Chapter 17.444 — CENTRAL CITY SPECIAL PLANNING DISTRICT

The Central City Special Planning District (SPD) establishes regulations governing development within area. The goals of the Central City SPD are to:

1. Maintain and improve the character, quality, and vitality of the neighborhoods within the Central City SPD;

2. Create cohesive mixed-use neighborhoods that contain a variety of housing types;

3. Provide an opportunity for a balanced mix of uses in neighborhoods adjacent to transit facilities and transportation corridors; and

4. Facilitate infill redevelopment by allowing a broad mix of uses and flexible development standards. (Ord. 20180013 § 8)

The following definitions apply in this chapter:

"R Street Corridor" means the 54 blocks bounded by Q Street on the north, S Street on the south, 2nd Street on the west, and 29th Street on the east, as shown on Exhibit B in section 17.444.150.

"Stand-alone surface parking lot" means a stand-alone parking lot with parking spaces on only one level at grade with the immediately adjacent properties or right-of-way. (Ord. 2018-0013 § 8)

The boundaries of the Central City SPD are shown on Exhibit A in section 17.444.150. It is generally bounded by the American River on the north, Broadway on the south, the Sacramento River on the west, and Business 80 on the east, and excludes the area within the Entertainment and Sports Center Special Planning District as defined in chapter 17.442. (Ord. 2018-0013 § 8)

Development within the Central City SPD is subject to the regulations set forth in this chapter in addition to the other regulations of this title and the applicable design guidelines. To the extent there are conflicts between the provisions of this chapter and other regulations or guidelines, the provisions of this chapter control. (Ord. 2018-0013 § 8)

A. Sections 17.600.135.A and 17.600.135.C.2, related to open space for multi-unit dwellings, do not apply within the Central City SPD. All other provisions of section 17.600.135 apply.

B. The following open space districts are established within the Central City SPD and shown on Exhibit C in section 17.444.150: Central Business Open Space District, Urban Open Space District, Traditional Open Space District, and Suburban Open Space District. Within these open space districts, open space shall be provided as follows:

1. Central Business Open Space District. No private or common open space is required.

2. Urban Open Space District. A combination of private and common open space shall be provided for new multiunit dwellings at a ratio of 25 square feet of open space per dwelling unit beyond the minimum required front-yard, side-yard, and rear-yard setbacks. Private open space must have a minimum depth of 3 feet. Common open space must have a minimum width or depth of 20 feet.

3. Traditional Open Space District. A combination of private and common open space shall be provided for new multi-unit dwellings at a ratio of 50 square feet of open space per dwelling unit beyond the minimum required frontyard, side-yard, and rear-yard setbacks. Private open space must have a minimum depth of 3 feet. Common open space must have a minimum width or depth of 20 feet.

4. Suburban Open Space District. A combination of private and common open space shall be provided for new multi-unit dwellings at a ratio of 100 square feet of open space per dwelling unit beyond the minimum required frontyard, side-yard, and rear-yard setbacks. Private open space must have a minimum depth of 3 feet. Common open space must have a minimum width or depth of 20 feet.

• C. Notwithstanding subsection B of this section, open space is not required for projects consisting of the conversion of either—

1. A nonresidential building to a multi-unit dwelling; or

2. A multi-unit dwelling to a duplex with one or more accessory dwelling units or junior accessory dwelling units. (Ord. 2024-0017 § 53; Ord. 2021-0024 § 30; Ord. 2018-0013 § 8)

A. Section 17.604.740, related to preservation incentives-adaptive reuse density, does not apply within the Central City SPD.

• B. An applicant may elect to comply with either the density provisions of the applicable zone or the following:

1. The development project consists of the residential reuse of a nonresidential listed historic resource;

2. The adaptive reuse density applies only to that portion of the development project located within the original building envelope of the listed historic resource; and

3. The adaptive reuse density does not exceed one dwelling unit per 350 square feet of gross floor area within the original building envelope of the listed historic resource. (Ord. 2018-0013 § 8)

• A. Allowed uses. Except as provided below, the uses allowed in the OB zone outside the Central City SPD are allowed in the OB zone inside the Central City SPD.

• B. Conditional uses.

1. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the OB zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the OB zone inside the Central City SPD.

2. Office uses exceeding 6,400 square feet within the R Street Corridor require a conditional use permit approved by the Planning and Design Commission in accordance with section 17.808.200.

