Article III — TC Zone-Transportation Corridor Zone

17.224.300 TC zone-Purpose. ¶

The purpose of the TC zone is to regulate land uses within, above, and below public agency transportation corridors to ensure that development is consistent with the general plan, and to provide uniform standards for the development of ground rights and air rights within the corridor. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.224.310 TC zone-Permitted uses. ¶

A. Permitted uses. The following uses are permitted by right in the TC zone, subject to the limitations specified:

Use	Limitations
1. Commercial and Institutional Uses
Tobacco retailing	Permitted in a store that has greater than 15,000 square feet of gross floor area if the total area of shelving allocated to tobacco products and tobacco paraphernalia does not exceed 250 square feet.
2. Public / Quasi-Public Uses
Community market	Subject to special use regulations in section 17.228.124
Freeways and highways, including interchanges and bridges
Public streets
Public utility yard
Solar energy system, commercial (city property)	Allowed in this zone and exempt from the provisions of this title

B. Conditional uses. The following uses in the TC zone require approval of a conditional use permit, subject to the limitations specified:

Use	Limitations	Approval Required by: Planning and Design Commission (PDC); Zoning Administrator (ZA); or City Council (CC)
1. Residential uses
Temporary residential shelter		PDC

2. Commercial and Institutional Uses
Amusement center, outdoor		PDC
Assembly-cultural, religious, social	Subject to special use regulations in section 17.228.128	ZA
Childcare center	Permitted if accessory to assembly-cultural, religious, social;
	Subject to special use regulations in section 17.228.113	ZA
College extension		PDC
Correctional facility		PDC
Drive-in theater		PDC
Golf course; driving range		PDC
Kennel		ZA
Office		PDC
Outdoor market	In granting a conditional use permit, the zoning administrator may consider the traffic, safety of vehicular and non-vehicular access, adequacy of bicycle parking, noise, hours of operation, and any applicable development standards related to the proposed outdoor market	ZA
Restaurant		PDC
Retail store		PDC
School, K-12		PDC
Stand-alone parking facility	The zoning administrator may waive the development standards stated in sections 17.608.040 and 17.612.020	ZA
Tobacco retailing	Permitted with a conditional use permit in a store that has 15,000 square feet or less of gross floor area or allocates more than 250 square feet of shelving to tobacco products and tobacco paraphernalia.
Transit vehicle-service, repair, storage		ZA
Veterinary clinic; veterinary hospital	Allowed with a conditional use permit if animals are boarded outside or entire business is not conducted within a building	ZA
3. Industrial and Agricultural Uses
Antenna; telecommunications facility	Subject to special use regulations in section 17.228.300 et seq.	PDC
Community garden (exceeding 21,780 gross square feet)	Subject to special use regulations in section 17.228.122	ZA
Contractor storage yard		ZA
Heliport; helistop	Subject to special use regulations in section 17.228.114	PDC
High voltage transmission facility	Subject to special use regulations in section 17.228.500 et seq.	CC
Produce stand		PDC
Solar energy system, commercial (non-city property)	Subject to special use regulations in section 17.228.123	ZA

Solid waste landfill		PDC
Solid waste transfer station		PDC
Surface mining operation	Subject to provisions of chapter 17.720	PDC
Well-gas, oil		PDC

C. Accessory uses. The following uses are permitted in the TC zone when accessory to a permitted or conditional use, subject to the limitations specified:

use, subject to the limitations specified:
Use	Limitations
Accessory drive-through facility	Subject to special use regulations in section 17.228.110
Common area
Home occupation	Subject to special use regulations in section 17.228.200 et seq.
Recycling facility, convenience	Subject to special use regulations in section 17.228.400 et seq.
Watchperson's quarters	The structure shall be limited to 1,000 square feet

D. Other uses. All uses not specifically listed in this chapter are allowed only upon the issuance of a conditional use permit by the zoning administrator.

E. Change of use to existing buildings in the TC zone. A conditional use permit is required for the construction of new buildings and land use changes in the TC zone. Land use changes for existing buildings in the TC zone are subject to site plan and design review only if the land use is permitted by right in the General Commercial (C-2) zone. (Ord. 2025-0007 § 21; Ord. 2024-0017 § 44; Ord. 2020-0021 § 42; Ord. 2019-0027 § 20; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.224.320 TC zone-Development standards specific to the TC zone. ¶

Height, setbacks, parking, landscaping, signage, exterior building materials, lighting, and

mechanical/utility/communications equipment shall be reviewed and approved as part of the conditional use permit process. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.224.330 TC zone-Generally applicable development standards. ¶

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)

17.224.340 TC zone-Site plan and design review. ¶

A. General.

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.
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.

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.
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 § 64; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)