Chapter 17.436

RIVER DISTRICT SPECIAL PLANNING DISTRICT

Sections:

• 17.436.010 Purpose and intent.

• 17.436.020 River District SPD boundaries.

• 17.436.030 River District special regulations.

• 17.436.040 Uses and development standards-General.

• 17.436.050 Nonconforming use regulations.

• 17.436.060 Repair and reconstruction of buildings and structures damaged or destroyed by disaster.

• 17.436.070 Exhibits.

A. The River District special planning district (SPD) establishes procedures to implement the policies and development standards of the River District Specific Plan. The River District Specific Plan designates the land uses within the boundaries of the River District Specific Plan area and is the primary policy and regulatory document used to guide development of the properties within the River District Specific Plan area.

• B. The goals of the River District SPD are to:

1. Establish a greater mix of land uses and intensities to attract private investment;

2. Provide the opportunity for reuse and rehabilitation of heavy commercial and industrial uses; to take advantage of the light rail facilities in the area; and to reduce the number of obsolete and underutilized buildings and sites;

3. Allow for the retention and continued operation of industrial and service-oriented uses;

4. Provide for improved circulation, infrastructure, and community facilities that will serve existing and future needs within the area;

5. Provide for the future creation of a significant residential population within the River District area as industrial uses relocate or are replaced; achieve the housing objectives of the general plan and Central City Community Plan; and provide a jobs-housing balance for future office growth;

6. Provide for the intensification of commercial and office uses within close proximity to the planned and existing light rail stations and Interstate 5;

7. Discourage uses that contribute to visual or economic blight;

8. Promote aesthetic improvements to the area by implementing development standards and design guidelines. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

8. Encourage the preservation of historic structures; and

The River District SPD consists of approximately 748 acres of land within the River District Specific Plan area and is generally bounded by the Sacramento River on the west, the American River on the north, the Sacramento Railyards on the south, and 18th Street on the east. The map in Exhibit A at the end of this chapter shows the boundaries of the River District SPD. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)

Development in the River District SPD is subject to the regulations and development standards set forth in this chapter in addition to the regulations of this title and code. The provisions of this chapter prevail over any conflicting provisions of this title or code. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Allowed uses. Except as provided below, the uses allowed within the River District SPD are the same as the allowed uses outside of the River District SPD. 1. Dwelling, multi-unit. Multi-unit dwellings located in the Heavy Commercial (C-4 SPD) zone are permitted subject to site plan and design review approval. 2. Cannabis dispensary. Cannabis dispensaries are subject to special use regulations in chapter 17.228, except that a planning and design commission conditional use permit is required in the General Commercial (C-2 SPD) and Heavy Commercial (C-4 SPD) zones. 3. Support commercial in the Office zone. Retail, commercial services, and restaurants are allowed to occupy greater than 50% of the gross floor area in the Office (OB SPD) zone, subject to the approval of a zoning administrator conditional use permit. 4. Manufacturing, service, and repair. Manufacturing, service, and repair in the C-4 zone in an existing building within ½ mile from the center of an existing or proposed light rail station platform is not subject to section 17.228.127. 5. A residential care facility or nonresidential care facility requires a zoning administrator conditional use permit. 6. A dormitory requires a zoning administrator conditional use permit and is subject to section 17.228.111. B. Development standards. 1. Height. The height standards for all parcels in the River District SPD are set out in Exhibit B at the end of this chapter. a. Design review or preservation review conducted at the director or commission level under chapter 17.808 may address and modify the required height to achieve the intent and purposes of the River District Urban Design Guidelines. b. The director or commission may approve up to an additional 50 feet of height for development on the west side of Interstate 5 if a public observation deck is incorporated into the building consistent with the River District Urban Design Guidelines. 2. Density. A higher density may be approved in the Multi-unit dwelling (R-3A SPD) and Residential Mixed Use (RMX-SPD) zones upon the issuance of a planning and design commission conditional use permit pursuant to and subject to the findings required by section 17.808.200 and consistent with the applicable density range established by the city's general plan. 3. Setbacks on Richards Boulevard. Notwithstanding other provisions of this chapter, the minimum setback on the north side of Richards Boulevard from North 7th Street to North 16th Street is 35 feet; provided, upon establishment of a 30-foot wide right-of-way at this location for light rail transit purposes, the minimum setback is five feet. 4. Parking. If the use of an existing building is changed to another use that is consistent with this chapter, the following parking requirements apply. a. If the change of use is not accompanied by a building expansion or reconstruction, no additional parking is required. b. If the change in use is accompanied by a building expansion, the new use must meet the parking requirements only as applied to the square footage added by the expansion. c. If the change in use is accompanied by the building demolition and rebuilding, in whole or in part, the new use must conform to all applicable parking requirements. 5. Building design to accommodate ground floor retail. New buildings shall be designed to accommodate future ground floor retail uses consistent with Exhibit C at the end of this chapter and the River District Urban Design Guidelines. The design review or preservation review conducted under chapter 17.808 may address and modify or waive the ground floor retail accommodation requirement, provided that the design or preservation review is performed at the director or commission level.

