Chapter 18.52
COMMERCIAL DISTRICTS (C)

Sections:

Article I. General

18.52.005    Specific purposes.

18.52.010    CO, CN, CC, CS, CSD, CW and CP districts – Land use regulations.

18.52.015    Repealed.

Article II. Development Standards

18.52.100    Review of plans.

18.52.115    CO, CN, CC, CS, CSD, CW and CP districts – Property development regulations.

18.52.120    Residential development.

18.52.130    Planting areas – C districts.

18.52.140    Fences and walls – C districts.

18.52.150    Blank walls in the CP district.

18.52.160    Modified development standards for pedestrian-oriented design in the CO, CN, CC and CP districts.

Article III. Performance Standards

18.52.200    CP district.

Article I. General

18.52.005 Specific purposes.

A. The specific purposes of commercial district regulations are to:

1. Provide appropriately located areas consistent with the general plan for a full range of office, retail, pedestrian commercial, and service uses needed and wanted by residents of, and visitors to, the city and region;

2. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

3. Create suitable environments for various types of commercial uses, and protect them from the adverse effects of inharmonious uses;

4. Minimize the impact of commercial development on adjacent residential districts;

5. Provide opportunities for institutional residential development on the site of commercial development or on separate sites in certain commercial districts;

6. Ensure the provision of sufficient off-street parking and loading facilities;

7. Provide sites for public and semipublic uses needed to complement commercial development or be compatible with a commercial environment.

B. The additional purposes of specific commercial districts are as follows:

1. Commercial Office (CO). To provide a landscaped environment for institutional, administrative, and professional office development of residential scale, including hospitals, related medical facilities and limited retail and commercial service uses, that are protected from the more intense levels of activity associated with community and neighborhood-serving, retail commercial development;

2. Neighborhood Commercial District (CN). To provide sites for businesses serving the daily needs of nearby residential areas while establishing development standards that complement the surrounding residential environment and that prevent significant adverse effects on adjoining residential uses;

3. Community Commercial District (CC). To provide for commercial centers and individual structures on sites that are located within reasonable distance of high densities of residences or that are served by local and regional transportation and transit systems. These sites typically host a wide variety of local- and regional-serving commercial establishments, including businesses selling home furnishings, apparel, durable goods, and specialty items. Support facilities such as personal services, entertainment, eating-and-drinking establishments and institutional uses are also allowed, subject to certain limitations to avoid adverse effects on adjacent uses;

4. Service Commercial District (CS). To provide opportunities for retail and service businesses on transitional sites between commercial and industrial areas, including businesses not allowed in other commercial districts because they have industrial characteristics, require heavy vehicle or truck traffic, or have certain other adverse impacts;

5. Downtown Service Commercial District (CSD). To provide opportunities for service commercial uses that require vehicle or truck traffic, including contractors, repair establishments and retail sales of durable goods, within the downtown but outside of the pedestrian commercial core. Development standards are created for the district that are unique to the downtown location of the district and that reflect the existing development pattern.

6. Waterfront Commercial District (CW). To provide opportunities for commercial development that enhances the city’s waterfront, that serves as an attraction for residents and visitors, and that incorporates services that are related to the waterfront. Guest-serving and pedestrian-oriented uses, including retail, restaurant, recreational and hotel facilities, are encouraged throughout the district. Offices, research and development, and marine service establishments such as boat repair and storage are also allowed, subject to limitations that ensure that such uses do not detract from the pedestrian space within the district;

7. Pedestrian Commercial District (CP). To provide a vibrant destination area that caters to pedestrian shoppers and visitors in the downtown commercial core. Permitted uses on ground floor along the primary corridor consist primarily of pedestrian-oriented retail, entertainment, restaurants, and galleries. Office uses are permitted above/below the ground floor and beyond the primary corridor of the CP district to increase the downtown population and employment/shopper base without detracting from the ground floor pedestrian retail synergy desired along the primary corridor. The district is intended to create a place for pedestrian-oriented activity by providing inviting, visually interesting, human-scale architecture, pedestrian-friendly storefronts, outdoor dining opportunities, and a limited number of (public) parking facilities. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990.]

