Standard: Designs shall be provide a sense of human scale and proportion. Structures shall be designed to avoid a "box-like," impersonal appearance by use of at least two of the following design features:

1. Provide horizontal and vertical wall articulation through the use of arcades, towers, wall recesses and

projections, and setting back upper floors. Facades should incorporate wall plane projects and recesses having a depth of at least three percent of the length of the facade and extending at least twenty (20) percent of the length of the facade.

2. Provide architectural detail through the use of columns, three-dimensional decorative cornice bands, recessed entries and windows, and awnings and canopies.

• 3. Provide full roofs with substantial overhangs.
• 4. Incorporate decorative parapets where roof overhangs are not provided.
• 5. Use different, but compatible, building materials with varying textures and colors.

• b. Standard: Entries shall be protected from the elements and shall create a focus and sense of entry for the

• building by use of at least two of the following design features:

• 1. Provide wall recesses.
• 2. Use roof overhangs.
• 3. Incorporate canopies and awnings.
• 4. Include arcades.
• 5. Install pedestrian oriented signs.

4. Roofs.

a. Standard: Variations in roof lines shall be used to add interest to, and reduce the massive scale of large commercial buildings. Roofs shall incorporate at least two of the following features:

1. Parapets concealing flat roofs and rooftop equipment. The average height of a parapet shall not exceed fifteen (15) percent of the height of the supporting wall and parapets shall not at any point exceed one-third the height of the supporting wall. Parapets shall incorporate a three-dimensional cornice.

• 2. Overhanging eaves, extending at least three feet past the supporting walls.
• 3. Sloping roofs that do not exceed the average height of the supporting walls with an average slope greater than or equal to one-foot for vertical rise for every three feet of horizontal run and less than or equal to one-foot of vertical rise for every one-foot of horizontal run.
• 4. Three or more roof slope planes.

• b. Standard: Parapet walls shall be treated as an integral part of the structure design.

• c. Standard: Parapet walls should receive architectural detailing consistent with the rest of the facade design

• and should not appear as unrelated elements intended only to screen the roof behind.

d. Standard: Where a mansard roof is incorporated into the parapet design, views from above the structure should also be considered relative to any visible structural support elements.

5. Building Materials.

• a. Standard: False or decorated facade treatments, wherein one or more unrelated materials appear to be "stuck

• on" a building, shall be avoided.

• b. Standard: Fake products that attempt to imitate real materials (e.g., wood, stone, brick, etc.) are not allowed.

• c. Standard: The composition of materials shall avoid giving the impression of thinness and artificiality.

• d. Standard: Veneers shall turn corners, avoiding exposed edges.

• e. Standard: Stock, "off-the-shelf" metal buildings are prohibited as primary structures.

6. Colors.

• a. Standard: Facade colors shall be low reflective, subtle, neutral or earth tone colors. The use of high-

• intensity colors, metallic colors, black, or fluorescent colors is prohibited.

b. Standard: Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas except for movie theatres.

c. Standard: The transition between base and accent colors shall relate to changes in building materials or the

change of building surface planes. Colors should not meet or change without some physical change or definition to the surface plane.

7. Additions to Existing Structures.

a. Standard: The design of an addition to an existing structure shall follow the general scale, proportion,

massing, and detailing of the original structure. The addition shall be harmonious with the original structure, not a

stark contrast.

b. Standard: Additions shall be an interpretation of the existing building wherein the main characteristics of the existing structure are incorporated into the design of the addition by use of at least two of the following design features:

• 1. Repeat window and door spacing;
• 2. Use harmonizing colors and materials; and/or

3. Include similar, yet distinct, architectural details (e.g., window/door trim, lighting fixtures, tile/brick decoration, etc.).