o accommodate future ground floor retail uses consistent with Exhibit C at the end of this chapter and the River District Urban Design Guidelines. The design review or preservation review conducted under chapter 17.808 may address and modify or waive the ground floor retail accommodation requirement, provided that the design or preservation review is performed at the director or commission level.

6. Open space. Open space requirements shall be satisfied on-site; provided the planning and design commission may approve a conditional use permit pursuant to and subject to the findings required by section 17.808.200 to allow not more than 20% of the required open space off-site. Required off-site open space shall be located within the River District SPD. 7. Outdoor storage. Storage for appliance repair shops; cabinet shops; contractor storage yards; building/landscape contractor shops; equipment rental and sales yards; furniture refinishing; retail lumber yards; truck and tractor sales, service, and repair; and warehouse and distribution centers shall be inside an enclosed building or, if located outdoors, shall be completely screened from street views with landscaping or solid fencing. C. Notice of industrial uses. To avoid conflicts and incompatibility between existing industrial uses and new development in the River District SPD, the city, as a condition of approval of any application for new development, may require the owners and developers of the new development to provide written notice of the existing industrial uses and potential impacts associated with the continued use and operation of such industrial uses, to tenants and occupants of the new development. (Ord. 2020-0021 § 45; Ord. 2018-0055 § 15; Ord. 2017-0059 § 17; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. General. Except as provided below, the nonconforming use regulations set forth in chapter 17.232 apply to nonconforming uses, deemed conditional use permits and variances, and deemed site plan and design review approval apply to uses, buildings, structures, and lots within the River District SPD.

B. Discontinuance of nonconforming uses. Notwithstanding the provisions of section 17.232.100: 1. Except as provided in subsection C of section 17.232.100, if a nonconforming use of a lot, building, or structure is discontinued for a continuous period exceeding four years, the right to continue the nonconforming use expires for discontinuance of use. 2. The zoning administrator may approve a single extension of time of not more than two years to resume the operation of a nonconforming use upon a showing of good cause and a determination that the applicant has made reasonable and diligent efforts to resume the nonconforming use. The application for an extension of time to resume the operation of a nonconforming use shall be filed not less than 30 days prior to the expiration of the four year period within which the nonconforming use may be resumed by right. The application for extension of time shall be noticed and heard, and shall be subject to appeal, in the same manner as an application for a zoning administrator conditional use permit. C. Allowed expansion of nonresidential nonconforming uses. Notwithstanding the provisions of chapter 17.232, a nonconforming nonresidential use may be enlarged within the building it occupies; enlarged; increased to occupy a greater area of land than that occupied by the use at the time the use became nonconforming; or moved in whole or in part to any other portion of the lot or parcel of land occupied by the nonconforming use upon the approval of a zoning administrator conditional use permit pursuant to, and subject to the findings required by, section 17.808.200.

