Chapter 21.34 — COMMERCIAL, INDUSTRIAL, AND AIRPORT ZONING DISTRICTS (OP, CP, C-1, C-2,…

A.

Commercial, Industrial, and Airport Zoning Districts Purpose. The purposes of the commercial, industrial, and airport zoning districts are to:

Provide opportunities for a variety of commercial and industrial business types that contribute to the diversity and stability of the city's economy.

Encourage a diverse mix of goods, services, office, and research and development uses, including small and independent businesses, to enrich the lives of residents, employees, and visitors and increase employment opportunities.

Promote commercial and industrial development that will enhance the identity and vitality of specific areas and corridors.

On a case-by-case basis, allow for residential uses via the mixed-use overlay district to create walkable, complete neighborhoods.

B.

Office Professional Zoning District (OP) Purpose. The office professional zoning district is intended to provide opportunities for the establishment of professional and commercial offices, along with limited retail and services land uses, while preserving residential character and residential uses within existing neighborhoods. Innovative uses of existing structures shall be encouraged. All new activities and new construction/remodeling shall not detract from the existing character of the neighborhood, particularly with regards to design compatibility with buildings listed in the city's inventory of historic structures.

C.

Neighborhood Commercial Zoning District (CP) Purpose. The neighborhood commercial zoning district provides locations for convenience shopping and personal service businesses that cater to the surrounding neighborhood.

D.

General Retail Commercial Zoning District (C-1) Purpose. The general retail commercial zoning district is established to provide areas for a diversity of retail, service, and entertainment-related commercial businesses, either as stand- alone enterprises or clustered in shopping centers or districts. The range of uses are intended to be those that serve city-wide needs.

E.

Highway Commercial Zoning District (C-2) Purpose. The highway commercial zoning district is established to provide areas for vehicle-oriented and commercial service uses. The range of uses is intended to serve city-wide and regional

needs.

F.

Commercial/Light Industrial Zoning District (C-3) Purpose. The commercial/light industrial zoning district is established to provide areas for more intense commercial operations and light industrial uses, serving residents and providing opportunities for diverse and compatible light industrial and creative business enterprises.

G.

Regional Commercial Zoning District (RC) Purpose. The regional commercial zoning district is established to provide areas where diverse commercial enterprises can work together to meet retail shopping demands locally and regionally.

H.

Resort/Lodging Zoning District (RL) Purpose. The resort/lodging zoning district is established to provide areas for visitor-oriented lodging and recreation opportunities near tourism and visitor-oriented destinations.

I.

Industrial Zoning District (M) Purpose. The industrial zoning district is established to provide areas for general industrial uses, such as manufacturing and fabrication, industrial services, outside storage, vehicle repair, warehousing, and wholesale distribution.

J.

Planned Industrial Zoning District (PM) Purpose. The planned industrial zoning district is established to provide areas where innovation and flexibility in the design and function of industrial developments can be achieved.

K.

Airport Zoning District (AP) Purpose. The airport zoning district is established to accommodate properties on the Paso Robles Municipal Airport and within the airport land use plan adopted by the county airport land use commission. Development within the airport zoning district is subject to special review based on the provisions in the airport land use plan. Portions of the airport influence area covered by the airport land use plan are envisioned as the city's opportunity for future industrial development, particularly business parks and industry associated with the potential future expansion of the Paso Robles Municipal Airport. As a result of safety and noise constraints, residential land uses beyond entitlements granted prior to the effective date of these provisions are considered to be an incompatible land use.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Uses permitted by right and subject to approval of a conditional use permit shall be as listed in Chapter 21.32 (Land Use Regulations in Zoning Districts). Conditional use permits applications shall be processed pursuant to Chapter

A.

General Development Standards.

Standards. New structures, and alterations to existing structures, shall be designed and constructed in compliance with the requirements in Table 21.34.030-1 (General Commercial, Industrial, and Airport Zoning Districts Development Standards).

Process. Chapter 21.15 (Development Review) is required prior to building permit issuance for any structure, or to relocate, rebuild, or significantly enlarge or modify any existing structure or site.

B.

Additional Regulations. In addition to other sections of the zoning code:

Additional regulations for properties adjacent to residential zoning districts are included in Section 21.34.040;

Exceptions and additional regulations are included in Sections 21.34.050 through 21.34.090 by zoning district;

See also the development standards in Article 4 (Regulations and Standards Applicable to All Zoning Districts); and

See also the adopted commercial and industrial design guidelines.

