Article IX — C-4 Zone-Heavy Commercial Zone

17.216.900 C-4 zone-Purpose.¶

The purpose of the C-4 zone is to provide for warehousing, distribution activities, and commercial uses that have minimal undesirable impact upon nearby residential areas. Minimal light manufacturing and processing are permitted. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.216.910 C-4 zone-Permitted uses.¶

A. Permitted uses. The following uses are permitted by right in the C-4 zone, subject to the limitations specified:

Use	Limitations
1. Residential Uses
Dormitory	Subject to special use regulations in section 17.228.111
Dwelling, multi-unit	Permitted in the central city, subject to special use regulations in section 17.228.117
Low barrier navigation center	Permitted in the central city
Residential care facility
Residential hotel	Permitted in the central city, subject to special use regulations in section 17.228.112
Temporaryresidential shelter(100 or fewer individuals)	Subject to special use regulations in section 17.228.600 et seq.
2. Commercial and Institutional Uses
Adult entertainment business	Subject to special use regulations in section 17.228.102
Amusement center, indoor
Assembly-cultural, religious, social	Subject to special use regulations in section 17.228.128
Athletic club; fitness studio
Auto-sales, storage, rental	Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
Auto-service, repair	Permitted if use is locatedgreater than ½ mile from the center of an existingorproposed light rail stationplatform

Bed and breakfast inn
Childcare center	Subject to special use regulations in section 17.228.113
Cinema(inside the arts and entertainment district)
College extension
Commercial service	This use is limited to 40,000 gross square feet; if use exceeds this limitation, a conditional use permit is required; Area calculation does not include areas that are notpubliclyaccessible
Community clinic	Permitted if use is limited to 10,000 gross square feet per parcel, or up to 25% of gross floor area of a building(s) per parcel, whichever is greater; Subject to special use regulations in section 17.228.118 .
Communitymarket	Subject to special use regulations in section 17.228.124
Equipment-rental, salesyard	Permitted if use is locatedgreater than ½ mile from the center of an existingorproposed light rail stationplatform;
	Repair work ispermitted if confined to a building
Gas station	Gas stations capable of simultaneously fueling not more than 10 vehicles are permitted if use is located greater than ½ mile from the center of an existingorproposed light rail stationplatform;
	Repair work ispermitted if confined to a building
Hotel; motel	Permitted if the project does not involve the demolition or conversion of multi-unit dwellings that exist or are under construction
Laundromat, self-service
Library; archive
Mini storage; locker building	Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform; Subject to special use regulations in section 17.228.106
Mobilehome-sales, storage	Repair work ispermitted if confined to a building
Mortuary; crematory
Museum
Non-profit organization, foodpreparation for off-site consumption	Entire business, includingstorage and display, shall be conducted within a building
Non-profit organization, food storage and distribution	This use is limited to 6,400 gross square feet. Use may include incidental, non-nuisance producing processing, packaging, and fabricatingentirelywithin a building
Nonresidential care facility
Office	Permitted if use is limited to 10,000 gross square feet per parcel, or up to 25% of gross floor area of a building(s) per parcel, whichever isgreater;
Permitted with a conditional use permit if use exceeds 10,000 gross square feet per parcel, or over 25% of gross floor area of a building(s) perparcel, whichever isgreater
Plant nursery	Permitted if use is locatedgreater than ½ mile from the center of an existingorproposed light rail stationplatform
Restaurant
Retail store	This use is limited to 40,000gross square feet; if use exceeds this limitation, a conditional usepermit is required;
	Area calculation does not include areas that are notpubliclyaccessible
School-dance, music, art, martial arts
School, vocational
Theater
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 tobaccoproducts and tobaccoparaphernalia does not exceed 250 square feet.
Towingservice; vehicle storageyard	Subject to special use regulations in section 17.228.107
Veterinary clinic; veterinary hospital	Entire business to be conducted within a building, and no outdoor boarding of animals is allowed; a conditional use permit is required if animals are boarded outside, or entire business is not conducted within a building
Wholesale store	This use is limited to 6,400 gross square feet. Use may include incidental, non-nuisance producing processing, packaging, and fabricatingentirelywithin a building
3. Industrial and Agricultural Uses
Aquaculture	Subject to special use regulations in section 17.228.810 et seq.
Cannabis testing	Subject to special use regulations in article IX of chapter 17.228
Community garden,private(not exceeding3.0 acres)	Subject to special use regulations in section 17.228.810 et seq.
Manufacturing, service, and repair	Permitted if use is limited to 6,400gross square feet;
	Use mayinclude incidental, non-nuisanceproducing processing,packaging, fabricatingentirelywithin a building
Marketgarden(not exceeding3.0 acres)	Subject to special use regulations in section 17.228.810 et seq.
Passenger terminal
Solar energysystem, commercial(city property)	Allowed in this zone and exempt from theprovisions of this title
Warehouse; distribution center	Permitted if use is locatedgreater than ½ mile from the center of an existingorproposed light rail stationplatform

B. Conditional uses. The following uses in the C-4 zone require approval of a conditional use permit, subject to the limitations specified: Allowed if exempt from the conditional use permit requirement pursuant to section 17.228.900.C.