D. Change from a nonconforming use to another nonconforming use. Notwithstanding the provisions of section 17.232.090.A, an existing nonconforming use is permitted by right to change to another nonconforming use if the new nonconforming use is listed in Table 1 below. The zoning administrator may approve a conditional use permit pursuant to, and subject to the findings required by, section 17.808.200 to allow a nonconforming use to be changed to another nonconforming use listed in Table 2 below.

Table 1: Nonconforming Use Change Permitted by Right

Appliance repair shop Assembly of electrical or electronic equipment Assembly of plastic or rubber items Beverage bottling plant Billboard manufacture Building/Landscape contractor shop Cabinet shop Cement or clay products manufacturing Cleaning plant, commercial Contractor storage yard Equipment-rental, sales yard

Furniture refinishing Garment shop Janitorial service company Laboratory Laundry, commercial plant Lumber yard, retail Machine shop Manufacturing, assembly, and treatment of merchandise Monument works, stone Plant nursery Printing and blueprinting RV storage (commercial) Warehouse; distribution center Wholesale stores and distributors

Table 2: Nonconforming Use Change With Zoning Administrator Conditional Use Permit

Auto dismantler Concrete batch plant Food processing plant Fuel storage yard Junk yard Planing mill Recycling facility-minor, major, greenwaste Terminal yard, trucking Towing service; vehicle storage yard Truck and tractor-sales, service, and repair

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

A. If a building or structure has a deemed approved site plan and design review permit with a deviation from applicable design guidelines and development standards under section 17.232.070, and is damaged or destroyed by disaster, the building or structure may be repaired or reconstructed as provided in sections 17.232.070 and 17.808.410.B, except the repaired or reconstructed building or structure may differ in height, lot coverage, design, or other features if it complies with the development standards for new development in the River District SPD.

B. Notwithstanding the provisions of section 17.808.410, the zoning administrator may approve a single extension of time of not more than two years to commence the repair or reconstruction of a damaged or destroyed building or structure within the River District SPD upon a showing of good cause and a determination that the applicant has made reasonable and diligent efforts to commence the repair or reconstruction of the building or structure. The application for extension of time to commence the repair or reconstruction of the building or structure shall be filed not less than 30 days prior to expiration of the two year period for commencement of work under section 17.808.410.B. The application for extension of time shall be noticed and heard, and shall be subject to appeal, in the same manner as an application for a zoning administrator conditional use permit.

C. If a nonconforming use of the building or structure existed at the time the building or structure was damaged or destroyed by disaster, the use may be resumed within the time stated in section 17.232.100.A, or not later than six months following issuance of a certificate of occupancy or approval of final inspection of the repair or reconstruction work, whichever is later. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

Exhibit A: River District Specific Plan Boundary

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Exhibit B: Maximum Allowed Height (Measured from Existing Grade)

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Exhibit C: Ground Floor Retail Accommodation

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

Chapter 17.440

RAILYARDS SPECIAL PLANNING DISTRICT

Sections:

17.440.010 Purpose and intent. 17.440.020 Railyards SPD boundaries. 17.440.030 Railyards special regulations. 17.440.040 Site plan and design review. 17.440.050 R-5 high-rise residential zone. 17.440.060 C-1 limited commercial zone. 17.444.070 C-2 general commercial zone. 17.440.080 C-3 central business district zone. 17.440.090 H hospital zone. 17.440.104 M-2 heavy industrial zone. 17.440.106 TC transportation corridor.

• 17.440.110 Parks and recreational facilities.

• 17.440.120 Development permitting process.

• 17.440.130 Parking on unimproved or vacant parcel.

17.440.140 Exhibits.

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

ection, 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 Railyards 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 Railyards SPD.