18.52.010 CO, CN, CC, CS, CSD, CW and CP districts – Land use regulations.

In the following schedule, the letter “P” designates use classifications permitted in commercial districts. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” that follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator. The symbol (–) under any of the zoning district columns indicates that the use is not allowed in that particular district.

CO, CN, CC, CS, CSD, CW AND CP DISTRICTS – LAND USE REGULATIONS 

P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	CO	CN	CC	CS	CSD	CW	CP
Residential
Congregate care residential	U	L-108	U	–	–	–	–
Day care home
Small	P	P	P	P	P	P	P
Large	Z	Z	Z	Z	Z	Z	Z
Group residential	U	–	–	–	–	–	–
Multifamily residential	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Senior housing	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Supportive housing	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Transitional housing	L-108	L-108	L-108	L-108	L-108	L-108	L-109
Governmental and Quasipublic
Club and lodge	U	U	U	U	U	U	P, L-110
College, public or private	L-32	L-32	L-32	L-32	L-32	L-32, L-109	U
Convalescent facility	U	U	–	–	–	–	–
Cultural institution	P	P	P	P	P	P	P
Day care, general	U	U	U	U	U	U	U
Emergency shelter	–	–	–	L-3	–	–	–
Government office	L-27	L-27	L-27	L-27	L-27	L-27	P, L-167
Hospital	U	–	U	U	–	–	–
Maintenance and service facility	–	–	–	L-112	L-112	L-112, L-113	–
Park and recreation facility	L-2	L-2	L-2	L-2	L-2	L-2	L-2
Public parking facility	L-114	L-114	L-114	L-114	L-114	L-114	L-114
Public safety facility	P	P	P	P	P	P	P, L-115
Public transit terminal	U	U	U	U	U	L-116	U
Religious assembly	L-117	L-117	L-117	L-117	L-117	L-109, L-117	P, L-110
Residential care, protective	U	U	–	–	–	–	–
School, public or private	L-32	L-32	L-32	L-32	L-32	L-32, L-109	–
Telecommunication facility	P	P	P	P	P	P	P
Utility, minor	P	P	P	P	P	P	P
Yacht club	–	–	–	–	–	U	–
Commercial
Adult business	–	–	L-4	L-4	–	–	–
Ambulance service	–	–	L-112	P	P	–	–
Animal sales and service
Animal boarding	–	–	–	U	–	–	–
Animal grooming	U	L-118	L-118	P	P	–	U, L-168
Animal hospital	U	U	U	U	U	–	U
Animals – Retail sales	–	P	P	P	P	P	P
Artist’s studio	U	P	P	P	P	L-119	P, L-169
Bakery, commercial	–	–	U	U	P	L-119	U, L-173
Bank and savings and loan	U	P	P	P	P	P	P, L-169
ATM	P	P	P	P	P	P	P
Campground	–	–	–	U	–	U	–
Cannabis delivery	–	–	L-175, L-176	L-175, L-176	–	–	–
Cannabis retail	–	–	L-175, L-176	L-175, L-176	–	–	–
Commercial filming and communications	–	L-122	L-123	L-123	L-123	L-109	P, L-115
Commercial recreation and entertainment
Within building	L-5	L-5	U	U	U	U	U
Outdoor facility	–	–	U	U	–	U	L-124
Limited	L-6	U	U	U	U	U	U
Drive-through retail or service	–	U	U	U	U	–	U, L-170
Eating and drinking establishment
Food shop	–	P	P	P	P	P	L-125
Restaurant, full-service	U	P	P	P	P	P	P
Restaurant, self-service	L-7	L-8	L-8	P	P	P	P
Restaurant, take-out	–	P	P	P	P	P	P
Restaurant with drive-in service	–	–	U	U	U	–	–
Restaurant with full alcoholic service	U	U	U	U	U	U	L-126, L-127
Restaurant with outdoor dining	L-128	L-128	L-128	L-128	L-128	L-128	L-128
Alcoholic beverage establishment	–	U	U	U	U	U	U, L-126
Alcoholic beverage establishment or restaurant with live entertainment	–	U	U	U	U	U	L-129
Food and beverage sales
Grocery	–	U	U	U	U	U	L-125, L-126
Liquor store	–	U	U	U	U	U	–
