A. Residential Use Classifications

1. Adult Day Care Home

2. Congregate Living Facility

3. Family Day Care Home

a. Small Family Day Care Home

b. Large Family Day Care Home

4. Group Residential

5. Multiple Family Residential

6. Residential Care Home

7. Accessory Dwelling Unit

8. Single Family Residential

B. Commercial Use Classifications

(A)

Alcohol Production—See Custom Manufacturing

1. Ambulance Services

2. Animal Sales and Service

a. Animal Hospital

L(1)

b. Animal: Retail Sales and Grooming

c. Horse Stables

d. Kennel

3. Artist Studio

L(2)

4. Banks and Savings and Loans

a. Banks and Savings and Loans

L(3)

(1) With Drive-up Service

(2) With Automated Teller Machine

L(3)

5. Catering Services

L(4)

6. Commercial Cannabis Business

a. Commercial Cannabis Cultivation

b. Commercial Cannabis Distribution

c. Commercial Cannabis Manufacturing

d. Commercial Cannabis Retail Dispensary

(1) With Cannabis Delivery

e. Nonstorefront Delivery-Only Operation

L(25)

f. Commercial Cannabis Testing Laboratory

7. Communication Facilities

P

8. Custom Manufacturing

L(2)

9. Eating and/or Drinking Establishments

(E)

a. Eating and/or Drinking Establishments

L(3)

(1) With Wine and Beer Service Ending at or Before 11:00 p.m.

L(5)

(2) With Full Alcoholic Beverage Service Ending at or Before 11:00 p.m.

L(5)

(3) With Live Entertainment

(4) With Dancing

(5) With Take-out Service

L(3)

(a) Drive-up

(6) With Permanent Outdoor Seating

L(3)

(7) With Off-site Distribution

(a) Micro-brewery

L(3)

10. Food and Beverage Sales

a. Food and Beverage Sales

b. Convenience Market

(1) With Gasoline Sales

c. Specialty Food Shops

L(6)

(1) With Off-site Distribution

11. Funeral and Interment Services

12. Health Clubs

L(3)

13. Home Improvement Sales and Service

14. Horticultural Establishment

L(7)

15. Lumber and Building Material Yard

16. Maintenance and Repair Service

17. Mini Storage

L(8)

18. Nursery

19. Offices, Business and Professional

a. Offices, Business and Professional

P

(1) Offices, Medical

L(9)

20. Parking, Commercial Facility

L(10)

(B)

21. Pawn Shop

22. Personal Improvement Services

L(11)

23. Personal Services

L(3)

24. Recreation and Entertainment, Commercial

a. Within a Building

L(12)

b. Outside a Building

25. Research and Development Services

P

26. Retail Sales/Rental

L(13)

27. Vehicle/Equipment Sales and Service

a. Automobile Rental/Leasing

b. Automobile Sales/New and Used

c. Automobile Washing

d. Automobile Wrecking

e. Service Stations

(1) Automobile Washing

f. Vehicle/Equipment Repair

(1) Limited Vehicle Service

g. Vehicle/Equipment Sales and Rentals

h. Vehicle Storage

28. Visitor Accommodations

a. Bed and Breakfast Inns

b. Hotels

L(14)

c. Motels

C. Industrial Use Classifications

1. General Industry

2. Limited Industry

L(15)

3. Research Development Industry

L(16)

4. Wholesaling, Distribution and Storage

D. Agricultural Use Classifications

1. Animal Husbandry

2. Crop Production

E. Community Facility Use Classifications

1. Adult Day Care Facility

U

2. Child Day Care Facility (Day Care Center)

U

(C)

3. Clubs and Lodges

4. College, Public or Private

U

5. Cultural Institutions

a. Cultural Institutions

U

b. Natural History/Science Museum

U

6. Emergency Medical Care/No Inpatient

7. Government Offices

P

8. Hazardous Waste Management Facility

9. Heliports

10. Hospitals

a. Acute Care

b. Other

11. Housing for the Homeless/Emergency Shelters

12. Maintenance and Service Facilities

13. Park and Recreation Facilities

U

14. Public Parking Facilities

P

15. Public Safety Facilities

P

16. Public Transit Terminals

L(17)