Use	Limitations	Approval Required by: Planning and Design Commission (PDC); Zoning Administrator (ZA); or City Council (CC)
1. Residential Uses
Dwelling, duplex	Permitted where less than ¼ mile from the center of a light rail stationplatform	ZA
Dwelling, multi-unit	Permitted outside the central city if use is located less than ¼ mile from the center of a light rail stationplatform; Subject to special use regulations in section 17.228.117	ZA
Low barrier navigation centers	Permitted outside the central city if use is located less than ¼ mile from the center of a light rail stationplatform	ZA
Mobilehomepark		PDC
Residential hotel	Permitted outside the central city if use is located less than ¼ mile from the center of a light rail stationplatform, subject to special use regulations in section 17.228.112	ZA
Temporary residential shelter (more than 100 individuals)	Subject to special use regulations in section 17.228.600 et seq.	ZA
2. Commercial and Institutional Uses
Adult-related establishment	Subject to special use regulations in section 17.228.103	PDC
Alcoholic beverage sales, off-premises consumption	Subject to special use regulations in section 17.228.108	PDC
Amusement center, outdoor		PDC
Auto-sales, storage, rental	Permitted with a conditional usepermit, subject to special use regulations in section 17.228.127, if-	PDC
	1. Use is located within ¼ mile from the center of an existing or proposed light rail station platform and the entire business, includingstorage and display, is conducted within a building; or

	2. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing orproposed light rail stationplatform.
Auto-service, repair	Permitted with a conditional use permit 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	PDC
Bar; nightclub	Subject to special use regulations in section 17.228.108	PDC
Cannabis dispensary	Subject to special use regulations in article IX of chapter 17.228	ZA/PDC
Cardroom	Subject to licensingregulations in chapter 5.32;	PDC
	A cardroom may not be located within 1,000 feet, measured from the nearest property lines of the affectedparcels, from another cardroom;
	Notwithstanding section 17.232.050, a conditional use permit is not required to enlarge a cardroom on a greater portion of the building or lot on which it is located or to relocate the cardroom to another location on the same lot
Cemetery		PDC
Check-cashingcenter	Subject to special use regulations in section 17.228.121	PDC
Cinema(outside arts and entertainment district)		PDC
College campus		PDC
Commercial service	Permitted with a conditional use permit if use exceeds 40,000 gross square feet; permitted by right if use does not exceed 40,000gross square feet;	ZA
	Area calculation does not include areas that are notpubliclyaccessible
Correctional facility		PDC
Drive-in theater		PDC
Drive-through restaurant	Permitted with a conditional usepermit if-	PDC
	1. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing orproposed light rail stationplatform, 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.
	Prohibited in the Central City unless the drive-through facility is within 500 feet of freeway right-of- way.
	Subject to special use regulations in section 17.228.109
Equipment-rental, sales yard	Permitted with a conditional use permit if use is located within ½ mile from the center of an existing orproposed light rail stationplatform, subject to special use regulations in section 17.228.127;	PDC
	Repair work ispermitted if confined to a building
Firearms business		PDC
Gas station	Gas stations capable of simultaneously fueling not more than 10 vehicles are permitted with a conditional use permit 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.
	Gas stations capable of simultaneously fueling more than 10 vehicles are permitted with a conditional usepermit if-	PDC
	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 freewayright-of-wayor roadwaywith six or more lanes.
	Repair work ispermitted if confined to a building
Golf course; drivingrange		PDC
Gun range; rifle range	Shall, at a minimum, meet the requirements established bythe National Rifle Association for ranges	PDC
Hotel; motel	Allowed with a conditional use permit if the project involves the demolition or conversion of multi- unit dwellings that exist or are under construction	PDC
Kennel		ZA
Mini storage; locker building	Permitted with a conditional use permit 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;
	Subject to special use regulations in section 17.228.106	PDC
Non-profit organization, meal service facility		PDC

Use	Limitations	Approval Required by: Planning and Design Commission (PDC); Zoning Administrator (ZA); or City Council (CC)
Office	Permitted with a conditional use permit if use exceeds 10,000 gross square feet per parcel, or over 25% ofgross floor area of a building(s) perparcel, whichever isgreater;
	Permitted by right if use is limited to 10,000 gross square feet per parcel, or up to 25% of gross floor area of a building(s) per parcel, whichever is greater	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 anyapplicable development standards related to theproposed outdoor market	ZA
Plant nursery	Permitted with a conditional use permit if use is located within ½ mile from the center of an existing orproposed light rail stationplatform, subject to special use regulations in section 17.228.127	PDC
Retail store	Permitted with a conditional use permit if use exceeds 40,000 gross square feet; permitted by right if use does not exceed 40,000gross square feet;
	Area calculation does not include areas that are notpubliclyaccessible	ZA
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
Superstore	Subject to special use regulations in section 17.228.119	PDC
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.	ZA
Transit vehicle-service, repair, storage		PDC
Veterinary clinic; veterinary hospital	Permitted 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
Boat dock; marina		PDC
Cannabis production	Subject to special use regulations in article IX of chapter 17.228. If use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127	ZA
Community garden, private (exceeding 3.0 acres)	Subject to special use regulations in section 17.228.810 et seq.	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