Table 21.34.030-1: General Commercial, Industrial, and Airport Zoning Districts Development Standards

Development Standards OP CP C-1 C-2 C-3 RC RL M PM AP

Additional Regulations Section Section Section 21.34.070 Section Section Section by Zoning District 21.34.050 21.34.060 21.34.060 21.34.080 21.34.090

Minimum Lot Area 1,000 sf — 2,000 sf 5,000 sf — — 5,000 sf 10,000 10,000 sf sf

Minimum Lot Width 50 ft — — 50 ft — — 50 ft — 50 ft

Height Limit 1 35 ft; 15 32 ft 40 ft 50 ft 32 ft 35 ft 50 ft 50 ft 60 ft ft for accessory structures

Minimum Setbacks 2

Front 15 ft 10—25 ft, 25 ft — 10—25 ft, — — 15 ft — depending See 21.34.070 (A) depending on on frontage; frontage; see see

(A)1. (A)1.

Side - Street 10 ft 10—25 ft, 25 ft — 10—25 ft, — — 15 ft depending See 21.34.070 (A) depending on on

frontage; frontage; see 21.34.060

(A)1.

Side - Interior 5 ft; 3 ft — — — — — — — — for See also See also See detached 21.34.060 21.34.060 Subsection accessory (A)2. (A)2. 21.34.080 structures (C)

Rear 10 ft; 5 ft — — — — — — — — for See also See also See detached 21.34.060 21.34.060 Subsection accessory (A)2. (A)2. 21.34.080 garage; 3 (C) ft for detached accessory structures

1. See Paragraph 21.41.040(A)2. (Table 21.41.040-1: Allowed Projections Above Height Limits) 2. See Section 21.34.040 for additional setbacks and regulations required for properties adjacent to single-family residential zoning districts.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Setback Adjacent to Residential Zoning Districts.

All Nonresidential Zoning Districts Except RL. Unless a larger setback is required by another provision of the zoning code, where a nonresidential property line abuts a residential zoning district, the abutting setback shall be:

Interior Side Setback: Five feet

Rear Setback: Ten feet

RL Zoning District. See Subsection 21.34.080(C) (Additional Setback Requirements).

B.

Fence. A solid wall or fence not less than six feet in height shall be placed and maintained on interior lot lines abutting property in a residential zoning district.

C.

Landscape Buffer.

A minimum five-foot-wide landscape buffer (clear of any wall footings) shall be provided adjacent to a residential zoning district. Evergreen screening trees shall be:

a.

Planted at a minimum interval of fifteen feet along interior property lines abutting the residential zoning district;

b.

Consist of species that attains a twenty-foot minimum height at maturity; and

c.

Minimum fifteen-gallon size at time of planting.

D.

Modifications. Modifications to the requirements in this section may be allowed through a development plan modification (Section 21.16.020). In approving such a request, the review authority shall consider impacts on the views, privacy, and other concerns of abutting property owners, and make the findings required for a development plan modification (Subsection 21.16.020(D)).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Site Development Criteria. The site development criteria described below and in Table 21.34.030-1 (Commercial, Industrial, and Airport Zoning Districts Development Standards) shall be used in conjunction with the standards listed in this subsection and the design guidelines set forth in Paragraph 21.34.050(B)2.

Maximum Density: Twelve units/acre.

Maximum Lot Coverage: Seventy-five percent.

Accessory Structures. The cumulative gross floor area of all detached accessory structures on a lot shall be limited to fifty percent of the floor area of the primary structure and shall be architecturally compatible with the primary structure.

B.

Development Review and Design Provisions.

Site Plan Review Required. All new building construction, building additions, exterior remodel, and site improvements in the office professional zoning district shall be subject to site plan review (Chapter 21.17), unless a development plan is required by Subsection 21.16.010(B) (Projects Subject to Development Plan).

Design Considerations. The purpose of these design considerations is to ensure development that is compatible with the existing residential and historic neighborhood context that characterizes much of the office professional zoning district.

a.

Neighborhood Compatibility. The renovation of existing buildings, or the construction of new buildings, shall strive to be compatible with and sensitive to the immediate environment of the site and neighborhood relative to architectural design, scale, bulk, density and unit size; in identity and neighborhood character (historic, residential, or other); in building orientation and setback; and visual integrity.

b.

Historic Character Preservation. See Chapter 21.62 (Historic Preservation).

c.

Access and Circulation. Primary access to the site, along with parking and service areas, should be from a public alley wherever possible. Driveway access from the front of a parcel to parking in the rear is discouraged.

d.

Detached Accessory Structures. Accessory buildings shall be compatible in their function and architectural design to the main/primary building(s) on site, including such features as building style, materials, and roofline.

e.

Fencing and Screening. The use of fences and walls should be consistent with the overall design theme of on-site buildings.

C.

Residential Dwellings.

Primary Use. New residential as a primary use shall comply with development standards of the R-3 multi-family residential zoning district (Sections 21.34.030 and 21.34.050) and Chapter 21.50 (Objective Design Standards for Mixed-Use and Multi-Family Development).