C. Prohibited uses. In addition to the uses prohibited in the C-2 zone outside the Railyards SPD, the following uses are prohibited in the C-2 zone inside the Railyards SPD: 1. Auto-service, repair; 2. Drive-in theater; 3. Drive-through restaurant; 4. Equipment rental, sales yard; 5. Gas station; 6. Mini storage; 7. Mobilehome - sales, storage; 8. Towing service; vehicle storage yard; and 9. Wholesale store and distributor. D. Development standards. The development standards applicable to development in the C-2 zone outside the Rail-yards SPD are applicable to development in the C-2 zone inside the Railyards SPD, except as follows: 1. Residential density. The maximum density is 60 dwelling units per net acre. 2. Floor area ratio. The maximum FAR for nonresidential and mixed use development is 1.0 per parcel. 3. Height. The maximum height is 120 feet, as shown in Exhibit B of this chapter. 4. Street wall height. The maximum street wall height is 65 feet. (Ord. 2021-0011 § 6; Ord. 2016-0045 § 2) 17.440.080 C-3 central business district zone. A. Allowed uses. Except as provided below, the uses permitted in the C-3 zone outside the Railyards SPD are allowed in the C-3 zone inside the Railyards 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 Railyards 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 Railyards SPD. C. Prohibited uses. In addition to the uses prohibited in the C-3 zone outside the Railyards SPD, the following uses are prohibited in the C-3 zone inside the Railyards SPD: 1. Auto - service, repair; 2. Check-cashing center; 3. Correctional facility; and 4. Gas station. D. Development standards. The development standards applicable to development in the C-3 zone outside the Rail-yards SPD are applicable to development in the C-3 zone inside the Railyards SPD, except as follows: 1. Residential density. The minimum and maximum density requirements for residential development are established in the general plan. 2. Floor area ratio. The minimum and maximum FAR requirements for nonresidential and mixed use development are established in the general plan. 3. Height. There are no maximum height limits, except as described below and as shown in Exhibit B of this chapter. a. Depot District. The maximum height for buildings located on lot 46 that front 7th Street is 120 feet. b. Central Shops District and Transition Zone. i. The maximum height for buildings on lot 9a is 100 feet. ii. The maximum height for buildings on lot 9b is 85 feet. ii. Except for lot 18, the maximum height for new buildings on lots within the Central Shops Historic District is 24 feet. iv. The maximum height for new buildings on lot 18 is 40 feet. c. West End District. The maximum height for buildings on lots 15a, 15b, 15c, and 15d is 85 feet. d. East End District. The maximum height for buildings on the south side of Railyards Boulevard east of 7th Street is 120 feet.

18, the maximum height for new buildings on lots within the Central Shops Historic District is 24 feet. iv. The maximum height for new buildings on lot 18 is 40 feet. c. West End District. The maximum height for buildings on lots 15a, 15b, 15c, and 15d is 85 feet. d. East End District. The maximum height for buildings on the south side of Railyards Boulevard east of 7th Street is 120 feet.

e. Riverfront District. The maximum height for buildings in the Riverfront District is 450 feet subject to a building design with stepped-down heights toward the Sacramento River approved as part of the site plan and design review under chapter 17.808.

4. Street wall height. The maximum street wall height is 65 feet, except that the maximum street wall height on lots that front Railyards Boulevard west of 7th Street is 85 feet.

5. Setbacks. Except as specified below, a minimum of 75% of the building frontage shall be established along the build-to line and up to 100% of the building frontage may be established along the build-to line. Public open space that is part of or adjacent to building frontage is not calculated in the minimum build-to-line percentage.

