Article IV — EC Zone-Employment Center Zone

The purpose of the EC zone is to provide a flexible zone for employment-generating uses in a pedestrian-friendly setting with ample open space. The EC zone also provides for a variety of supporting uses, including retail, residential, and light industrial. The close proximity of supporting uses allows for pedestrian, bicycle, transit, and rideshareconnection opportunities, which collectively help reduce dependence on the automobile. Consequently, parking needs are reduced and shared parking opportunities increase. The EC zone was developed specifically for North Natomas, but may be applicable to other areas of the city if the site is appropriate for a flexible, mixed-use, employmentgenerating complex. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

The EC zone has several categories of permitted intensity, ranging from 30 employees per net acre (EC-30) to 80 employees per acre (EC-80). The intensity designation will be determined by proximity to planned transit service, freeway and roadway access, maintaining or improving housing opportunities, and maintaining or improving the environmental qualities in the EC PUD. Within a planned unit development or community plan land use cell, EC and other zones can vary depending on the location of the particular site within the planned unit development. For instance, within an EC-50 designated area, the site adjacent to a proposed light rail station could be zoned EC-80-PUD for intense office uses; the site furthest away from transit could be zoned M-1(S)-PUD for light industrial uses; and the site between could be zoned EC-50 for less intense office uses with support retail on the ground floor. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)

A. Planned unit development (PUD) designation required. All properties given an EC zone classification shall, at the time of the zoning or rezoning, be given a planned unit development (PUD) designation; and all such properties shall be developed in accordance with the requirements of chapter 17.452.

B. Uses and range of development allowed.

1. Land uses allowed in the EC zone are divided into two categories: Primary and Non-Primary. Primary uses, described in more detail below, are employment-generating uses that provide a ridership base that will reinforce the use of transit services. Non-primary uses are conditional and are generally uses supportive of primary uses. Nonprimary uses are divided into "support retail" and "residential." Primary and non-primary uses are set forth in Table 1. Table 1

s: Primary and Non-Primary. Primary uses, described in more detail below, are employment-generating uses that provide a ridership base that will reinforce the use of transit services. Non-primary uses are conditional and are generally uses supportive of primary uses. Nonprimary uses are divided into "support retail" and "residential." Primary and non-primary uses are set forth in Table 1. Table 1

Dormitory, subject to special use regulations in section 17.228.111 Residential hotel Low barrier navigation center Accessory dwelling unit, subject to special use regulations in section 17.228.105 Junior accessory dwelling unit, subject to special use regulations in section 17.228.105

• 1 Veterinary clinics and hospitals need a conditional use permit if there is outdoor boarding of animals.

2 Includes drug stores and office supply stores up to a maximum of 20,000 square feet per store, except EC-65 and EC-80 sites, which have a maximum of 10,000 square feet. Includes auto-related retail uses (excluding gas sales) up to a maximum of 15,000 square feet.

2. Range of development. Within each PUD, the percentage of net PUD acreage designated for and devoted to primary uses and to non-primary uses are as follows:

• a. Primary Uses.

• i. Allowable net acreage range in EC zone. A minimum of 65%, and a maximum of 100%, may be devoted to primary uses, except in the geographic area described in subsection B.2.b.ii below.

ii. Light Industrial. Light industrial uses are conditionally permitted subject to design and development standards, including landscaping, setbacks, and allowable uses. Light industrial uses as a component of the primary use are allowed in the following proportions for the designated area:

• (A) EC-30: not to exceed 50% of primary use acreage

• (B) EC-40: not to exceed 20% of primary use acreage

• (C) EC-45: not to exceed 20% of primary use acreage

• (D) EC-50: not to exceed 20% of primary use acreage

• (E) EC-65: incidental to primary use only

• (F) EC-80: incidental to primary use only

• b. Non-primary uses.

• i. Support retail. Within each PUD, a maximum of 10% percent of the PUD net acreage shall be designated

for and devoted to support retail uses. EC PUDs that are two acres or greater in size will be required to provide support retail uses within a primary use structure or within a stand-alone building. EC PUDs that are less than two acres in size may, but are not required to, include support retail uses, either within the primary use structure or a standalone building.

ii. Residential. Except as provided below, a maximum of 25% percent of the PUD net acreage may be designated for and devoted to residential uses.