Manufacturing, service, and repair	Permitted with a conditional usepermit if-	PDC
	1. Use exceeds 6,400 square feet and is located within ½ mile from the center of an existing or proposed light rail stationplatform, subject to special use regulations in section 17.228.127; or
	2. Use exceeds 6,400 square feet and is located greater than ½ mile from the center of an existing orproposed light rail stationplatform.
	Use may include incidental, non-nuisance producing processing, packaging, fabricating entirely within a building
Marketgarden(exceeding3.0 acres)	Subject to special use regulations in section 17.228.810 et seq.	ZA
Recyclingfacility	Subject to special use regulation in section 17.228.400 et seq.	ZA/PDC
Solar energy system, commercial (non-city property)	Subject to special use regulation in section 17.228.123	ZA
Surface miningoperation	Subject toprovisions of chapter 17.720	PDC
Warehouse; distribution center	Permitted with a conditional use permit 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	PDC
Well-gas, oil		PDC

C. Accessory uses. The following uses are permitted in the C-4 zone when accessory to a permitted or conditional use, subject to the limitations specified:

Use	Limitations
Accessoryantenna
Accessorydrive-through facility	Subject to special use regulations in section 17.228.110
Child care, in-home(familydaycare home)
Common area
Dwellingunit, accessory	Subject to special use regulations in section 17.228.105
Dwellingunit,junior accessory	Subject to special use regulations in section 17.228.105
Familycare facility
Familydaycare facility
Home occupation	Subject to special use regulations in section 17.228.200 et seq.
Privategarden	Subject to special use regulations in section 17.228.810 et seq.
Recyclingfacility, convenience	Subject to special use regulations in section 17.228.400 et seq.
Tastingroom, on-site	Limited to on-site consumption and off-site sales of malt beverages or wineproduced on thepremises
Urban beekeeping	Subject to section 9.44.330
Watchperson'squarters	The structure shall be limited to 1,000 square feet

D. Prohibited uses. All uses not listed as permitted, conditional, or accessory uses are prohibited in the C-4 zone. (Ord. 2026-0010 § 9; Ord. 2026-0001 § 16; Ord. 2025-0007 § 13; Ord. 2024-0054 § 29; Ord. 2024-0017 § 35; Ord. 2021-0023 § 31; Ord. 2020-0025 § 13; Ord. 2020-0021 § 32; Ord. 2020-0012 § 7; Ord. 2019-0027 § 14; Ord. 2018-0055 § 7; Ord. 2017-0061 § 48; Ord. 2017-0059 § 6; Ord. 2017-0056 § 6; Ord. 2017-0029 § 4; Ord. 2017-0028 § 5; Ord. 2016-0050 § 6; Ord. 2016-0016 § 9; Ord. 2016-0006 § 5; Ord. 2016-0003 § 5; Ord. 2016-0001 § 23; Ord. 2015-0005 § 31; Ord. 2013-0020 § 1; Ord. 2013-0018 § 17; Ord. 2013-0007 § 1)

17.216.920 C-4 zone-Office development.¶

Notwithstanding the limitation stated in section 17.216.910, office use is allowed by right when all of the following requirements are met:

A. The office use does not exceed 40,000 gross square feet per parcel;
B. The office use is in a building with an FAR of 0.4 or greater; and
C. The office use is located within ¼ mile of the center of a light rail station platform. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.216.930 C-4 zone-Height, density, and floor area ratios.¶

A. Height. The maximum height is 75 feet.
B. Density. The maximum density is 60 dwelling units per net acre.
C. Floor area ratios. Minimum and maximum floor area ratios are established in the general plan. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.216.940 C-4 zone-Setbacks.¶

A. Front-yard setback. There is no minimum or maximum front-yard setback.
B. Street side-yard setback. There is no minimum or maximum street side-yard setback.
C. Interior side-yard setback.

Unless paragraph 2 of this subsection applies, there is no minimum interior side-yard setback.
If the interior side-yard lot line abuts the side of a R-zoned or OB-zoned lot and is not separated by an alley, the minimum side-yard setback is five feet.

D. Rear-yard setback.

Unless paragraph 2 of this subsection applies, no rear-yard is required.
If the rear-yard lot line abuts the side of an R- or OB-zoned lot and is not separated by an alley, the minimum rear-yard setback is 15 feet.

E. Levee setback. A minimum 20-foot setback from the landside toe of any flood control levee is required for development less than five acres in size. A minimum 50-foot setback is required from the landside toe of any flood control levee for development five acres or greater in size. No primary or accessory structures may encroach into the levee setback. (Ord. 2017-0061 § 49; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.216.950 C-4 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. 20130007 § 1)

17.216.960 C-4 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 § 50; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)