• a. Central Shops Historic District. Street walls and building frontages on lot 9b shall be set back a minimum of 30 feet from any historic structure located on lot 26, as shown in exhibit C of section 17.440.130.

b. Riverfront District. Buildings and structures shall be set back a minimum of 80 feet from the property line adjacent to the waterfront. (Ord. 2021-0011 § 7; Ord. 2016-0045 § 2)

A. Allowed uses. Except as provided below, the uses allowed in the H zone outside the Railyards SPD are allowed in the H zone inside the Railyards SPD. The following additional uses are allowed in the H zone inside the Railyards SPD: 1. Major medical facility. A major medical facility and the ancillary uses identified in subsection A.1.a., below, are allowed in the H zone, subject to the following development and operational standards: a. The major medical facility and ancillary uses may not exceed:

i. 658,000 square feet of hospital (420 in-patient bed maximum);

ii. 510,000 square feet of medical clinic or office building;

iii. 60,000 square feet of central utilities building;

iv. 3,000 total parking stalls in no more than two parking structures, provided that neither parking structure may contain more than 1,500 stalls; and v. 200 permanent surface parking stalls.

• b. The owner or operator of the major medical facility shall:

i. Post in a conspicuous location a sign that includes the name and 24-hour phone number of the person to contact in the event of an emergency involving the facility; ii. Provide and operate a video surveillance system; iii. Maintain onsite security during business hours and cooperate with the police department on security enforcement matters; iv. Take reasonable measures to control the conduct of patients and other invitees; v. Provide evidence satisfactory to the city manager's designee that the owner or operator has adopted and implemented a patient discharge and aftercare policy for the major medical facility that complies with applicable federal and state laws and regulations; and vi. Leave unlocked during business hours any perimeter fence that fully-encloses the major medical facility, except that a fence that fully-encloses the central utilities building may be locked at any time. c. Any material modification of the conditions described in subsection A.1.b. requires a conditional use permit. d. All improvements related to the major medical facility and the ancillary uses are subject to commission-level site plan and design review under chapter 17.808. 2. Nonresidential care facility. A nonresidential care facility is allowed if the owner or operator: a. Posts in a conspicuous location a sign that includes the name and 24-hour phone number of the person to contact in the event of an emergency involving the facility; and b. Provides and operates a video surveillance system. 3. Produce stand; 4. Outdoor market; 5. Athletic club; fitness studio; 6. Commercial service; 7. Restaurant; 8. Retail store not exceeding 6,400 square feet; and 9. Residential care facility located on lots that front 5th Street. A residential care facility is allowed on a lot that fronts 5th Street if the owner or operator of the residential care facility: a. Provides in a conspicuous location a sign that includes the name and 24-hour phone number of the person to contact in the event of an emergency involving the facility; and b. Provides and operates a video surveillance system. B. Conditional uses. 1. Except as provided in subsection B.2., 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 H zone outside of the Railyards SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the H zone inside the Railyards SPD. 2. The following additional uses require approval of a conditional use permit in the H zone inside the Railyards SPD: a. Major medical facility and ancillary uses that exceed the development standards in subsection A.1.a.; b. Hotel; motel; c. Dwelling, multi-unit; d. School, vocational; e. Retail store exceeding 6,400 square feet; and f. Residential care facilities on lots that do not front 5th Street. C. Development standards. The development standards applicable to development in the H zone outside the Rail-yards SPD are applicable to development in the H zone inside the Railyards SPD, except as follows: 1. Residential density. The maximum density is 450 dwelling units per net acre. 2. Floor area ratio. The minimum and maximum FAR requirements for nonresidential and mixed use development are established in the general plan. 3. Height. There is no maximum height limit. 4. Street wall height. The maximum street wall height in the H zone is: a. 85 feet along Railyards Boulevard. b. 125 feet along Bercut Drive. c. 125 feet along South Park Street from Bercut Drive to Hopkins Walk. d. 65 feet along 5th Street. e. 65 feet along South Park Street from Hopkins Walk to 5th Street. 5. Setbacks. One hundred percent of the building frontage is allowed along the build-to line. 6. Entrances. All vehicular ingress from, and egress to, Railyards Boulevard must be at signalized intersections.