• C. Prohibited uses. The following uses are prohibited within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive-through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard; and

8. Accessory drive-through facility.

• D. Height.

1. Generally. Except as provided in subsections D.2 and D.3, the maximum height of any building or structure is 65 feet.

2. R Street Corridor. Except as provided in subsection D.3, the maximum height of any building or structure within the R Street Corridor is shown on Exhibit D in section 17.444.150.

3. Transitional height.

• a. The maximum height of any building or structure or portion of a building or structure within 39 feet of an R-

• 1, R-1B, or R-2 zone is 45 feet.

• b. The maximum height of any building or structure or portion of a building or structure within 40-79 feet of an R-1, R-1B, or R-2 zone is 55 feet.

• E. Floor area ratio (FAR). The minimum FAR for nonresidential and mixed use development is 0.4 unless:

1. The use does not include a building or the use, by its nature, normally conducts a substantial amount of its operations outdoors; or

2. The use is temporary and would not interfere with the long-term development of the site consistent with the FAR standard.

• F. Density. The maximum density is 65 dwelling units per net acre.

• G. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

• A. Allowed uses. Except as provided below, the uses allowed in the C-1 zone outside the Central City SPD are allowed in the C-1 zone inside the Central City SPD.

B. Conditional uses. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the C-1 zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the C-1 zone inside the Central City SPD.

C. Prohibited uses. The following uses are prohibited in the C-1 zone inside the Central City SPD within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive-through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard; and

8. Accessory drive-through facility.

D. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

A. Allowed uses. Except as provided below, the uses allowed in the C-2 zone outside the Central City SPD are allowed in the C-2 zone inside the Central City SPD.

B. Conditional uses. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the C-2 zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the C-2 zone inside the Central City SPD.

C. Prohibited uses. The following uses are prohibited in the C-2 zone inside the Central City SPD within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive-through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard; and

8. Accessory drive-through facility.

• D. Height.

1. Generally. Except as provided in subsections D.2 and D.3, the maximum height of any building or structure is 85 feet.

2. R Street Corridor. Except as provided in subsection D.3, the maximum height of any building or structure within the R Street Corridor is shown on Exhibit D in section 17.444.150.

3. Transitional height.

• a. The maximum height of any building or structure, or portion of a building or structure, within 39 feet of an R-1, R-1B, R-2, or R-3A zone is 45 feet.

b. The maximum height of any building or structure, or portion of a building or structure, within 40-79 feet of an R-1, R-1B, or R-2 zone is 55 feet.

c. The maximum height of any building or structure, or portion of a building or structure, within 40-79 feet of an R-3A zone is 65 feet.

• E. Floor area ratio (FAR). The minimum FAR for nonresidential and mixed use development is 0.4 unless:

1. The use does not include a building or the use, by its nature, normally conducts a substantial amount of its operations outdoors; or

2. The use is temporary and would not interfere with the long-term development of the site consistent with the FAR standard.

• F. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

A. Allowed uses. Except as provided below, the uses allowed in the C-3 zone outside the Central City SPD are allowed in the C-3 zone inside the Central City SPD.

B. Conditional uses. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the C-3 zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the C-3 zone inside the Central City SPD.

C. Prohibited uses. The following uses are prohibited in the C-3 zone inside the Central City SPD within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive-through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard; and

8. Accessory drive-through facility.

• D. Floor area ratio (FAR). The minimum FAR for nonresidential and mixed use development is 0.4 unless:

1. The use does not include a building or the use, by its nature, normally conducts a substantial amount of its operations outdoors; or

2. The use is temporary and would not interfere with the long-term development of the site consistent with the FAR standard.

E. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2024-0051 § 24; Ord. 2018-0013 § 8)

A. Allowed uses. Except as provided below, the uses allowed in the C-4 zone outside the Central City SPD are allowed in the C-4 zone inside the Central City SPD.

B. Conditional use. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the C-4 zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the C-4 zone inside the Central City SPD.

C. Prohibited uses. The following uses are prohibited in the C-4 zone inside the Central City SPD within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive-through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard; and

8. Accessory drive-through facility.

• D. Floor area ratio (FAR). The minimum FAR for nonresidential and mixed use development is 0.4 unless:

1. The use does not include a building or the use, by its nature, normally conducts a substantial amount of its operations outdoors; or

2. The use is temporary and would not interfere with the long-term development of the site consistent with the FAR standard.

E. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

A. Allowed uses. Except as provided below, the uses allowed in the RMX zone outside the Central City SPD are allowed in the RMX zone inside the Central City SPD.

B. Conditional uses. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the RMX zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the RMX zone inside the Central City SPD.

C. Prohibited uses. The following uses are prohibited in the RMX zone inside the Central City SPD within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive-through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard;

8. Accessory drive-through facility.

• D. Height.

1. Generally. Except as provided in subsections D.2 and D.3, the maximum height of any building or structure is 65 feet.

2. R Street Corridor. Except as provided in subsection D.3, the maximum height of any building or structure within the R Street Corridor is shown on Exhibit D in section 17.444.150.

3. Transitional height.

• a. The maximum height of any building or structure, or portion of a building or structure within 39 feet of an R- 1, R-1B, or R-2 zones is 45 feet.

• b. The maximum height of any building or structure, or portion of a building or structure, within 40-79 feet of an R-1, R-1B, or R-2 zone is 55 feet.

• E. Floor area ratio (FAR). The minimum FAR for nonresidential and mixed use development is 0.4 unless:

1. The use does not include a building or the use, by its nature, normally conducts a substantial amount of its operations outdoors; or

2. The use is temporary and would not interfere with the long-term development of the site consistent with the FAR standard.

• F. Density in the R Street Corridor. On sites less than one-quarter mile of the center from a light rail station platform, the minimum density is 30 dwelling units per net acre and the maximum density is 100 dwelling units per net acre. Residential density may exceed 100 dwelling units per net acre if authorized by a conditional use permit approved by the planning and design commission.

G. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

17.444.130 M-1 light industrial zone.

A. Allowed uses. Except as provided below, the uses allowed in the M-1 zone outside the Central City SPD are allowed in the M-1 zone inside the Central City SPD.

B. Conditional uses. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the M-1 zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the M-1 zone inside the Central City SPD.

C. Prohibited uses. The following use is prohibited in the M-1 zone inside the Central City SPD within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

1. Stand-alone surface parking lot;

2. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

3. Drive through restaurant;

4. Equipment rental, sales yard;

5. Gas station;

6. Mini-storage;

7. Towing service, vehicle storage yard;

8. Accessory drive-through facility.

D. Temporarily Prohibited Uses. A residential use adjacent to a major industrial employer is prohibited. For purposes of this subsection D, "major industrial employer" means a private industrial or manufacturing employer with over 1,000,000 square feet of space. This subsection D shall remain in effect until October 30, 2018 or until design guidelines for housing adjacent to a major industrial employer are adopted by the City, whichever occurs first.

E. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

A. Allowed uses. Except as provided below, the uses allowed in the M-2 zone outside the Central City SPD are allowed in the M-2 zone inside the Central City SPD.

B. Conditional uses. Except as provided in this section, if this title requires the approval of a conditional use permit or other discretionary permit or imposes other restrictions or requirements on the establishment of a particular use in the M-2 zone outside the Central City SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the M-2 zone inside the Central City SPD.

• C. Prohibited uses. The following uses are prohibited in the M-2 zone inside the Central City SPD:

1. Fuel storage yard; and

2. The following uses if located within one-half mile from the center of a light rail station platform or one-half mile from the streetcar line as shown on Exhibit A in section 17.444.150:

• i. Stand-alone surface parking lot;

• ii. Auto-sales, storage, rental that includes inventory that is displayed outdoors;

iii. Drive-through restaurant;

• iv. Equipment rental, sales yard;

• v. Gas station;

• vi. Mini-storage;

vii. Towing service, vehicle storage yard;

viii. Accessory drive-through facility.

D. Parking. The maximum allowable parking spaces for industrial and commercial uses within the parking districts established in section 17.608.030 are as follows:

1. Central Business and Arts & Entertainment - one parking space per 400 gross square feet of building devoted to industrial and commercial uses;

2. Urban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses;

3. Traditional - one parking space per 250 gross square feet of building devoted to industrial and commercial uses; and

4. Suburban - one parking space per 250 gross square feet of building devoted to industrial and commercial uses. (Ord. 2018-0013 § 8)

Exhibit A Exhibit B Exhibit C

Exhibit D

(Ord. 2021-0011 § 15; Ord. 2020-0034 § 2; Ord. 2018-0013 § 8)