Specialty food market	–	P	P	P	P	P	L-125, L-126
Catering service	–	P	P	P	P	–	P, L-130
Funeral and interment services	L-9	–	L-9	L-9	L-9	–	–
Horticulture, limited	–	–	–	–	–	–	–
Laboratory, limited	P	P	P	P	P	L-109	–
Maintenance and repair service	–	–	–	P	P	–	–
Marine facilities and services
Boat and marine vessel sales and rental	–	–	U	U	U	P	–
Boat and marine vessel storage	–	–	–	U	U	L-113	–
Marina	–	–	–	–	–	P	–
Massage establishment	L-131	L-131	L-131	L-131	L-131	L-131	L-131
Medical services office	P	P	P	P	P	P	P, L-169
Office, business and administrative	P	P	P	P	P	P	P, L-174
Personal improvement services	L-117	L-117	L-117	L-117	L-117	L-109, L-117	P, L-133
Personal services	L-12	P	P	P	P	L-12	P, L-134
Printing and publishing services
Commercial	–	–	U	P	P	–	U, L-171
Electronic	U	–	P	P	P	–	–
Limited	U	P	P	P	P	P	P
Recycling collection facility
Reverse vending machine	P	P	P	P	P	P	–
Recycling facility, small	Z	Z	Z	Z	Z	–	–
Recycling facility, large	–	–	U	U	U	–	–
Research and development services	P	–	–	P	P	L-109	–
Retail and wholesale sales
General merchandise, retail and rental	L-13	P	P	P	P	P	L-135
Home improvement sales and service	–	P	L-136	P	P	–	–
Lumber and building material yard	–	–	–	L-112	L-112	–	–
Nursery	–	L-137	L-137	P	L-137	L-137	–
Mail order or direct selling establishment	–	P	P	P	P	–	–
Pawn shop	–	–	U	U	U	–	–
Retail warehouse	–	–	L-138	U	–	–	–
Secondhand appliance and clothing sales	–	U	U	U	U	L-139	L-139
School, commercial	L-117	L-117	L-117	L-117	L-117	L-109, L-117	U
Smoke shop	–	L-165	L-165	L-165	L-165	L-165	L-165
Smoking lounge	–	L-165	L-165	L-165	L-165	L-165	L-165
Vehicle/equipment sales and service
Automobile and recreational vehicle repair, major	–	–	–	U	U	–	–
Automobile rental	L-14	L-14	L-14	P	P	L-14	–
Automobile repair, limited	–	–	U	P	P	–	–
Automobile sales	–	U	U	U	U	–	–
Automobile washing	–	–	–	U	U	–	–
Recreational vehicle and mobile home sales	–	–	L-140	U	–	–	–
Service station	–	U	U	U	U	–	–
Vehicle storage	–	–	–	U	–	–	–
Visitor accommodations
Bed and breakfast inn	U	P	P	–	–	P	U
Hotel	U	–	U	U	U	P	U
Motel	–	–	U	U	U	U	–
Warehousing and storage, limited	–	–	–	U	U	–	–
Industrial
Food and drug processing	–	–	–	–	–	–	U, L-172
Industrial services
Boatyard	–	–	–	–	–	L-113	–
Contractor	–	L-141	–	P	P	L-113	–
Equipment sales and rental	–	–	–	U	–	–	–
Manufacturing
Custom	–	–	–	P	P	L-142	U, L-173
Transportation/distribution
Commercial/personal transport service	–	–	–	L-112	L-112	L-112, L-113	–
Railroad terminal and switchyard	–	–	–	–	–	U	–
Truck terminal	–	–	–	–	–	L-112, L-113	–
Wharf	–	–	–	–	–	U	–
Wholesaling and storage	–
Interior operation	–	–	–	U	U	P	–
With exterior storage	–	–	–	L-112	L-112	L-112, L-113	–
Accessory Uses
Accessory uses	P	P	P	P	P	P	P
Accessory structures
Caretaker’s quarters	U	U	U	U	U	U	U
Nonresidential accessory structure	P	P	P	P	P	P	T, L-144
Temporary Uses
Animal show	–	T	T	T	T	T	T
Christmas tree sales	T	T	T	T	T	T	T
Commercial entertainment	–	T	T	T	T	T	T
Commercial filming, limited	T	T	T	T	T	T	T
Farmers’ market	–	T	T	T	T	T	T
Holiday boutique	–	P	P	P	P	P	T
Personal property sales	P	P	P	P	P	T	T
Real property sales	P	P	P	P	P	P	P
Religious assembly	–	T	T	T	T	T	T
Retail sales, outdoor	–	T	T	T	T	T	T
Rummage sales	T	T	T	T	T	T	T
Storage, outdoor	–	–	T	T	T	T	–
Trade fair	T	T	T	T	T	T	T