• (Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 6, 2014)

This chapter provides regulations applicable to development and new land uses in the business park and industrial districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual business park and industrial zoning districts and the manner in which they are applied are as follows:

A. BP (Business Park) District. The BP zoning district is applied to appropriate areas for assembly, fabrication, light manufacturing, materials processing, offices and research and product development, provided the uses are conducted within an enclosed, controlled setting. Limited retail activities, to serve the primary business park tenants, is also allowed. The BP zoning district is consistent with the business park land use designation of the general plan; and

B. GIA (General Industrial–A) District. The GI-A zoning district is applied to appropriate areas for outdoor storage of materials and vehicles, small scale manufacturing, and handicraft industries. The GI-A zoning district is consistent with the industrial land use designation of the general plan; and

C. GI (General Industrial) District. The GI zoning district is applied to appropriate areas for the processing of raw materials and manufactured parts or products, including bulk storage, distribution and warehousing facilities, which may require appropriate buffering from adjacent commercial and residential designations, and additional review for outdoor assembly and storage. The GI zoning district is consistent with the general industrial land use designation of the general plan

TABLE 16.12-1

USE TABLE FOR BUSINESS PARK AND INDUSTRIAL DISTRICTS

Key to Permit Requirements

TABLE 16.12-1

(13) Refer to Section 16.44.250 for the required 500 foot separation from sensitive uses and from another Medicinal Cannabis Delivery Service location (Physical Delivery Logistics Location).

(Ord. 602-24 § 3 (part), 2024; Ord. 587, Exhibit A (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-20, Exhibit B (part), 2020; Ord. 556 § 7, 2020; Ord. 548 § 2, 2019; Ord. 538, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492-14 Exhibit 7, 2014; Ord. 482-13 § 2, 2013; Ord. 480- 13 § 6, 2013; Ord. 427-09 § 3, 2009; Ord. 388 § 2, 2007; Ord. 385 § 2 (part), 2007; Ord. 369 § 3, 2006; Ord. 367 §§ 4 (part), 6, 2006; Ord. 366, §§ 2, 3, 2006; Ord. 333, § 4, 2005; Ord. 337 §§ 5, 6, 2005; Ord. 310 § 8, 2004; Ord. 253 § 2 (part), 2002; Ord. 215§ 2 (part), 2000; Ord. 182 § 2 (part) 1997)

New land uses and structures, and alterations to existing uses or structures shall be designed, constructed and/or established in compliance with the requirements in Table 16.12-2, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development standards). (Ord. 182 § 2 (part), 1997)

Note: Click to view a printer-friendly PDF of Table 16.12-2

TABLE 16.12-2

BUSINESS PARK AND INDUSTRIAL ZONES GENERAL DEVELOPMENT STANDARDS

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 7, 2014; Ord. 366, § 4, 2006; Ord. 202 § 5 (part), 1999; Ord. 253 § 2 (part), 2002: Ord. 182 § 2 (part), 1997)

The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all industrial developments. Standards are mandatory requirements for all industrial developments. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design.

A. Site Planning. The following standards and parameters are intended to help ensure internal consistency with sound industrial site development practices.

1. Site Design.

a. Standard: The following design elements shall be incorporated into the design of industrial projects whenever possible (See figure below):

• 1. Controlled site access (1);
• 2. Service areas located at the sides and rear of buildings (2);
• 3. Convenient public access and visitor parking (3);
• 4. Screening of storage, work areas, and mechanical equipment (4);
• 5. Storage and service area screen walls (5); and
• 6. Emphasis on the main building entry and landscaping (6).

• b. Standard: Buildings shall be arranged to avoid long, monotonous building facades and to create diversity by

• use of at least one of the following design features:

1. Set portions of the building at the front setback line with other portions set further back (minimum ten foot offset);

• 2. Cluster buildings around courtyards, plazas, and landscaped open spaces;

3. Set buildings on "turf islands" where the office portion of the building does not directly abut parking areas. Provide a generous ten- to twenty- (20-) foot landscaped strip between the parking area and the main entrance; or

• 4. Avoid placing parking between the street and the building for more than fifty (50) percent of the parcel frontage.

c. Standard: Larger than minimum required building setbacks shall be provided for buildings thirty (30) feet high or higher. Buildings shall be set back an additional five feet (all sides) for each additional ten feet of building height over thirty (30) feet.

d. Standard: Where an industrial use is adjacent to a nonindustrial use, appropriate buffering techniques shall be provided in compliance with Section 16.18.120 (Screening and Buffering).

