Chapter 18.42 — COMMERCIAL AND MEDICAL/PROFESSIONAL OFFICE DISTRICTS

The purpose of this chapter is to establish commercial and office zoning districts in the city, along with allowed use and development standards applicable to those districts. These districts are consistent with and implement the city's general plan commercial and medical/professional office land use categories as shown in Table 18.42.030-1.

(Ord. 738 § 1 (Exh. A) (part), 2013)

The following descriptions of each commercial and medical/professional office zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

• A. Neighborhood Commercial (NC) Zoning District. The NC district is applied to areas where there is a high concentration of housing to support the neighborhood center concept in the city's general plan by providing commercial uses that serve daily needs (e.g., retail and personal services) within close proximity to residential uses. This zoning district encourages development that is pedestrian-oriented and is well connected to surrounding residential neighborhoods.

• B. Highway Service Commercial (HSC) Zoning District. The HSC district is consistent with the highway service commercial land use designation in the general plan. This district is applied to locations along highways and is intended to provide businesses and services to meet the needs of the traveling public.

• C. Downtown Core (DC) Zoning District. The DC district is consistent with the downtown core land use designation in the general plan. The purpose of the DC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The DC district is intended to guide and regulate commercial development within the historic downtown area.

• D. General Commercial (GC) Zoning District. The GC district is consistent with the general commercial land use category in the general plan. The purpose of the GC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The GC district is intended to guide and regulate general commercial development.

• E. Medical/Professional Office (MPO) Zoning District. The MPO district is consistent with the medical/professional office land use designation in the general plan. The purpose of the MPO district is to provide for concentrations of hospitals, medical facilities, auxiliary uses, and medical services and to encourage the orderly and harmonious development of these facilities, which are performing services for residents of the city as a whole. The MPO district is intended to guide and regulate medical, professional office, and similar and compatible development.

• (Ord. 738 § 1 (Exh. A) (part), 2013)

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City of Patterson, CA § 18.42.030

PATTERSON CODE

§ 18.42.030

Table 18.42.030-1 below identifies allowed uses and corresponding permit requirements for the commercial and medical/professional office districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The special use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: "AR" symbolizes uses permitted through administrative review, "P" symbolizes uses allowed by right, "CUP" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.

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Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office
Zoning Districts (See Section 18.42.020 for
descriptions)
Special Use
NC HSC DC GC MPO Regulations
Residential Uses
Duplexes (joint use)1 CUP N CUP N N
Group care facility N N N N CUP
(large)2
Group care facility CUP N N CUP CUP
(small)2
Live/work units3 CUP CUP CUP N N
Multiple-family units CUP N CUP N N
(joint use)1
Recreation, Education, and Public Assembly Uses
Child-care center CUP CUP N CUP CUP Chapter 18.63
Civic use4 N CUP P P P
Community center4 N CUP P P P
Community garden and/ AR CUP CUP CUP CUP
or farmer's market
Country club and related CUP CUP N CUP N
uses
Drug and alcohol N N N CUP CUP
treatment facilities
Golf driving ranges CUP CUP N CUP N
Information centers P P P P N
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City of Patterson, CA

ZONING

§ 18.42.030

§ 18.42.030

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Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office
Zoning Districts (See Section 18.42.020 for
descriptions)
Special Use
NC HSC DC GC MPO Regulations
Mortuaries N N CUP CUP N
Parks, plazas, and P5 CUP5 P5 P5 CUP5
playgrounds
Places of assembly CUP CUP CUP CUP N
(large, 10,000 sf or more)
Place of assembly (small, P N CUP P N
less than 10,000 sf)
Public art6 CUP CUP CUP CUP CUP Chapter 18.73
Public facility N P P P N
Schools (private) N N N CUP N
Schools (public) N N N CUP N
Utility, Transportation, and Communication Uses
Communication N CUP N N N
equipment buildings
Electric substations N CUP N CUP N
Public utility structures N N N N CUP
Public utility yards N N N CUP N
Transit station/park and P P N N N
ride lots
Retail, Service, and Office Uses
Accessory massage P P P P P
establishment
Alcoholic beverage sales7 CUP CUP CUP CUP N
Art, antique, collectibles P P P P CUP
Artisan shops P P P P CUP
Auctions (indoor only)8 CUP CUP N CUP N
Banks and financial P P P P P
services
Bars and cocktail CUP P CUP CUP N
lounges, accessory9
Bars, cocktail lounges CUP CUP CUP CUP N
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City of Patterson, CA