 

CO, CN, CC, CS, CSD, CW AND CP DISTRICTS – ADDITIONAL

USE REGULATIONS 

L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-3	Permitted subject to the provisions of Chapter 18.84 PMC, Article XVIII, except within overlay districts unless otherwise specified.
L-4	Subject to a use permit, the exterior walls of an adult business must be a minimum of 650 feet from the boundaries of a site occupied by a public or private school, general day care or park and recreation facility use classification, and a minimum of 1,000 feet from the exterior walls of another adult business.
L-5	Limited to tennis/racquetball courts of health/fitness clubs/gyms.
L-6	Limited to live performing arts theaters, subject to a use permit.
L-7	Limited to establishments occupying no more than 1,500 square feet of gross floor area and located within a multi-tenant building, subject to a use permit.
L-8	Use permit required except that establishments occupying tenant space within a multi-tenant building are permitted.
L-9	Limited to mortuaries, subject to a use permit.
L-12	Self-service laundries not permitted.
L-13	Limited to prescription pharmacies, subject to a use permit.
L-14	Use permit required for on-site parking of more than five vehicles for rent, and no on-site maintenance facilities are permitted.
L-27	Use permit required for establishments occupying more than 10,000 square feet of gross floor area or more than 50 percent of the floor area in a shopping center, whichever is less. Use permit required for on-site maintenance or outdoor storage of vehicles.
L-32	Use permit for private institutions; public schools permitted.
L-108	Permitted above or adjacent to ground floor office, restaurant or retail use on the same site, subject to design review. Projects with multifamily residential units above or adjacent to office, restaurant or retail uses on the same site are permitted an increase of up to 0.25 FAR over that allowed in the applicable base district; provided, that the residential floor area comprises no less than 25 percent and no more than 75 percent of the total square footage of building developed on site.
L-109	Permitted above ground floor level only.
L-110	Not permitted within ground floor tenant spaces adjacent to Railroad Avenue. Conditional use permit required for establishments within a facility capable of accommodating occupancy of 50 or more seated persons, as determined by Uniform Building Code standards.
L-112	Permitted; provided, that: (1) vehicles with gross vehicle weight in excess of 15,000 pounds, equipment, supplies or merchandise are stored indoors, or, if stored outdoors, are not visible from public right(s)-of-way by means of screening by a building or an eight-foot-tall masonry wall constructed prior to the establishment of the use, and (2) the city engineer has determined that deliveries to and from the site can be made safely and without disruption of circulation patterns or modification to the existing streets that provide access to the site. Use permit required for any use that does not meet all of these provisions.
L-113	Permitted only on sites located east of Harbor Street. Prohibited elsewhere.
L-114	Permitted when owned and operated by a public agency. All other public parking facilities require a conditional use permit.
L-115	Not permitted within aboveground floor tenant spaces adjacent to Railroad Avenue.
L-116	Limited to ferry terminals, subject to a use permit.
L-117	Use permit required for establishments within a facility capable of accommodating an occupancy of 50 or more seated persons, as determined by Uniform Building Code standards. Otherwise permitted.
L-118	Use permit required for an establishment located in a multi-tenant building.
L-119	Permitted on the ground floor only if the entire storefront, to a minimum depth of 20 feet, is used for retail sales. For a bakery, the first 20 or more feet shall be used primarily for retail sales (i.e., as a counter area, display area, a seating area or general retail sales and display area). For an artist’s or similar production studio, the first 20 or more feet shall be used primarily for retail sales and display of merchandise. Permitted, without limitation, above the ground floor.
L-122	Digital imaging, media transfer, editing and similar post-production services permitted. Establishments offering other services require a use permit.
L-123	Indoor filming studios permitted. Use permit required for activities conducted outside of a building, including outdoor filming and outdoor storage.
L-124	Use permit or temporary activity permit required. The city planner shall determine which permit is appropriate depending on the specifics of the use.
L-125	Conditional use permit required for establishments occupying more than 2,500 square feet, or for establishments that sell any alcoholic beverages.