2. Parking, Loading, and Circulation.

a. Standard: Parking lots and cars shall not be the dominant visual elements of the site. Projects should incorporate at least one of the following design features:

• 1. Provide multiple smaller parking lots as opposed to large lots;
• 2. Provide dense landscaping and walls to screen parking lots; or
• 3. Locate parking on the side or at the rear of the site.

b. Standard: Site access and internal circulation shall be designed in a straight forward manner with emphasis on safety and efficiency. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, provide adequate maneuvering and stacking areas, and consideration for emergency vehicle access.

c. Standard: Meandering sidewalks shall be provided in all industrial zoning districts when required by the director.

d. Standard: Parking lots adjacent to public streets shall be screened from view in compliance with 16.34 (OffStreet Parking and Loading).

e. Standard: Loading facilities shall not be located at the front of buildings where it is difficult to screen them from view. Loading facilities are more appropriate at the rear of the site or on the side with adequate screening.

f. Standard: When it is not possible to locate loading facilities at the rear or side of the building, they may be allowed on the front if properly screened from view with dense landscaping and walls. Loading facilities shall not directly align with driveways where screening cannot be provided effectively.

g. Standard: Backing from the public street onto the site for loading shall not be allowed except at the ends of industrial cul-de-sacs where each circumstance will be reviewed on a case-by-case basis.

3. Screening.

a. Standard: Outside storage and loading shall be confined to portions of the site least visible to public view and appropriately screened in compliance with 16.18.120 (Screening and Buffering).

• b. Standard: Screening methods shall consist of at least one of the following design features:

• 1. Solid masonry walls with landscape relief;
• 2. Open metal grillwork with masonry pillars and dense landscaping; or
• 3. Earth berms with dense landscaping.

c. Standard: The method of screening shall be architecturally integrated with the adjacent building in terms of materials, colors, texture, and size.

4. Screen Walls/Fencing.

a. Standard: If walls are not required for a specific screening or security purpose they shall not be provided. Walls provide hiding places for intruders and surfaces for graffiti. The intent is to keep walls as low as possible while performing their screening and security functions.

b. Standard: When security fencing is required, it shall not include barbed wire or razor wire. Chain link fencing is not allowed along street frontages. Security fencing shall be:

• 1. Masonry pillars with open metal grillwork;
• 2. Short (two-three feet) masonry walls with grillwork on top; and
• 3. Open grillwork or chainlink fence along side and rear property boundaries or used internally on the site if not visible from the public street.

c. Standard: Long expanses offences and walls shall be offset and architecturally designed to create interest

and avoid monotony. Landscape pockets, a minimum of twelve (12) feet wide and four feet deep, shall be provided at forty (40)-foot minimum intervals along the wall. These dimensions may vary somewhat, as long as the overall effect is the same, subject to approval by the director.

5. Landscaping Standards.

a. Standard: Landscaping shall be used to define entrances to buildings and parking lots, edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for outdoor storage, loading and equipment areas.

b. Standard: Landscaping shall be in scale with on-site buildings and be of an appropriate size at maturity to accomplish its intended purpose.

• c. Standard: The use of vines on walls is required in industrial areas because walls often tend to be large and

• blank. Vines will provide texture, add color, break up flat walls, and reduce opportunities for graffiti.

d. Standard: Landscaping around the base of the building is required, except for work and loading areas that are not visible from a public street or parking lot. Landscaping shall be accented at the main entrance to provide a prominent focal point.

B. Architectural Design Standards.

1. General.

a. Standard: Industrial buildings tend to be large and box-like. At least four of the following design parameters shall be incorporated to decrease the negative visual impact of large industrial uses.

• 1. Use variety in building forms and heights to create visual character and interest.
• 2. Provide building indentations and architectural details:
• 3. Accentuate the building's main entrance.
• 4. Change building elevations and use berming at the edge of the building in conjunction with landscaping to help reduce the visual height and mass of buildings along street frontage;
• 5. Use alteration of colors and materials to produce diversity and visual interest;
• 6. Avoid large blank, flat wall surfaces;
• 7. Do not construct walls of exposed, untreated concrete block (except split face);
• 8. Do not provide exposed roof drains; or
• 9. Avoid minimal landscaping that is too small and out of scale with large industrial buildings.