Exception: Within the geographic area bounded by the East Drain, I-5, Del Paso Road, and Arena Boulevard (this area comprises about 340 acres, and includes several PUDs), acreage devoted to residential uses may exceed 25% of the individual EC PUD subject to a conditional use permit. In addition to the conditional use permit and the findings required by section 17.808.200, the following findings must also be made:

• (A) The proposed increase in residential use is compatible with adjacent uses in the PUD as well as with adjacent uses within contiguous PUDs;

• (B) The residential use has a component of mixed use or conjunctive use within the residential project to serve the residents and nearby workers or provides a component of affordable housing;

(C) The proposed increase in residential use will improve the balance of jobs and housing as provided in the Community Plan;

(D) The proposed increase in residential use will not result in an over-concentration of multi-unit dwelling projects in the area;

• (E) The project meets the Community Plan factors used to gauge the appropriateness of residential uses in an EC PUD;

• (F) The total amount of acreage devoted to residential uses within this geographic area does not exceed 25%.

iii. Calculating net acreage devoted to non-primary uses. For purposes of subsection B.2.b of this section, the following rules apply when calculating the percentage of net PUD acreage devoted to non-primary uses:

• (A) Support retail in a primary use structure. Support retail uses located within a building or structure devoted primarily to primary uses are not counted in the maximum percentage of support retail.

(B) Residential uses in a primary use structure. Residential uses located within a building or structure devoted primarily to primary uses (e.g., live/work space or second-floor residential over an office/retail building) are not counted in the maximum percentage of residential uses.

• c. Conditionally permitted uses.

• i. Auto-sales, storage, rental. Use is permitted with a conditional use permit approved by the planning and design commission if-

• (A) Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; or

• (B) Use is located greater than ½ mile from the center of an existing or proposed light rail station platform.

ii. Auto-service, repair. Use is permitted with a conditional use permit approved by the planning and design commission if-

• (A) Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; or

(B) Use is located greater than ½ mile from the center of an existing or proposed light rail station platform. iii. Drive-through facilities. In the EC-30, EC-40, or EC-45 zones, a drive-through service facility is permitted when incidental to a permitted use in the underlying zone, subject to a planning and design commission conditional use permit. A drive-through service facility is not permitted in the EC-50 zone. A drive-through service facility is not permitted in the EC-65 and EC-80 zones, except that if the EC-65 or EC-80 zone is within an employment center project in the North Natomas Community Plan area, which project is the subject of a development agreement executed on or before July 1, 2001, then a drive-through service facility is permitted when incidental to a permitted use in the underlying zone, subject to a planning and design commission conditional use permit. iv. Gas stations.

(A) Gas stations capable of simultaneously fueling not more than 10 vehicles are permitted with a conditional use permit approved by the planning and design commission if use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127.

• (B) Gas stations capable of simultaneously fueling more than 10 vehicles are permitted with a conditional use permit approved by the planning and design commission if-

(1) Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform and within 500 feet of a freeway right-of-way or roadway with six or more lanes, subject to special use regulations in section 17.228.127; or

(2) Use is located greater than ½ mile from the center of an existing or proposed light rail station platform and within 500 feet of a freeway right-of-way or roadway with six or more lanes.

v. Mini storage; locker building.

(A) Mini storage; locker building is permitted in the EC-30 zone with a conditional use permit approved by the planning and design commission if-

• (1) Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; or

• (2) Use is located greater than ½ mile from the center of an existing or proposed light rail station platform.

• (B) Criteria for mini storage; locker building include the following:

• (1) The proposed mini storage is compatible with adjacent land uses in the PUD and with adjacent uses within contiguous PUDs.

(2) The proposed mini storage use will not result in an over-concentration of mini storage projects in the community plan area.

(3) The proposed mini storage will not be located in an area where another use is more appropriate due to pedestrian and transit access opportunities.

(4) The proposed mini storage project shall provide quality building and landscape design, including the following:

• (a) The buildings facing the street shall have an articulated design.