L-126	The provision of alcoholic beverages requires a conditional use permit for any restaurant if it will create “undue concentration” as defined in the Alcoholic Beverage Control (ABC) Act under Section 23958.4.
L-127	Permitted for full-service restaurants with an active Alcoholic Beverage Control License. The restaurant must be operated and maintained as a bona fide eating place, which requires the actual and substantial sales of meals during the normal hours that they are open, at least five days a week. Actual and substantial food and meal sales must occur on site until at least two hours before closing. Conditional use permit required for self-service restaurants with full alcoholic service.
L-128	An outdoor dining permit is required for all outdoor dining activities.
L-129	Permitted for live or recorded music in full-service, self-service restaurants, and/or food shops, between the hours of 10:00 a.m. and 10:00 p.m.; provided, that the noise generated is not audible beyond the property line or lease space for the use. When the provisions above are not met, a conditional use permit, special event permit or temporary activity permit is required.
L-130	Must be ancillary to a restaurant use on site, and no more than two “automobiles,” as defined within this code, may be used to provide the catering service. Otherwise, conditional use permit required.
L-131	Use permit required. Applicant must also apply for and obtain a business permit pursuant to the requirements of Chapter 5.64 PMC.
L-133	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue. Driving school classrooms and drivers’ training are limited to no more than two training vehicles used by the business, and those vehicles must be stored off-street.
L-134	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue. Self-service laundry not permitted within ground floor tenant spaces adjacent to Railroad Avenue, and only permitted with a conditional use permit in other areas when ancillary to an eating or drinking establishment or indoor commercial entertainment.
L-135	Major appliances, hospital and medical supplies and equipment, and automotive parts are not permitted. Furniture sales require a conditional use permit.
L-136	Permitted on sites designated regional commercial in the general plan. Elsewhere, use permit required for establishments occupying more than 75,000 square feet of indoor and outdoor retail space; establishments occupying less than 75,000 square feet of indoor and outdoor retail space are permitted.
L-137	Limited to establishments operating inside of a building.
L-138	Permitted only on sites with a general plan land use designation of regional commercial.
L-139	Limited to clothing consignment stores.
L-140	Limited to sales of recreational vehicles on properties with a general plan land use designation of regional commercial, and subject to a use permit.
L-141	Limited to janitorial and building maintenance services.
L-142	Permitted on sites located east of Harbor Street. Ceramic studio, candle-making and custom jewelry manufacturers are permitted on sites located west of Harbor Street; provided, that the use is located above the ground floor or, if located on the ground floor, that the entire storefront, to a minimum depth of 20 feet, is used for retail sales and display of merchandise.
L-144	Parking structures permitted with design review approval.
L-165	Use permit required. Must be located at least 1,000 feet away from the property line of a school and front door of an existing smoke shop or smoking lounge. Appropriate air filtration systems shall be required for lounges if there are potential impacts to adjacent land uses.
L-166	Conditional use permit required.
L-167	Conditional use permit required for establishments occupying more than 10,000 square feet of gross floor area and/or for on-site maintenance or outdoor storage of vehicles.
L-168	Permitted. Limited to tenant spaces less than 1,000 square feet.
L-169	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue.
L-170	Limited to parcels maintaining a private surface parking lot. Drive-through entry or exit onto or off of Railroad Avenue is prohibited. Fast food uses prohibited.
L-171	Prohibited within ground floor tenant spaces adjacent to Railroad Avenue.
L-172	Limited to breweries, bottlers, wineries, and candy and/or dairy product manufacturing. On-site tasting and/or retailing of products required.
L-173	On-site retailing of products produced by the business required.
L-174	Conditional use permit required for ground floor tenant spaces adjacent to Railroad Avenue. Bail bonds prohibited.
L-175	Businesses utilizing cannabis as a primary or accessory use shall comply with the requirements prescribed by Chapters 5.70 and 18.88 PMC. On-site tasting or sampling of cannabis products to or by the public is prohibited.
L-176	Limited to parcels located north of State Route 4 and east of Loveridge Road.