• c. Standard: Avoid long (over one hundred (100) feet)) unbroken building facades. Facades with varied front

• setbacks are required.

d. Standard: Entries to industrial buildings shall portray a quality office appearance while being architecturally related to the overall building composition.

2. Roofs.

a. Standard: Roof-top equipment shall be screened from view by architectural features integrated with the design of the structure.

• b. Standard: A variety of roof pitches is encouraged, especially at the main entrance.

3. Materials.

a. Standard: A variety of siding material, (e.g., metal, masonry, concrete texturing, cement, or plaster) shall be used to produce effects of texture and relief that provide architectural interest.

b. Standard: Avoid materials with high maintenance (e.g., stained wood, clapboard, or shingles).

c. Standard: Use wall materials (e.g., concrete, stone, cement block, or slumpstone) that will withstand accidental damage from machinery.

4. Metal Buildings.

a. Standard: Stock, "off-the-shelf" metal buildings are prohibited as primary structures. Metal buildings shall be designed to have an exterior appearance of conventionally built structures by use of at least one of the following design features:

1. Exterior surfaces should include materials in addition to metal (e.g., stucco, plaster, glass, stone, brick, or decorative masonry).

2. Employ a variety of building forms, shapes, colors, and other architectural treatments to add visual interest and variety.

b. Standard: All exterior surfaces that have the potential of being contacted by vehicles or machinery shall be protected by landscaped areas, raised concrete curbs, and traffic barriers.

5. Color.

a. Standard: Use color to help reduce the apparent size of industrial structures. Incorporate at least two of the following design features:

• 1. Light, neutral colors should be used to help reduce a structure's perceived size.
• 2. Use contrasting trim and horizontal color bands to help break up the vertical monotony of tall flat walls.
• 3. Provide a blending of compatible colors in a single facade or composition to add interest and variety while reducing building scale.

b. Standard: Overly bright colors (e.g., day-glo) and intricate patterns of color (e.g., checkerboard) shall be avoided.

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 7, 2014; Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)

This chapter provides regulations applicable to development and land uses in the Innovation Zoning District (INN) as established by 16.06.010 (Zoning Districts Established). The Innovation Zoning District is applied to areas primarily for business and medical offices, corporate headquarters, medical services, business campuses with associated research and development facilities, education, technological advancement, makers labs such as people using digital tools to design new products, and craftsman products such as furniture and window design/construction. A limited amount of commercial uses are allowed within the Innovation Zoning District. Examples of allowable commercial uses include: businesses that sell products made in facilities on-site, restaurants that support the employment and primary uses, and hotels. Commercial businesses are intended as support services for the employees and customers of the office, business, and medical uses with their associated research and development operations. The Innovation Zoning District provides for a limited amount of housing as a supporting use to a facility such as a hospital, college or university, research and development campus that would directly benefit from having employees and students living on-site.

TABLE 16.13-1

ALLOWABLE USES AND PERMIT REQUIREMENTS FOR THE INNOVATION ZONING DISTRICT

TABLE 16.13-1

ALLOWABLE USES AND PERMIT REQUIREMENTS FOR THE INNOVATION ZONING DISTRICT

(10) A Massage Accessory Use is limited with establishment of the following uses: Health and Fitness Centers, Recreational Facilities, Private, Medical Services – Offices, Clinics and Laboratories, Medical Services – Hospital, Skilled Nursing – Short Term, Assisted Living/Skilled Nursing, Hotels, Beauty and Barber Shops, and Tanning Salons. Refer to Section 16.44.270.B.3 (Massage Accessory Use) and Chapter 5.18 (Massage Businesses and Massage Therapists) for additional details.

(11) Refer to Section 5.18.150 (Exemptions) for the types of “Professions and Services” which shall not be classified as a Massage Establishment.