Bercut Drive. c. 125 feet along South Park Street from Bercut Drive to Hopkins Walk. d. 65 feet along 5th Street. e. 65 feet along South Park Street from Hopkins Walk to 5th Street. 5. Setbacks. One hundred percent of the building frontage is allowed along the build-to line. 6. Entrances. All vehicular ingress from, and egress to, Railyards Boulevard must be at signalized intersections.

7. Parking. A maximum of three parking stalls per in-patient hospital bed and three and one-half parking stalls per 1,000 square feet of medical clinic or office building is allowed. (Ord. 2016-0045 § 2)

17.440.104 M-2 heavy industrial zone.

The M-2-SPD zone corresponds to the transportation use designation in the Railyards Specific Plan. This zone is intended to regulate land uses around, within, above, and below public transportation corridors to ensure the development is consistent with the Railyards Specific Plan. This zone allows for dense transitoriented development, including retail, office, hotel, and residential uses typical of the Central Business District.

A. Allowed uses. Except as provided below, the uses allowed in the M-2 zone outside the Railyards SPD are allowed in the Railyards M-2-SPD zone. The following additional uses are allowed in the Railyards M-2-SPD zone:

1. Cinema;

2. Commercial service;

3. Community garden, public;

4. Dwelling, multi-unit;

5. Hotel, motel;

6. Manufacturing, service, and repair (this use is limited to 6,400 gross square feet and may include incidental, non-nuisance producing processing, packaging, and fabricating entirely within a building)

7. Office;

8. Passenger terminal;

9. Plant nursery (permitted if use is conducted in conjunction with a community garden, public);

10. Restaurant; and

11. Retail.

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 M-2 zone outside the Railyards SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the Railyards M-2-SPD zone.

2. Auto rental in the M-2 zone require a conditional use permit approved by the Zoning Administrator in accordance with section 17.808.200.

C. Prohibited uses. In addition to the uses prohibited in the M-2 zone outside the Railyards SPD, the following uses are prohibited in the Railyards M-2-SPD zone:

1. Adult entertainment business;

2. Adult-related establishment;

3. Airport;

4. Animal slaughter;

5. Auto - sales, repair, dismantler;

6. Boat dock; marina;

7. Cannabis cultivation;

8. Cannabis dispensary;

9. Cannabis distribution;

10. Cannabis manufacturing; 11. Cannabis testing; 12. Contractor storage yard; 13. Cardroom; 14. Cemetery; 15. Correctional facility; 16. Drive-in theater; 18. Equipment - rental, sales yard; 19. Firearms business; 20. Fuel storage yard; 21. Gas station; 22. Golf course; driving range; 23. Gun range; rifle range; 24. Hazardous waste facility; 25. Heliport; helistop; 26. High voltage transmission facility; 27. Junk yard; 28. Kennel; 29. Livestock yard; 30. Lumber yard, retail; 31. Mini storage; locker building; 32. Mobilehome-sales, storage; 33. Mobile home park; 34. Mortuary, crematory; 35. Non-profit organization, meal service facility;