[Ord. 21-1498 § 7, 2021; Ord. 21-1492 § 8, 2021; Ord. 18-1451 § 3 (Exh. C), 2018; Ord. 17-1439 § 4 (Exh. A), 2018; Ord. 17-1435 §§ 4(A)(1) – (3), 2017; Ord. 16-1419 § 4, 2016; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 12-1356 § 3, 2012; Ord. 09-1322 § 3, 2009; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 05-1257 § 4 (Exh. C), 2005; Ord. 1116 § 3 (Exh. A), 1996; Ord. 1060 § 6 (Exh. A), 1993; Ord. 979 § 2 (Exh. A), 1990.]

18.52.015 CP-1 and CP-2 areas within the CP district.

Repealed by Ord. 17-1439. [Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 13-1370 § 3 (Exh. A), 2013; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006.]

Article II. Development Standards

18.52.100 Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.020.]

18.52.115 CO, CN, CC, CS, CSD, CW and CP districts – Property development regulations.

The schedule set out in Table 18.52.115 prescribes development regulations for the CO, CN, CC, CS, CSD, CW and CP districts. Following the development classifications, the first seven columns prescribe basic requirements for permitted or conditional uses in each district. The symbol “–” under any of the zoning district columns indicates no regulation for that particular classification.

 

Table 18.52.115

CO, CN, CC, CS, CSD, CW AND CP DISTRICTS – PROPERTY DEVELOPMENT REGULATIONS 

Development Classifications	CO	CN	CC	CS	CSD	CW	CP*
Minimum lot area (sq. ft.)	10,000	5,000	5,000	5,000	5,000	5,000	–
Minimum lot width (ft.)	50	50	50	70	50	50	–
Minimum yards (ft.)
Front	20	15	15	10	–	–	–
Side	5	–	–	–	–	5	–
Side (adjacent to an R or residential PD district)	10	10	10	10	10	20	10
Corner side	15	15	10	10	–	–	–
Rear	10	–	–	–	–	5	–
Rear (adjacent to an R or residential PD district)	10	10	10	10	10	20
Maximum front yard (ft.)	–	–	–	–	5	–	0*
Maximum height of structure(s) (ft.)	35	35	60	50	48	55	60
Minimum height of structure(s) (ft.)	–	–	–	–	–	–	2 stories**
Maximum lot coverage	50%	40%	50%	60%	60%	60%	100%
Maximum FAR	0.5	0.5	0.5	0.5	0.6	1.0	2.0***
Minimum site landscaping	20%	15%	10%	7%	–	10%	*
*    See Old Town Pittsburg Design Guidelines and PMC 18.52.160 for additional specifications. **    Applies to new structures only. ***    2.0 max, 1.0 max for nonresidential uses.

[Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.015.]

18.52.120 Residential development.

Residential development in a C district must comply with the RH development regulations for site area per unit, private storage area per unit and open space per unit, pursuant to PMC 18.50.105. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.100.]

18.52.130 Planting areas – C districts.

A. CO District. Each site in the CO district must comply with the planting area requirements of PMC 18.50.115(B).

B. Planting Areas in Required Yards Abutting Streets. Required front and corner side yards must be landscaped except for access driveways and access walkways. Outdoor patios accessory to a restaurant use and available to patrons for consumption of food items may be located in the required front or corner side yard; provided, that the patio is not covered by a fixed and permanent roof or overhang, is comprised of pervious material such as pavers, and is at least five feet away from the street line.