17. Recycling Facilities

a. Collection Facility

(1) Reverse Vending Machine

L(18)

(D)

(2) Small Collection Facility

L(18)

(D)

(3) Large Collection Facility

b. Processing Facility

18. Religious Assembly

19. Residential Care Facility

20. Schools, Public or Private

U

21. Skilled Nursing Facilities

L(19)

22. Utilities, Major

L(20)

23. Utilities, Minor

P

F. Accessory Uses

1. Accessory Living Quarters

2. Accessory Structure

L(21)

3. Accessory Uses

L(22)

a. Garage Sales

b. Home Occupations

c. Personal Cannabis Cultivation

G. Temporary Uses

(A)

1. Arts and Crafts Shows, Outdoor

L(23)

2. Christmas Tree Sales

L(23)

3. Civic/Community Events

L(23)

4. Farmers Markets

L(23)

5. Live Entertainment Events

L(23)

6. Outdoor Seating/Eating and Drinking Estab.

L(23)

7. Pumpkin Sales

L(23)

8. Retail Sales, Outdoor

L(23)

9. Swap Meets, Nonrecurring

L(23)

10. Swap Meets, Recurring

L(23)

11. Street Fairs

L(23)

12. Vendor Carts

L(24)

L(1)

Animal hospitals/veterinarian services are permitted; provided, that there is no boarding of animals except for convalescence or medical examinations.

L(2)

Alcohol production uses in the B-P Zoning District shall mean a commercial establishment within an enclosed building that produces handcrafted, bottled alcoholic beverages in limited quantities for local and off-site consumption with or without a related eating and/or drinking establishment, including microbreweries, craft wineries, distilleries, cider works, meaderies, and other micro-alcohol uses for the small-scale production and distribution of no more than 15,000 barrels of beer or cider per year or 10,000 cases of wine, distilled spirits, or mead per year. Alcohol production and custom manufacturing uses are permitted; provided, that all activity is conducted entirely within an enclosed building and the use is consistent with all performance standards pursuant to Section 10‑2.2.1203, Property Development Regulations, D(9). Alcohol production uses with on-site eating or drinking uses are also subject to L(5). Uses that include outdoor activity are permitted subject to the issuance of a conditional use permit. Retail sales of custom manufacturing products produced on site is permitted as an accessory use.

L(3)

If the use is to be located in and completely occupy a freestanding building, the use is permitted upon approval of conditional use permit. In approving the conditional use permit the Planning Commission must find that:

a) The use in terms of location, size, appearance and signage, will not alter the campus atmosphere of the individual buildings nor change the overall nature of the business park; and

b) The use is in compliance with all performance standards in Section 10-2.2.1203, Property Development Regulations, D(9); and

c) The use will provide a benefit and service to existing employers and employees of the business park; and

d) The hours of operation do not negatively affect adjacent residential neighborhoods.

All other uses are permitted subject to compliance with all performance standards in Section 10‑2.2.1203, Property Development Regulations, D(9).

L(4)

Catering services in the Business Park zoning district include small-scale production of handcrafted foods and nonalcoholic beverages, including chocolates, coffee roasting, tea and spices mixing, bakeries, jams/jellies, pasta production, canning and bottling kitchens, and commercial kitchens for an individual business or groups of individual businesses that share facilities. In the B-P-100 zoning district catering services including accessory on-site pick-up or consumption of the business's products or other products and are permitted subject to compliance with all performance standards in Section 10-2.2.1203, Property Development Regulations, D(9). In the B-P-200 zone, catering services that have accessory on-site pick-up or consumption of the business's products or other products that are located within 300 feet of residential property are permitted upon approval of a conditional use permit by the Planning Commission; otherwise, the use is permitted subject to compliance with all performance standards in Section 10-2.2.1203, Property Development Regulations, D(9). For retail bakeries and delicatessens, see Food and Beverage Sales.

L(5)

If the use is to be located in and completely occupy a freestanding building, the use is permitted subject to L(3) and an additional finding by the Planning Commission that the use is consistent with the administrative use permit compliance checklist conditions of approval pursuant to Article 12 of Part III of this chapter. All other uses are permitted upon approval of an administrative use permit pursuant to Article 12 of Part III of this chapter.