11. Non-residential care facility;

12. Recycling facility, convenience (includes accessory recycling facility, convenience);

13. Solid waste landfill;

14. Solid waste transfer station;

15. Stand-alone surface parking lot (as defined in section 17.444.020); 41. Superstore;

16. Surface mining operation;

17. Tobacco retailing;

18. Towing service; vehicle storage yard;

19. Terminal yard, trucking;

20. Tractor or heavy truck sales, storage, rental;

21. Tractor or heavy truck service, repair;

22. Warehouse; distribution center; and

23. Well - gas, oil.

D. Development standards. The development standards applicable to development in the M-2 zone outside the Rail-yards SPD are applicable to development in the Railyards M-2- SPD zone, except as follows: 1. Residential uses. The provisions of this title relating to height, yard, lot coverage/building size, and lot area per dwelling unit requirements for the C-3 zone apply in the Railyards M-2-SPD zone. 2. Open space requirements for multi-unit dwellings. Sections 17.600.135.A and 17.600.135.C.2, related to open space for multi-unit dwellings, do not apply within the Railyards M-2-SPD zone. All other provisions of section 17.600.135 apply. a. A combination of private and common open space shall be provided for new multi-unit 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 width of 5 feet. Common open space must have a minimum width of 20 feet. b. Notwithstanding subsection 2.a of this section, open space is not required for projects consisting of the conversion of a nonresidential building to a multi-unit dwelling. (Ord. 2021-0011 § 9)

The TC-SPD zone corresponds to the transportation use designation in the Railyards Specific Plan. This zone is intended to regulate land uses around, within, above, and below public transportation corridors to ensure the development is consistent with the Railyards Specific Plan. This zone allows for limited and dense transit-oriented development, including restaurant and retail uses typical of a passenger terminal. A. Allowed uses. Except as provided below, the uses allowed in the TC zone outside the Railyards SPD are allowed in the Railyards TC-SPD zone. The following additional uses are allowed in the Railyards TC-SPD zone: 1. Passenger terminal;

2. Restaurant; and

3. Retail (limited to 40,000 gross square feet; if use exceeds this limitation, a conditional use permit is required). 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 TC zone outside the Railyards SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the Railyards TC-SPD zone. 2. Auto rental in the TC zone require a conditional use permit approved by the Zoning Administrator in accordance with section 17.808.200 3. Retail uses exceeding 40,000 gross square feet in the TC zone require a conditional use permit approved by the Planning and Design Commission in accordance with section 17.808.200. C. Prohibited uses. Section 17.224.310.D, related to other uses not specifically listed in section 17.224.310, do not apply within the Railyards SPD. All uses not listed as permitted, accessory, or conditional uses are prohibited in the Railyards TC-SPD zone. The following uses are prohibited in the Railyards TC-SPD zone: 1. Contractor storage yard; 2. Correctional facility;

4. Drive-in theater;

5. Drive-through restaurant (includes accessory drive-through facility); 5. Golf course; driving range; 6. Heliport; helistop; 7. High voltage transmission facility; 8. Home occupation; 9. Kennel; 10. Recycling facility, convenience (includes accessory recycling facility, convenience); 11. Solid waste landfill; 12. Solid waste transfer station; 13. Surface mining operation; 14. Temporary residential shelter; 15. Tobacco retailing; 16. Veterinary clinic; veterinary hospital; and 17. Well - gas, oil. D. Change of use to existing buildings in the TC zone. Section 17.224.310.E, related to change of use to existing build-ings in the TC zone, do not apply within the Railyards SPD. A conditional use permit by the Zoning Administrator 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. E. Development standards. Section 17.224.320, related to development standards specific to the TC zone, do not apply within the Railyards SPD. Notwithstanding section 17.224.320 of this title, height, setbacks, parking, landscaping, signage, exterior building materials, lighting, and mechanical/utility/communications equipment shall be reviewed and approved as a part of the site plan and design review process in the Railyards TC- SPD zone. (Ord. 2021-0011 § 10)

A. The city, in its sole discretion, may deem land under the Interstate 5 freeway within the Railyards SPD as satisfying the requirements of a buildable acre as defined in section 17.512.020.B.2.

B. If the property to be subdivided within the Railyards SPD is subject to a valid and enforceable development agreement, the city, in its sole discretion, may reduce the obligation to dedicate land pursuant to the factor established under section 17.512.020.B.3 and calculated by the formula in section 17.512.040. (Ord. 2021-0011 § 11; Ord. 2016-0045 § 2)

A. Design review. The Railyards SPD is included in the Railyards design review district. Design review is required for all development in the Railyards SPD that is not subject to review under subsection B. Design review is conducted under the site plan and design review process in chapter 17.808.