(Ord. 602-24 § 3 (part), 2024; Ord. 565-21, Exhibit B (part), 2021; Ord. 559-20 § 5 (part), 2020)

New land uses, structures, and alterations to existing uses or structures shall be designed, constructed, and/or established in compliance with the building setback, height, onsite landscaping requirements in Table 16.13-2, Innovation District General Development Standards, site and building design standards in Section 16.13.030, and applicable development standards (e.g. landscaping, parking, and loading, etc.) in Article III, Site Planning and General Development Standards.

e designed, constructed, and/or established in compliance with the building setback, height, onsite landscaping requirements in Table 16.13-2, Innovation District General Development Standards, site and building design standards in Section 16.13.030, and applicable development standards (e.g. landscaping, parking, and loading, etc.) in Article III, Site Planning and General Development Standards.

(Ord. 559-20 § 5 (part), 2020)

The following standards are provided to ensure high quality development. In order to meet a certain standard, one or a combination of features shall be incorporated in the project’s design. Exhibits A and B, depicted in Section 16.13.040, help to depict conceptual designs of what is possible within the Innovation District. Exhibit A depicts a single building project. Exhibit B depicts a multiple building project.

A. Site Planning.

1. Site Character.

a. Standard: Natural amenities (e.g., views, mature trees, creeks, riparian corridors, and topographic features) unique to the site should be preserved and incorporated into the project's design whenever possible.

b. Standard: Structures that are historic or are otherwise distinctive because of their rural appearance, age, cultural significance, or unique architectural style as determined by the Director shall be preserved and incorporated into project proposals.

c. Standard: Structures shall not face their back side or loading areas onto existing or planned amenities (e.g. parks, open space, and water features) and/or streets.

d. Standard: Frontage roads or drives shall be provided adjacent to open space areas unless a project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.

e. Standard: Buildings over 10,000 square feet in size shall include an outdoor employee seating area for use during breaks and/or for lunch.

2. Land Use Buffering.

a. Standard: Noise, traffic, or odor-generating activities should be located adjacent to similar activities on adjacent properties whenever possible. Buffering between different land uses shall be in compliance with Section 16.18.120 (Screening and Buffering).

b. Standard: Loading areas, access and circulation driveways, trash enclosures, and mechanical equipment should be located within the project as-far-as practical from any adjacent residences.

c. Standard: When adjoining uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines) should be provided between the uses.

d. Standard: Window orientation in nonresidential buildings should preclude a direct line of sight into adjacent residential units and private open spaces located within one hundred (100) feet of the shared property line. Required, maintained landscaping for screening, such as evergreen trees, may provide a barrier to block the direct line of sight. e. Standard: When nonresidential buildings back-up to open space areas of residential projects, parks, or open space districts, the rear setback area shall be landscaped (consistent with Section 16.28) with direct line of sight obscuring vegetation to screen parking lots.

3. Building Placement.

a. Standard: Projects containing multiple buildings shall place a minimum fifteen percent (15%) building frontage adjacent to the front setback line. The Director may waive or reduce this standard for projects where implementation of this standard is not feasible.

b. Standard: Multiple buildings in a single project shall have a functional relationship with one-another to

achieve a "village" scale by use of at least two of the following features:

• 1. Cluster buildings around open plaza areas, not parking lots.
• 2. Provide courtyards with landscaping and other pedestrian amenities.
• 3. Provide convenient pedestrian circulation between buildings and between parking areas and buildings using enhanced paving materials.
• 4. Link buildings together visually using trellis structures, arcades, and enhanced paving.

• c. Standard: Buildings should have their entrances oriented towards transit stops for convenient access.

4. Trash/Loading/Storage Areas.

a. Standard: All trash and recyclable enclosures shall match the primary structure’s architecture and building materials.

b. Standard: All trash and recyclable bins shall be stored in approved enclosures in compliance with Section 16.18.150 (Solid Waste and Recyclable Materials).

• c. Standard: The location of enclosures should allow convenient access for each tenant.

• d. Standard: Enclosures should be located as far away from adjacent residential uses as practical.

• e. Standard: Loading facilities shall not be located at the front of buildings. These facilities shall be located at

• the rear of the site or in an area that is adequately screened from view.

• f. Standard: Loading facilities shall be fully screened from view from all adjacent public streets and freeways.

g. Standard: Screening of loading areas shall be accomplished with architectural elements or landscaping, or a combination of both.