PATTERSON CODE

§ 18.42.030

§ 18.42.030

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Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office
Zoning Districts (See Section 18.42.020 for
descriptions)
Special Use
NC HSC DC GC MPO Regulations
Bed and breakfast inns P P CUP CUP N
Building supply (large) N P N CUP N
Building supply (small) P P CUP P N
Business support services P10 P10 P10 P10 P10
Cannabis dispensary N N N N13 N
Equipment sales and CUP CUP CUP CUP N
rental
Gun shops CUP CUP CUP CUP N
Hospitals N CUP N N P
Hotels/motels P P CUP P CUP
Independent stand-alone N N P P N
massage establishment
Indoor amusement/ P P P CUP N
entertainment facility
Indoor recreation and P CUP P P CUP
fitness
Itinerant/mobile vendors N N N N N
Manufactured home N CUP N CUP N
sales, new
Medical and dental CUP CUP CUP P P
laboratories
Medical and dental P CUP P P P
offices
Medical clinics11 CUP CUP CUP P P
Nightclubs CUP CUP CUP CUP N
Nurseries, for sale only CUP CUP CUP CUP N
Nurseries, includes CUP CUP CUP P N
growing of nursery stock
Office, accessory P P P P P
Outdoor markets, sales CUP CUP CUP CUP N
establishments
Personal services P CUP P P CUP
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City of Patterson, CA

ZONING

§ 18.42.030

§ 18.42.030

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Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office
Zoning Districts (See Section 18.42.020 for
descriptions)
Special Use
NC HSC DC GC MPO Regulations
Private clubs CUP CUP CUP CUP N
Professional offices P P P P P
Recreational vehicle park N CUP N N N
Restaurants, no drive- P P P P CUP
thru service
Restaurants, with drive- AR AR AR AR CUP
thru service
Retail, accessory CUP P P CUP N
Retail, general P P P P CUP
Retail, big-box (>80,000 N CUP N CUP N
sq. ft.)
Secondhand stores AR AR AR AR AR
Service, accessory CUP P CUP CUP N
Tattoo parlors CUP CUP CUP CUP N
Telephone answering N CUP N N CUP
services
Temporary uses see note see note see note see note see note Chapter 18.90
Theaters, not including CUP CUP CUP CUP N
drive-in
Tobacco shops CUP CUP CUP CUP N
Veterinary clinics, small CUP CUP CUP CUP N
animal only
Wholesale commercial CUP CUP CUP CUP N
uses
Automobile and Vehicle Uses
Auto part sales P P CUP P N
Auto rental agencies N CUP CUP CUP N
Auto sales, new and used N CUP N CUP N
Car washing and N CUP12 N CUP12 N
detailing
Fuel station N CUP CUP CUP N
Parking garages and lots N N CUP CUP CUP
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City of Patterson, CA

PATTERSON CODE

§ 18.42.030

§ 18.42.030

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Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office
Zoning Districts (See Section 18.42.020 for
descriptions)
Special Use
NC HSC DC GC MPO Regulations
Recreational vehicle N CUP N CUP N
sales
Small vehicle sales and N CUP N CUP N
rental
Vehicle services (major) N N N N N
Vehicle services (minor) N N N CUP N
Vehicle storage (large) N CUP N CUP N
Vehicle storage (small) N AR CUP AR AR
Industrial, Manufacturing, and Processing Uses
Data center N N N CUP N
Storage, personal storage N N N CUP N
facility
Storage, warehouse N N N CUP N
(small)
Storage yard N N N N N
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Table Notes:

1. When combined as a joint use (i.e., shops below and units above).

2. Facility shall be state licensed.

3. See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/ work units.

4. No significant storage or corporation yards permitted.

5. Parks, plazas and other types of open space are only permitted as accessory to another use.

6. Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.

7. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.