(b) Buildings facing the street shall have uses other than storage units (e.g., the business office, the manager's residence or appropriate retail uses such as coffee shop, mailbox business, packaging business, etc.). The roll-up doors of the storage units shall not be visible from the street.

• (c) Roof shall be pitched at least 4:1 slope, and roof materials shall be of high-quality dimensional composition or tile.

(d) Abundant landscaping of high quality shall be present at the street entrance to the mini storage project.

vi. Warehouse uses. Use is permitted with a conditional use permit approved by the planning and design commission if use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127.

d. Prohibited uses. All uses not listed in this section are prohibited in the EC zone. (Ord. 2026-0001 § 11; Ord. 2024-0054 § 24; Ord. 2024-0017 § 30; Ord. 20210024 § 9; Ord. 2021-0023 § 26; Ord. 2020-0021 § 27; Ord. 20180055 § 3; Ord. 2017-0061 § 35; Ord. 2016-0003 § 4; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Employment intensity. Each EC zone has a suffix number to specify the average number of employees allowed per net acre. For example, EC-40 has an average of 40 employees per net acre. The suffixes range from 30 to 80. The most intense EC zones shall be located within close proximity to transit service. The suffix provides the opportunity for a range of employment intensities on the site. The following chart identifies the minimum and average intensity for each EC zone:

B. Employees per net acre calculation. The number of employees per net acre is calculated using the following factors: gross square foot of building per employee is 350 for EC-30 and EC-40; gross square foot per employee is 300 for EC-45 and EC-50; and gross square foot per employee is 250 for EC-65 and EC-80. For support retail uses, gross square foot per employee is 450 and for light industrial uses, gross square foot per employee is 800. (Ord. 20210024 § 10; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Building orientation. Buildings shall be oriented so the active, people-oriented functions face the street to the maximum extent possible. Service and loading areas shall be located away from the street, to the side or rear areas of the parcel.

• B. Building height.

1. General rule. The following chart indicates the allowable building heights in each EC zone:

2. EC-80 building height exception. The height limit within one-eighth mile of the sports complex and town center LRT stations in North Natomas may be exceeded, subject to approval by the city. Also, the height limit for hotels and motels within the EC-80 zone may be exceeded, subject to approval by the city.

C. Parking. Required parking ratios shall be provided in the PUD development guidelines. Parking shall be provided in the rear of buildings, with alternative commute spaces located nearest the building entrances. Parking shall be located in areas that do not impede pedestrian circulation. Joint parking allowances for proximate uses shall be identified in the PUD development guidelines. Surface parking shall be designed to allow for future development of uses or structured parking when the intensity of the site is increased. Structured parking shall not be developed in a manner that discourages or precludes future development, redevelopment, or infill opportunities.

D. Provision of open space. Each EC PUD shall provide open space in the form of public plazas, courtyards, and landscaped parks that provide opportunities for active and passive recreation. Plazas and open space developed in conjunction with office buildings shall be accessible to the public and shall be oriented to pedestrian linkages throughout the area. Open space shall be located adjacent to people-oriented uses, such as small retail shops or restaurants. Specific site design will be guided by PUD development guidelines. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. For architectural design guidelines and exceptions to the height and area standards, see chapter 17.600.

• B. For parking requirements, see chapter 17.608.

• C. For landscaping and paving requirements, see chapter 17.612.

• D. For recycling and solid waste disposal regulations, see chapter 17.616.

• E. For wall, fence, and gate regulations, see chapter 17.620.

• F. For residential accessory structure and use regulations, see chapter 17.624.

• G. For sign standards and regulations, see chapter 15.148.

• H. For historic preservation program generally, see chapter 17.604. For preservation design review of development projects, see section 17.808.100 et seq. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. General.

1. For development projects not located in a historic district and not involving a landmark, no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection A, "permit" means a building permit, a demolition permit, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy.

• B. Historic districts and landmarks.

1. For development projects located in a historic district or involving a landmark, no person shall commence construction or otherwise undertake a development project, and no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection B, "permit" means a building permit, a demolition permit, a sewer or water connection or disconnection, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. (Ord. 2017-0061 § 36; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)