5. Utility and Mechanical Equipment.

a. Standard: All mechanical equipment (e.g., compressors, air conditioners, heating and ventilating equipment, chillers, stand pipes, etc.) shall be concealed from view in compliance with Section 16.18.120 (B) (Screening and

Buffering). Screening devices shall be compatible with the architecture and color of the adjacent buildings.

b. Standard: Mechanical equipment shall not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design. c. Standard: Utility equipment (e.g., electric and gas meters, electrical panels, and junction boxes) shall be located in utility rooms within the structure or utility cabinets with exterior access.

B. Parking and Circulation.

1. General.

a. Standard: Parking spaces on public streets within one hundred (100) feet of the property allow for a 1:1 ratio parking reduction to required on-site parking.

b. Standard: Design should be creative and utilize features such as wrapping buildings around parking lots, subterranean parking/podium parking, shared vehicle parking, EV charging, bicycle infrastructure, and seating.

c. Standard: Projects over 10,000 square feet in floor area shall incorporate at least two of the following features:

• 1. Shared vehicle parking.
• 2. EV charging.
• 3. Bicycle infrastructure.
• 4. Dedicated raised pedestrian access from parking areas to the project entrance.

d. Standard: Parking lots shall be separated from buildings by a raised walkway, landscape strip, or combination of such a minimum five (5) feet in width, with a minimum three (3) foot wide walkway. Mow strips are not required in this situation. Parking aisles and/or parking spaces shall not directly abut a building.

e. Standard: A multiple building project may have multiple ownerships, but shall be integrated with a common circulation system.

2. Project Entry.

a. Standard: Parking lots with over one hundred (100) parking stalls shall provide a main entry drive from a public street for a minimum distance of forty (40) feet and shall include a minimum four (4) foot-wide sidewalk from the street to the first cross aisle on at least one side, and at least one of the following features:

• 1. A minimum seven (7) foot wide landscaped enter median from the public street to the first cross aisle.
• 2. Two seven (7) foot-wide landscaped parkways flanking the main entry drive. The parkway that abuts the sidewalk may be reduced in width to four (4) feet.

b. Standard: The first aisle juncture that intersects the main entry drive shall be placed at least forty (40) feet back from the public street right-of-way to provide adequate queuing distance off the street. Final locations shall be subject to review and approval by the city engineer.

c. Standard: Entry drives shall be located a minimum of two hundred (200) feet apart and at least one hundred (100) feet from any street intersection property line to driveway centerline. Also, access drives shall be located a minimum of twenty (20) feet from side property lines unless a shared drive is provided.

3. Site Access.

a. Standard: Projects with more than one hundred (100) parking stalls that are located on an arterial or larger road shall coordinate access points with median openings and existing driveways on the opposite side of the roadway. Final locations shall be subject to review and approval by the city engineer.

b. Standard: Projects with more than two hundred (200) parking stalls that are located on an arterial or a larger street shall provide deceleration lanes adjacent to their major entry per city standards.

c. Standard: Whenever possible, access drives should be located on side streets to maintain efficient traffic flow on major roadways.

• d. Standard: All driveway radii shall be per city standards.

4. Pedestrian Access.

a. Standard: Drop-off points (i.e., wider aisles, frontal loading/unloading) shall be located near major building entries and plaza areas for projects over fifty thousand (50,000) square feet of floor area.

b. Standard: Parking areas shall be designed so that pedestrians walk parallel to moving cars in parking aisles. Minimize the need for pedestrians to cross parking aisles and landscape islands to reach building entries by providing walkways.

c. Standard: Clearly defined pedestrian access shall be provided from transit/bus stops to primary building entrances. In projects with more than one hundred (100) parking stalls, pedestrian walkways shall be provided through the parking areas from transit/bus-stops.

d. Standard: All projects shall provide a connection of the on-site pedestrian circulation system to the off-site public sidewalk.

e. Standard: Meandering sidewalks shall be provided in the Innovation zoning district when required by the Director.