8. Auctions are not to include animals and shall be conducted within an enclosed building only.

9. Permitted when accessory to a hotel, motel, or restaurant.

10. Any use involving potentially hazardous materials is subject to administrative review (AR).

11. Includes laboratories that are ancillary to the primary use.

12. Permitted without a use permit if ancillary to a fueling station.

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City of Patterson, CA

ZONING

§ 18.42.030

§ 18.42.040

Table Notes:

13. The city further identifies the parcels of land located within the city limits, south of Poppy Avenue, bounded by Poppy Avenue to the north, Highway 33 to the east, Bartch Avenue to the south, and the irrigation canal to the west, located in the general commercial zone, as an acceptable zone to establish a cannabis dispensary, subject to a conditional use permit, and located at least three hundred feet from a residentially zoned district.

(Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 802 § 2, 2017; Ord. 807 § 1, 2017)

The following development standards are applicable to the commercial and medical/professional office districts. These standards, along with other development standards (e.g., landscaping requirements, signs, parking standards) in this title and city-adopted design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.

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Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Districts (See
Section 18.42.020 for descriptions)
NC HSC DC GC MPO
Density (units per gross acre)1
Minimum 3.1 n/a 12.1 n/a n/a
Maximum 10.0 n/a 20.0 n/a n/a
Lot Coverage
Minimum floor area — — 0.5 — —
ratio
Maximum floor area 1.0 0.4 2.0 0.4 0.4
ratio
Maximum impervious 75% 80% 100% 80% 75%
surface
Setbacks
Front yard (minimum) no min. 10' no min. no min. 15'
3 10' n/a 10' n/a n/a
Front yard (maximum)
4 no min. 10' no min. no min. 5'
Side yard (minimum)
4 no min. 10' no min. no min. 10'
Rear yard (minimum)
Lot Area (minimum SF)5
Lot area 2,000 sf 5,000 sf 2,000 sf 5,000 sf 5,000 sf
Lot Dimensions (minimum)
Width no min. no min. no min. no min. no min.
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City of Patterson, CA

PATTERSON CODE

§ 18.42.040

§ 18.42.050

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Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office
Districts
Commercial and Medical/Professional Office Districts (See
Section 18.42.020 for descriptions)
NC HSC DC GC MPO
Depth no min. no min. no min. no min. no min.
Height (maximum)6
Building/Structure 2 stories 3 stories 3 stories 2 stories 2 stories
(35') (50') (45') (35') (35')
Landscaping See regulations in Chapter 18.78
Lighting See regulations in Chapter 18.80
Fences, Walls, and See regulations in Chapter 18.70
Screening
Parking and Loading See regulations in Chapter 18.76
Signs See regulations in Chapter 18.82
Projections and See regulations in Chapter 18.60
Encroachments
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Table Notes:

1. Project may be eligible for a bonus as described in Chapter 18.88.

2. The maximum impervious surface ratio may be exceeded by a factor of five percent if other LID provisions are implemented (see Chapter 18.78 (Landscaping)). See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60 (General Development Standards).

3. No parking shall be placed between the building and the front property line.

4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.

5. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.

6. See Chapter 18.60 (General Development Standards) for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).

(Ord. 738 § 1 (Exh. A) (part), 2013)

For major development projects as defined in Chapter 18.98, application shall be made for planned development approval. Project review shall include, but shall not be limited to, architecture, site plan, consistency with goals and objectives of the general plan and environmental and economic impacts on the community. In addition, such large-scale

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City of Patterson, CA

ZONING

§ 18.42.050

§ 18.42.050

development shall be fully consistent with the community design guidelines and downtown physical design plan, adopted October 2002, as may be amended from time to time. Exception: Projects within the West Patterson business park master plan area shall not be subject to this requirement.

Major development projects as defined at Chapter 18.98, once constructed, shall be maintained and kept in appearance as if in full operation, notwithstanding any cessation of business, abandonment or change in operation or ownership. This shall include but shall not be limited to landscaping, graffiti removal, painting, grounds and parking lot maintenance, lighting and other visual aspects of the project site.

(Ord. 767 (part), 2014)

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City of Patterson, CA