Accessory Use. A limit of one new residential dwelling, accessory to existing office/office related uses, may be established subject to review by the development review committee (for exterior building or site design alterations), provided the new development is consistent with the development and design requirements of this chapter. Such dwelling may be either detached or part of the primary structure containing the office professional use.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Setbacks.

Front and Street Side Setback Requirements in CP and RC Zoning Districts.

a.

Arterial streets: Twenty-five feet.

b.

Collector and local streets:

i.

Where residential zoning districts face the subject streets either across the street from, or on the same side of the street adjacent to, the RC- or CP-zoned property, the setback shall be twenty-five feet.

ii.

Where commercial, industrial, public facility, or parks and open space zoning districts face the subject streets either across the street from, or on the same side of the street adjacent to, the RC- or CP-zoned property, the setback shall be ten feet; however, along freeway frontage streets, more than ten feet may be required as condition of approval of a development plan.

Interior Side and Rear Setbacks. As part of the development review process (Chapter 21.15), the city may require provision of certain setbacks for buildings, structures, parking and loading spaces and back-up aisles, outside storage areas, outside display areas, trash enclosures, utility transformers, and similar facilities where necessary to provide a buffer between the proposed commercial uses and existing or future neighboring uses.

B.

Requirements for Shared Access, Parking and Other Facilities. To achieve the purposes of this chapter, development plans may be conditioned to provide for future shared motor vehicular, bicycle, and pedestrian access, parking and other facilities (such as drainage basins and utilities) between the subject development site and adjacent properties.

C.

Requirements for Compatible Site and Architectural Design. To achieve the purposes of this chapter, development plans may be conditioned to provide site and architectural design that is compatible with any existing high-quality development on adjacent properties.

D.

Nonconforming Buildings and Sites. For those properties on which buildings were constructed and/or sites completely or partially developed prior to July 1, 1992, where such construction and/or development does not conform to the development standards of this chapter, and which are the subject of development plan applications for new or expanded land uses, the planning commission may, in its review and evaluation of said development plan applications, take either of the following actions as necessary to achieve the purposes of this title and chapter and of the general plan:

Impose conditions of development plan approval to require that certain existing buildings and/or site improvements be reconstructed to meet present standards; and/or

Authorize the continued use of existing buildings and/or site improvements in their nonconforming state.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Front and Streetside Setbacks in C-2 and C-3 Zoning Districts. In the C-2 and C-3 zoning districts where the frontage in a block (on the same side of the street) is partially in a residential zoning district, a front setback of ten feet and a street side setback of five feet is required. Modifications to this standard may be allowed through a development plan modification (Section 21.16.020) In approving such a request, the review authority shall make the findings required for a development plan modification (Subsection 21.16.020(D)).

B.

PM Zoning District. In the PM zoning district, pavement in the front setback shall be limited to forty percent of the required front setback.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Development Permit Requirements.

All new buildings, major additions, and exterior alterations to existing buildings and structures in the RL district shall be subject to approval of a development plan (Chapter 21.16).

In addition to compliance with Section 21.15.040 (Application Filing, Processing, and Review), development plans in the RL zoning district shall also show conceptual design of major improvements (such as buildings, parking, and drives) on any adjacent vacant or partially developed RL- or RC-zoned lots.

Approval of plans for minor additions, exterior alterations, and sign copy changes may be delegated by the planning commission to the development review committee or to zoning administrator, subject to design guidelines adopted by the planning commission. Minor additions and exterior alterations shall be considered to be those that have minimal visual effect.

B.

Modification for Height. Modification to the height requirement (Table 21.34.030-1) may be allowed through a development plan modification (Section 21.16.020) to allow building heights up to seventy-five feet. In approving such

a request, the review authority shall make the findings required for a development plan modification (Subsection 21.16.020(D)).

C.

Additional Setback Requirements. When a parcel adjoins a residential zoning district, including residential zoning districts located in the unincorporated county, side and rear setbacks shall be increased to twenty-five feet along the property line(s) adjacent to the residential zoning district.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Conditional Uses in AP Zoning District. Uses allowed by right and subject to approval of a conditional use permit in the AP zoning district shall be as listed in Chapter 21.32 (Land Use Regulations in Zoning Districts). The use regulations listed in Chapter 21.32 are in addition to those prescribed by the airport land use plan (ALUP). When the use regulations are more restrictive in the ALUP, the provisions of the ALUP shall apply. Development of land within the AP zoning district shall be in conformance with the standards listed in the ALUP adopted pursuant to Public Utilities Code, Sections 21670 et seq.

B.

Development Plan Required. All new development in the AP zoning district shall be subject to approval of a development plan (Chapter 21.16).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)