• f. Standard: Parking lots with over one hundred (100) stalls shall provide a separate pedestrian walkway from

• the public sidewalk to the on-site walkways. At a minimum, this main entry sidewalk shall provide the following:

• 1. Be located on one side of the main entry drive aisle.
• 2. Be a minimum of four feet (4) wide.
• 3. Be raised and protected from the drive aisle by a six (6) inch high curb.
• 4. Be constructed of concrete or an interlocking paving system. Asphalt sidewalks are not allowed.

g. Standard: Emphasis at pedestrian crossings of driveways and major circulation aisles shall be accentuated at building entries by extending the sidewalk to the back edge of the parking spaces.

5. Bus Turnouts.

a. Standard: Bus turnouts may be required wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts shall be considered by the city engineer when at least two of the following conditions apply:

• 1. Bus parking in the curb lane is prohibited;
• 2. Traffic in the curb lane exceeds two-hundred and fifty (250) vehicles during peak hour;
• 3. Passenger volumes exceed twenty (20) persons boarding an hour;
• 4. Traffic speed is greater than forty-five (45) miles per hour; and
• 5. Accident patterns are recurrent.

• b. Standard: Bus turnouts shall be designed in compliance with city standards.

• C. Architectural Design.

1. Architectural Style.

a. Standard: No specific architectural style or design theme is required. A variety of architectural characteristics may be considered to add to the city's overall image. However, while variety in design is generally encouraged, compatibility of new projects with their architectural style and surroundings should be a priority.

2. Design Consistency.

a. Standard: Designs shall demonstrate a consistent use of colors, materials, and detailing throughout all elevations of a building and throughout all buildings of a multiple building project.

b. Standard: Elevations that do not directly face a street shall not be ignored or receive only minimal architectural treatment. Building articulation is required on all sides of the building.

c. Standard: Each facade shall be designed for public view and shall be appropriately landscaped in compliance with the landscaping standards in Chapter 16.28 (Landscape Standards).

3. Form and Mass.

a. Standard: Designs shall provide a sense of human scale and proportion. Structures shall be designed to avoid a "box-like" appearance and adhere to the required building step backs discussed in Table 16.13-2 Innovation District General Development Standards. In addition, structures should incorporate the following design features:

1. Provide horizontal and vertical wall articulation through the use of arcades, towers, and wall recesses and projections.

• 2. Provide architectural detail through the use of columns, three- dimensional decorative cornice bands,

recessed entries and windows, and awnings and canopies.

• 3. Use different, but compatible, building materials with varying textures and colors.

• b. Standard: Entries shall have areas that are protected from the elements and shall create a focus and sense of

• entry for the building by use of at least two of the following design features:

• 1. An entry courtyard with landscaping and a feature, such as a fountain or sculpture.
• 2. Provide wall recesses.
• 3. Use roof overhangs.
• 4. Incorporate canopies and awnings.
• 5. Include arcades with a small courtyard or feature.
• 6. Install pedestrian oriented signs.

4. Roofs.

a. Standard: Variations in roof lines shall be used to add interest to, and reduce the massive scale of large commercial buildings. Roofs shall incorporate at least two of the following features:

1. Parapets concealing flat roofs and rooftop equipment. The average height of a parapet shall not exceed fifteen (15) percent of the height of the supporting wall and parapets shall not at any point exceed one-third the height of the supporting wall. Parapets shall incorporate a three-dimensional cornice.

• 2. Overhanging eaves, extending at least three (3) feet past the supporting walls.

3. Sloping roofs that do not exceed the average height of the supporting walls with an average slope greater than or equal to one-foot for vertical rise for every three feet of horizontal run and less than or equal to one-foot of vertical rise for every one foot of horizontal run.

• 4. Three or more roof slope planes.

• b. Standard: Parapet walls shall be treated as an integral part of the structure design.

• c. Standard: Parapet walls should receive architectural detailing consistent with the rest of the facade design

• and should not appear as unrelated elements intended only to screen the roof behind.

d. Standard: Where a mansard roof is incorporated into the parapet design, views from above the structure should also be considered relative to any visible structural support elements.

5. Building Materials.

a. Standard: False or decorated facade treatments, wherein one or more unrelated materials appear to be "stuck on" a building, should be avoided.

• b. Standard: Artificial materials that attempt to imitate real materials (e.g., wood, stone, brick, etc.) are not

• allowed.