L(6)

Delicatessens and bakeries are permitted subject to L(3). All other uses within this classification are not permitted. For uses such as coffee shops and cafés, see Eating and/or Drinking Establishments.

L(7)

Horticultural uses in the B-P Zoning District shall include businesses engaged in growing food crops. Horticultural uses are permitted uses subject to compliance with all performance standards in Section 10-2.2.1203, Property Development Regulations, D(9).

L(8)

The mini-storage use is permitted upon approval of a conditional use permit. In approving the use permit, the Planning Commission shall find that:

a) The use, in terms of location, size, appearance and signage, will not alter the campus atmosphere of the individual building nor change the overall nature of the business park; and

b) The use will provide a benefit and service to existing employers and employees of the business park; and

c) The buildings occupied by this use shall not be located within 300 feet of any public street or residential property, including those exterior to the business park, nor 500 feet from an arterial roadway; and

d) The site, because of its location and limited visibility, is marginally suited for independent administrative or research uses; and

e) The proposed use does not create noise, light, or other negative impacts for nearby residential uses; and

f) The hours of operation are limited to 7:00 a.m. to 7:00 p.m.

L(9)

Permitted subject to compliance with the off-street parking and loading regulations contained within Part III, Article 2 of this chapter.

L(10)

A temporary commercial parking lot is permitted subject to the approval of a minor use permit. A permanent commercial parking lot is permitted subject to the issuance of a conditional use permit.

L(11)

Training centers which are accessory to business and professional offices or research and development services are permitted. Business and trade schools are permitted upon approval of a conditional use permit. All other uses within this classification are permitted subject to L(3).

L(12)

Participant sports and recreation (including but not limited to basketball, indoor soccer, arena football, volleyball, lacrosse and pickleball, as well as related training and incidental spectators) are permitted within a building subject to approval of a conditional use permit. Sports training includes all types of equipment and technology relating to training.

Eating and/or drinking establishments, retail sales/rentals, game centers, health clubs, and personal improvement services are permitted as accessory uses to indoor commercial recreation within a building subject to approval of a conditional use permit. The Planning Commission shall not approve a conditional use permit under this use regulation L(12) unless it finds that the uses will be compatible with the function and aesthetics of the business park. Accessory uses shall be permitted only if the Planning Commission finds that participant sports and recreation will be the primary use of the facility. Hours of operation shall not be earlier than 6:00 a.m. or later than 12:00 a.m. for primary and accessory uses. Notwithstanding the foregoing, alcoholic beverage services shall be subject to the permit requirements and regulations set forth in Article 12 of Part III of this chapter. Hours of operation for alcoholic beverage services shall be set pursuant to Article 12 of Part III of this chapter.

All other primary uses within this classification are prohibited.

L(13)

Prescription pharmacies that are an integral part of, and accessory to, a complex of medical offices are permitted. Retail sales of products produced by the subject business are permitted as an accessory use to the primary use (see also the primary use regulations). If the accessory retail use is to be located in and completely occupy a freestanding building, the use is permitted upon approval of a conditional use permit. In approving the use permit the Planning Commission must find that:

a) The retail use is accessory to the primary use; and

b) The use, in terms of location, size, appearance and signage, will not alter the campus atmosphere of the individual buildings nor change the overall nature of the business park; and

c) The use is in compliance with all performance standards in Section 10-2.2.1203, Property Development Regulations, D(9); and

d) The use will provide a benefit and service to existing employers and employees of the business park; and

e) The hours of operation do not negatively affect adjacent residential neighborhoods.

L(14)

Permitted subject to the issuance of a conditional use permit. In approving the use permit the Planning Commission shall find that:

a) The hours of operation do not negatively affect nor will the use have a substantial adverse effect on any adjacent residential neighborhoods; and

b) The use is in compliance with the performance standards of the B-P Zone pursuant to Section 10-2.2.1203, Property Development Regulations, D(9).

