Chapter 28.60 — C-X RESEARCH AND DEVELOPMENT AND ADMINISTRATIVE OFFICE ZONE

Land classified in a C-X Zone shall also be classified in another zone and the following regulations shall apply to the C-X Zone unless otherwise provided in this chapter; provided, however, that any area classified as a C-X Zone prior to May 11, 1967, shall remain so classified until an underlying zone shall have been applied to such previously existing C-X Zone.

(Ord. 2585, 1957; Ord. 3710, 1974)

It is the intent of this chapter to permit uses in the C-X Zone of the type described below at which the level and intensity of activity is commensurate with that of the surrounding residential area and the basic zone in which the site is located. The intensity of activity of a C-X facility may be considered to be directly related to the number of persons and vehicles traveling to and from the site during a given period of time. The appropriate maximum level of activity for a C-X site will vary considerably depending upon the location of the site, the basic zone category, access to appropriate collector and arterial streets and other similar factors. It is intended that the Planning Commission shall make the determination that the level of activity proposed for a C-X site is appropriate. (Ord. 2585, 1957; Ord. 3710, 1974)

• A. Research and development establishments and related administrative operations; provided that no manufacturing is permitted in a C-X Zone and further provided that such uses or operations are not hazardous, offensive or obnoxious by reason of the emission of odor, dust, heat, glare, gas fumes, smoke, vibrations, electromagnetic or other radiation resulting in radio or television interference, or by reason of the storage or disposal of waste materials or other products of such operations.

The word manufacturing as used herein shall mean the fabrication, assembly or production of articles other than prototypes or models used for experimentation or research. The word prototype is hereby defined as an original or model or pattern from which manufactured, fabricated or assembled products are developed or copied. No prototype, model or pattern shall be built, erected or constructed in a C-X Zone to a scale exceeding the ceiling height of the building in which it or they are erected, constructed or developed, and the erection, fabrication or assembly thereof shall be confined to the interior of the building.

• B. Administrative offices, provided that:

  1. Such offices are not open to or visited by the general public for the purpose of receiving or disbursing goods, services, information, payments or other such routine or frequent activities.

  2. Personnel employment activities shall be limited to those involving personnel to be working at the C-X site.

  3. Classes or training program activities shall be incidental to the administrative use of the premises. The number of persons shall not exceed 10% of the total number of employees regularly (daily) present at the site.

• C. Radio and television transmitting and broadcasting stations, provided that the height of any antenna or similar device exceeding the maximum allowable height established in Section 28.87.260 shall require a conditional use permit (CUP) pursuant to Chapter 28.94 . It is the intent of these administrative office provisions and restrictions to prohibit the conduct of retail, wholesale, service, professional or other business with the general public. These are activities which would cause a large increase in traffic to and from the facility. Necessary visits by service personnel and tradesmen, business calls and other activities normal to a strictly administrative function are intended to be allowed.

• (Ord. 2808, 1961; Ord. 3703, 1974; Ord. 3710, 1974; Ord. 4891, 1994)

Any research and development or administrative office establishment situated in a C-X Zone shall comply with the following standards of performance and operation:

• A. Fire and explosion hazards. There shall be provided and maintained in a good and workable condition adequate and sufficient safety and fire suppression equipment and devices in such locations on the premises as may be necessary to prevent and suppress fire and explosion hazards wherever inflammable or explosive materials are used or stored.

• B. Incineration. There shall be no rubbish or refuse incineration on the premises.

• C. Radiation. All devices emitting radio frequency energy shall be operated in such a manner as to cause no interference with any activity carried on beyond the boundary of the premises of such establishment including but not limited to radio and television interference. Radio frequency energy is electromagnetic energy at any frequency in the radio spectrum between 10 kilocycles and three million megacycles.

• D. Noise. See Chapter 9.16 of this code for noise standards.

• E. Vibration. No equipment, machinery or facility in such establishment shall be operated so as to produce or generate vibration which is perceptible without the aid or instruments to a person of ordinary sensibilities at or beyond the boundary line of the premises.

• F. Emission of dust, heat and glare. No such establishment shall be operated in a manner resulting in the emission of dust or other substances susceptible of being transmitted through the air, or heat or glare to an extent or degree permitting such emission or emissions to extend beyond the boundary line of the premises.

• G. Outdoor storage and waste disposal. All fuel, raw materials, equipment and products used outside the building of such establishment shall be enclosed by a fence, wall or shrubbery planting adequate to conceal such facility from adjacent or nearby residential property. The removal or transference from the premises of such establishment of any such fuel, raw materials or products by natural forces or causes shall be prevented. Suitable closed containers shall be provided and used for the storage of any materials or water products which by their nature are combustible, volatile, dust or odor producing or edible or attractive to rodents, vermin or insects.