B. Preservation review. All development within the Central Shops Historic District and Water Tower lot 4e is subject to preservation review conducted as site plan and design review under chapter 17.808. In addition, the preservation director shall review the following and forward recommendations for conditions and design modifications to the urban design manager:

1. Projects within the Central Shops transition zone (generally bounded by Camille Lane, 5th Street, the relocated rail easement, and Interstate 5 and as shown in Exhibit C of this chapter); and

2. Buildings on Lot 4d that front Water Tower Lot 4e.

C. Application -Submittal. The applicant shall submit an application and plans in conformance with chapter 17.800. Each application must include a report demonstrating that the proposed development is fully compliant with the Railyards Specific Plan subsequent environmental impact report and mitigation monitoring program. (Ord. 2021-0011 § 12; Ord. 2016-0045 § 2)

Notwithstanding the provisions of chapter 10.44, it is not unlawful to park a vehicle on an unimproved or vacant parcel within the Railyards SPD if the parcel is subject to a valid and enforceable development agreement that addresses parking on the unimproved or vacant parcel. (Ord. 2016-0045 § 2)

17.440.140 Exhibits.

Exhibit A

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Exhibit B
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Exhibit C

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(Ord. 2021-0011 § 14)

Chapter 17.442

ENTERTAINMENT AND SPORTS CENTER SPECIAL PLANNING DISTRICT

Sections:

17.442.010 Purpose and intent.

• 17.442.020 ESC SPD boundaries.

• 17.442.030 Conflicting requirements.

17.442.040 Uses.

• 17.442.050 Development and design standards.

• 17.442.060 Development permitting process.

• 17.442.070 Subdivision maps.

17.442.010 Purpose and intent.

A. The Entertainment and Sports Center special planning district (ESC SPD) provides specific development procedures in recognition of the unique position of the surrounding property to the city's Entertainment and Sports Center. This SPD intends to further the city's goals of urban infill through facilitating and encouraging the development of the district and surrounding properties, by limiting certain uses, providing site specific development standards, and providing a streamlined approval process.

The ESC SPD will regulate uses, permit approval processes, and will regulate development standards for the physical development of the property, along with the Central City Urban Design Guidelines.

• B. The goals of the ESC SPD are to:

1. Develop up to 1.5 million square feet of mixed-use development (office, hotel, retail, and residential);

2. Develop property in a manner to respond to, support, and further the unique site conditions and adjacency to the Entertainment and Sports Center;

3. Ensure on-site architectural design themes are able to be creative and forward-thinking while being compatible with surrounding developed properties;

4. Provide north-south and east-west connections from public streets into the plaza surrounding the entertainment and sports center to connect the downtown core and create view corridors and pedestrian access;

5. Provide safe, dynamic, and attractive mixed-use development to encourage 24-hour activities that support an active streetscape and strengthen connections between the waterfront, the Convention Center, the Capitol, and the Railyards and intermodal facilities;

6. Provide facilities that complement a variety of transportation modes including public transit, bicycling, walk-ing, and driving;

7. Discourage uses that contribute to visual or economic blight;

8. Promote aesthetic improvements to the area by implementing development standards and the Central City Urban Design Guidelines. (Ord. 2014-0014 § 1)

• 17.442.020 ESC SPD boundaries.

The ESC SPD is within the Central City, and generally bounded by 3rd Street to the west, J Street to the north, 7th Street to the east, and L Street to the south. Exhibit A provides a specific diagram of the ESC SPD boundaries. (Ord. 2014-0014 § 1)

17.442.030 Conflicting requirements.

Development within the ESC SPD area shall be subject to the special rules and regulations set forth in this chapter, in addition to the other regulations of this title and code. The provisions of this chapter prevail over any conflicting provisions of this title or code. (Ord. 2014-0014 § 1)