L(15)

Limited industry uses as well as associated warehousing and distribution is permitted as an accessory use to business and professional offices or commercial research and development services subject to compliance with the performance standards of the B-P Zoning District in Section 10-2.2.1203, Property Development Regulations, D(9). If manufacturing (as described in the Limited Industry use classification) is the primary function of the business, the use is permitted upon approval of a conditional use permit. In approving the use permit the Planning Commission shall find that:

a) The hours of operation do not negatively affect nor will the use have a substantial adverse effect on any adjacent residential neighborhoods; and

b) The use is in compliance with the performance standards of the B-P Zone pursuant to Section 10-2.2.1203, Property Development Regulations, D(9).

L(16)

Research development industry uses are permitted in the B-P-100 zoning district subject to compliance with the performance standards of the B-P Zoning District in Section 10-2.2.1203, Property Development Regulations, D(9). Research development industry uses in the B-P-200 zoning district are permitted subject to the issuance of conditional use permit. In approving the use permit, the Planning Commission shall find that:

a) The hours of operation do not negatively affect nor will the use have a substantial adverse effect on any adjacent residential neighborhoods; and

b) The use is in compliance with the performance standards of the B-P Zone pursuant to Section 10-2.2.1203, Property Development Regulations, D(9).

L(17)

Park-and-ride lots, pedestrian pathways, bicycle pathways, and sheltered bus stops are permitted uses. All other uses within this classification are not permitted.

L(18)

Permitted subject to the approval of the Community and Economic Development Director.

L(19)

Skilled nursing facilities that have a typical stay of 30 days or less but no more than 100 days of stay are permitted upon approval of a conditional use permit. In approving the conditional use permit the Planning Commission shall find that:

a) The hours of operation do not negatively affect nor will the use have a substantial adverse effect on any adjacent residential neighborhoods; and

b) The use is in compliance with the performance standards of the B-P Zone pursuant to Section 10-2.2.1203, Property Development Regulations, D(9).

All other uses within this classification are not permitted.

L(20)

Electrical substations, aboveground electrical transmission lines and switching buildings are permitted uses. All other uses within this classification are not permitted.

L(21)

Accessory structures are permitted subject to Section 10-2.3.103, Accessory Structures, and design review, pursuant to Sections 10-2.4.1201 to 10-2.4.1210. Within the B-P-100 zone, accessory structures may be constructed to a height of 11 feet within side and rear required setbacks if screened from view from the public right-of-way by sufficient landscape screening. Flag poles, banners, and shade structures may be permitted in side and rear setbacks to a height of 18 feet.

L(22)

See the use regulation for the primary use classification.

L(23)

A property owner shall apply for a master temporary activity permit (MTAP) to allow temporary and short-term uses (including, but not limited to: arts and crafts shows, outdoor; Christmas tree sales; civic/community events; farmers markets; live entertainment events; pumpkin sales; retail sales, outdoor; vintage automobile shows; vintage vehicles; antique shows; street fairs; and similar special events as approved by the Planning Manager, or his/her designee) proposed within the boundaries of the zoning district during the calendar year. The MTAP shall be subject to the review and written approval of the Planning Manager, or his/her designee. The property owner may seek issuance of (or amendment to) the MTAP at any time during the calendar year, but regardless of the date of issuance (or amendment), the MTAP shall expire on December 31st each year. The master TAP application shall include the following information: (1) list of all temporary uses proposed starting January 1st and ending December 31st; (2) proposed dates, times, and duration of each temporary use (not to exceed four consecutive days); (3) frequency of each temporary use (i.e., one-time, daily, weekly, biweekly, monthly, quarterly, semi-annually, annually, up to a total of 50 days per year); (4) other information, as required.

L(24)

Vendor-carts that are accessory to the primary use and also that are not accessory to the primary use, such as food trucks, are permitted subject to approval of a master temporary activity permit per L(23).

L(25)

Permitted subject to the issuance of a Conditional Use Permit and Operator's Permit pursuant to Article 14 of Part III of the Zoning Ordinance.

(A)

See Section 10-2.3.121, Regulations for Outdoor Sales, Service and Display.

(B)

See Part III, Article 2 of this chapter, Off-Street Parking and Loading.

(C)

See Part III, Article 6 of this chapter, Child Day Care Facilities.

(D)

See Part III, Article 7 of this chapter, Recycling Facilities.

(E)

See Part III, Article 12 of this chapter, Alcoholic Beverage Sales.

A. Minimum Lot Area

1. B-P-100

100,000 sq. ft.