C. Planting Areas Adjacent to Interior Lot Lines. Perimeter planting strips adjacent to interior side and rear lot lines shall be provided in accordance with PMC 18.84.320.

D. Credit for Preservation of Natural Features. In calculating the minimum percent of the site area to be landscaped, creeks, riverfront, wetlands, adjacent riparian vegetation and slopes to be retained in their natural state qualify as planting areas. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006; Ord. 05-1257 § 4, 2005; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.52.105.]

18.52.140 Fences and walls — C districts.

A solid concrete masonry wall at least eight feet in height shall be constructed on each interior side and rear lot line between a commercial use and a residential use other than mixed use residential, except that any wall within 10 feet of a street line may not exceed three feet in height. Any wall constructed pursuant to this section shall have comparable reveals, relief, texture or other treatment on both sides of the wall and shall feature a wall cap. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.52.150 Blank walls in the CP district.

Building facades adjacent to public right-of-way and/or parking facilities shall not have an expanse of blank wall greater than 20 feet long. A blank wall consists of a wall that is not broken up by windows, architectural details, or storefront entrances. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006. Formerly 18.52.110.]

18.52.160 Modified development standards for pedestrian-oriented design in the CO, CN, CC and CP districts.

A. CP District. The planning commission may allow building setbacks up to 20 feet to accommodate street-related activities, such as sidewalk cafes, small plazas or courtyards, arcades, recessed entrances, architectural features, landscaping, or other elements that contribute to the pedestrian-oriented character of the area.

B. CO, CN and CC Districts. A building may encroach five feet into the required front or corner side yard, the minimum site landscaping requirement may be reduced by five percent, and the maximum lot coverage may be increased by five percent, if both of the following conditions are met:

1. The length of the building wall or the combined length of all building walls adjoining the required front or corner side yard is a minimum of 50 percent of the length of the adjacent street line; and

2. A minimum of 50 percent of the ground floor building facade adjoining the required front or corner side yard is occupied by transparent glass storefront doors or display windows with a sill height of no more than 30 inches and a head height of no fewer than 72 inches above grade of the adjacent sidewalk. For purposes of this section, shadowboxes inset in the building wall shall qualify as display window space; provided, that the shadowbox has a minimum depth of 12 inches and is used exclusively for the display of samples of merchandise for retail sale on the same site as the building.

C. Additional Encroachment Allowed in CN and CC Districts. In addition to the reduction in minimum yards and total site landscaping allowed pursuant to subsection (A) of this section, the following allowances are permitted for each 10 percent increase above 50 percent in the ratio of display window or door glazing area to the area of the respective ground floor building facade:

1. For properties located in the CN district, the building may encroach an additional one foot into the respective front or corner side yard and total lot coverage may be increased an additional one percent.

2. For properties located in the CC district, the building may encroach an additional one foot into the respective front or corner side yard and maximum nonresidential FAR may be increased by 0.05.

D. Increased FAR for Mixed Use, Pedestrian-Oriented Development in Railroad Avenue Corridor. For mixed commercial and multifamily residential projects on sites that are located in the CC district and the Railroad Avenue subarea of the general plan, the increase in nonresidential FAR allowed by subsection (C)(2) of this section may be further increased by 0.25, in addition to the 0.25 increase in total FAR allowed for such mixed use projects pursuant to PMC 18.52.010.

E. Maintenance of Sight Distance. Notwithstanding the provisions of this section allowing reductions in minimum front and corner side yards, no building shall be constructed in such a manner as to interfere with adequate vehicle sight distances as determined by the city engineer. [Ord. 07-1284 § 3 (Exh. D), 2007.]

Article III. Performance Standards

18.52.200 CP district.

A. Loading/unloading and on-street deliveries on the primary street in the CP district shall only take place between the hours of 6:00 a.m. and 10:00 a.m. Deliveries are permitted from private off-street parking lots and designated loading/unloading facilities from 6:00 a.m. to 6:00 p.m.

B. Where a conflict occurs between this title (Zoning) and PMC Title 15 (Buildings and Construction), PMC Title 15 shall govern. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 06-1273 § 4, 2006. Formerly 18.52.115.]