• c. Standard: The composition of materials should avoid giving the impression of thinness and artificiality.

• d. Standard: Veneers should turn corners, avoiding exposed edges.

• e. Standard: Stock, pre-fabricated, "off-the-shelf" metal buildings are prohibited as primary structures.

6. Colors.

• a. Standard: Facade colors shall be low reflective, subtle, neutral or earth tone colors. The use of high-

• intensity colors, metallic colors, black, or fluorescent colors is prohibited.

b. Standard: Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent area.

c. Standard: The transition between base and accent colors shall relate to changes in building materials or the change of building surface planes. Colors should not meet or change without some physical change or definition to the surface plane.

7. Additions to Existing Structures.

a. Standard: The design of an addition to an existing structure shall follow the general scale, proportion, massing, and detailing of the original structure. The addition shall be integrated and harmonious with the original structure, not a stark contrast.

b. Standard: Additions shall be an interpretation of the existing building wherein the main characteristics of the existing structure are incorporated into the design of the addition by use of at least two of the following design features:

• 1. Repeat window and door spacing;
• 2. Use harmonizing colors and materials; and/or
• 3. Include similar, yet distinct, architectural details (e.g., window/door trim, lighting fixtures, tile/brick decoration, etc.).

D. Employee Workforce and Student Units.

1. General.

a. Standard: The use of the units by employees or students shall be associated or affiliated with the primary use of the site.

• b. Standard: Each unit shall provide three hundred (300) to six hundred (600) square feet of habitable space

• with a maximum of two (2) occupants per unit.

c. Standard: At a minimum, each unit must contain full sanitary facilities including a sink, toilet, shower and/or bath facilities.

d. Standard: Shared amenities shall be at least twenty (20) percent of the gross floor area and include food preparation/dining facilities, entertainment and work spaces.

e. Standard: Units are intended for rent only.

(Ord. 559-20 § 5 (part), 2020)

Exhibits A and B, depicted in Section 16.13.040, help to depict conceptual designs of what is possible within the Innovation District. Exhibit A depicts a single building project. Exhibit B depicts a multiple building project.

(Ord. 559-20 § 5 (part), 2020)

This chapter provides regulations applicable to development and new land uses in the special purpose zoning districts established by Section 16.06.010 (Zoning Districts Established). The purposes of the individual special purpose zoning districts and the manner in which they are applied are as follows:

A. C/I (Civic/Institutional) District. The C/I zoning district is applied to parcels appropriate for a variety of public uses, including civic centers, educational facilities, general aviation airports, government offices, hospitals, libraries and public agency facilities which may require appropriate buffering from adjacent residential designations. The C/I zoning district is consistent with the civic/institutional land use designation of the general plan;

B. P&R (Parks and Recreation) District. The P&R zoning district is applied to appropriate areas for active and passive open space and recreational areas generally open to the public. Development in this designation is subject to special review by the city. Additional details and policies for recreation/parks is included in the conservation and open space element. The P&R zoning district is consistent with the recreation/parks and private recreation land use designations of the general plan;

C. OS (Open Space) District. The OS zoning district is applied to appropriate areas to ensure the conservation and protection of natural resources, including earthquake fault zones, fire protection areas, flood plains, open space areas, steep slopes of fifty (50) percent or more and other significant habitat areas identified in the conservation and open space element of the general plan. The OS zoning district is consistent with the open space land use designation of the general plan.

TABLE 16.14-1

USE TABLE FOR SPECIAL PURPOSE DISTRICTS

TABLE 16.14-1

USE TABLE FOR SPECIAL PURPOSE DISTRICTS

TABLE 16.14-2

SPECIAL PURPOSE DISTRICTS

GENERAL DEVELOPMENT STANDARDS

(Ord. 602-24 § 3 (part), 2024; Ord. 587, Exhibit A (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-20, Exhibit B (part), 2020; Ord. 556 § 8, 2020; Ord. 538, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492 Exhibit 8, 2014; Ord. 480-13 § 7, 2013; Ord. 367 § 4 (part), 2006; Ord. 182 § 2 (part), 1997)