• (Ord. 2808, 1961; Ord. 3409, 1970; Ord. 3710, 1974; Ord. 4159, 1982)

A C-X site shall consist of a lot or lots for the location of a single C-X establishment and in the aggregate such site shall consist of not less than two acres in area, provided that in the event topographic features involving steep slopes, gullies or ravines render such two acre minimum size inadequate for the restrictive purposes of this article, the Planning Commission may recommend and the City Council may require additional area to be included in the site as may be reasonably necessary to effect the purpose and intent of this chapter. (Ord. 2585, 1957; Ord. 3710, 1974)

No building in a C-X Zone shall exceed one story or 20 feet in height. (Ord. 2585, 1957; Ord. 2808, 1961; Ord. 3710, 1974)

The following setback requirements shall be observed on all lots within this zone:

• A. Front setback. A front setback of not less than 35 feet shall be provided between the front lot line and all buildings, structures and parking on the lot.

• B. Interior setback. An interior setback of not less than 25 feet shall be provided between the interior lot line and all buildings, structures and parking on the lot.

• (Ord. 5459, 2008)

Not more than 25% of the total area comprising the site of a C-X establishment shall be covered with buildings or structures and not more than 30% of such area shall be used for open parking, loading or delivery uses. (Ord. 2808, 1961; 2585, 1957; Ord. 3710, 1974)

Off-street parking shall be provided as required in Chapter 28.90 of this title. (Ord. 2585, 1957; Ord. 3710, 1974)

The plans and elevations for all buildings and structures to be erected in a C-X Zone shall be reviewed by the Architectural Board of Review, or the Historic Landmarks Commission if the property is located within El Pueblo Viejo Landmark District or another landmark district or if the structure is a designated City Landmark, and alterations are proposed.

(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 4851, 1994)

Each C-X site shall have street frontage and single side dimensions of not less than 150 feet each. (Ord. 2585, 1957; Ord. 3710, 1974)

Before any building or structure is hereafter erected on a C-X site a development plan of said site shall be prepared and submitted by the owner or developer, drawn to a scale of not less than one inch to equal 30 feet, and showing the proposed development of such site. Such development plan shall show the following information:

• A. All buildings existing and proposed, together with the elevation thereof, and showing the outline of exterior walls and roof overhang, including covered walkways.

• B. All outside walkways, driveways, service areas and other developments existing and proposed to the centerline of any adjoining street.

• C. Parking lot layout, showing detail of stalls and landscaping.

• D. Site grading, showing detail of slope treatment including but not limited to planting and erosion control, provided that said grading plan and layout may be submitted on a separate plan.

• E. Said plan shall be submitted for approval to the Planning Commission. (Ord. 2808, 1961; Ord. 3538, 1972; 3710, 1974; Ord. 4361, 1986)

Notwithstanding any provision of law to the contrary, no application for a land use permit for a nonresidential construction project will be accepted or approved on or after December 6, 1989 unless the project complies with the provisions outlined in Development Plan Approval, Chapter 28.85 . (Ord. 4670, 1991; Ord. 5609, 2013)

Following approval of the foregoing required development plan and landscaping plan as aforesaid, the owner or developer of such C-X site shall construct said buildings and install such landscaping in strict accordance with said plans and without material or substantial deviation therefrom, and said buildings and landscaping shall be thereafter maintained in a clean and orderly condition. In order that said premises or establishment, or any part thereof, shall not become offensive or obnoxious to persons occupying residential properties in sight thereof. (Ord. 2808, 1961; Ord. 3710, 1974; Ord. 4361, 1986)

Before a C-X site or portion thereof is occupied for any purpose permitted by this chapter, the owner or his or her agent shall submit to the Division of Land Use Controls a description of the operation proposed for the site together with a statement of the maximum number of employees to be present at the site. The Planning Commission shall review these submissions for conformance with the intent of this chapter and may approve, approve with conditions or disapprove the occupancy as described. Following any such approval by the Planning Commission, the premises shall only be occupied in a manner substantially in accordance with such approval and, specifically, at no time shall the number of employees at the site exceed the maximum number approved. (Ord. 3409, 1970; Ord. 3710, 1974)

The portion of the C-X establishment site area not covered by buildings or structures, parking, driveways or walkways, shall be landscaped according to a plan for such landscaping approved by the City Park and Recreation Commission, as hereinafter provided. There shall also be prepared and submitted by the owner or developer, a landscaping plan and layout prepared by a licensed landscape architect or a licensed landscape contractor, and such plan shall cover all of the site not used for buildings, parking or service areas. The landscaping plan shall be submitted to the Planning Commission with the site development plan, and to the Board of Park and Recreation Commissioners for the recommendation of each of such commissions to the City Council. (Ord. 2585, 1957; Ord. 3710, 1974)