2. B-P-200

200,000 sq. ft.

B. Minimum Lot Width

1. B-P-100

200 feet

2. B-P-200

300 feet

C. Minimum Lot Frontage

1. B-P-100

200 feet

2. B-P-200

300 feet

D. Minimum Lot Depth

NA

E. Minimum Setbacks

D(2) D(3) D(7)

1. Front

D(1) D(4)

a. B-P-100

25 feet

b. B-P-200

75 feet

2. Side

20 feet

D(1) D(4) D(5) D(6)

3. Corner Side

D(1) D(4) D(6)

a. B-P-100

25 feet

b. B-P-200

37 1/2 feet

4. Rear

20 feet

D(1) D(4) D(5) D(6)

F. Maximum Height

40 feet

G. Density

1. Commercial

a. B-P-100

.5 FAR

b. B-P-200

.3 FAR

H. Maximum Lot Coverage

1. B-P-100

50%

2. B-P-200

30%

I. Maximum Floor Area Ratio

1. B-P-100

.5 FAR

2. B-P-200

.3 FAR

J. Design Review

See Sec. 10-2.4.1202.

K. Landscaping

See Part III, Article 11.

D(7)

L. Fences and Walls

See Sec. 10-2.3.104.

D(8)

M. Antennas

See Sec. 10-2.3.120.

N. Nonconforming Conditions

See Part III, Article 3.

O. Elevators

See Sec. 10-2.3.124.

P. Recycling Facilities

See Part III, Article 7.

Q. Performance Standards

D(9)

R. Parking and Loading

See Part III, Article 2.

D(7)

S. Signs

See Title 10, Chapter 8.

T. Preservation of Trees

See Title 3, Chapter 8.

U. Hillside Performance Standards

See Part III, Article 4.

V. Storm Water Control

See Title 9, Chapter 16.

D(1)

The minimum width of any front, side, corner side, or rear yard adjacent to Ygnacio Valley Road or Oak Grove Road shall be 75 feet.

D(2)

See Section 10-2.3.106, Exclusion of Rights-of-Way.

D(3)

Refer to the Zoning Map for Future Street Line Setbacks.

D(4)

The minimum front, side, corner side, or rear yard shall be increased by one (1) foot for each one (1) foot that a building adjacent to such yard exceeds twenty (20) feet in height. Pursuant to Part IV, Article 12, Design Review, the Design Review Authority may reduce or waive the additional building setbacks required for buildings over twenty (20) feet in height upon finding that the additional setback is: (a) not needed to maintain the overall campus atmosphere of the business park; and (b) that the proposed building architecture has adequate material and building wall articulation to avoid the appearance of a large, monolithic structure.

D(5)

Where a lot has its side yard or rear yard adjacent to any residential district, the Design Review Authority, pursuant to Part IV, Article 12, Design Review, may designate such additional setback requirements necessary to protect and promote appearance, safety and welfare of surrounding properties.

D(6)

The regulations pertaining to corner side yards shall be applicable to side yards and rear yards abutting a street.

D(7)

All yards abutting on a public street, except the portion thereof necessary for driveways, sidewalks, and bicycle paths, shall be landscaped and shall be maintained in a clean and neat condition. All landscaping shall be cared for, maintained, watered, fertilized, fumigated, pruned and kept in a good and growing condition. Pursuant to Part IV, Article 12, Design Review, the Design Review Authority may permit surface parking lots within any yard abutting Oak Grove Road or Ygnacio Valley Road, but in no case shall a surface parking lot be located less than twenty-five (25) feet from Oak Grove Road and thirty-five (35) feet from Ygnacio Valley Road.

D(8)

All sites shall be fenced for the purpose of screening loading facilities or other uses which may be unsightly. Solid fences shall be required along any property line abutting a residential zone as deemed necessary by the Design Review Authority pursuant to Part IV, Article 12, Design Review, to screen loading areas, accessory buildings, or other activities from the streets. Fences within a required front yard or within a required side yard along the street side of a corner lot shall be of open construction.

D(9)

Performance standards shall be maintained as follows:

a. Fire and Explosion Hazards. All activities involving and all storage of flammable and explosive material shall be provided with adequate safety devices against hazards of fire and explosion by adequate firefighting and fire-suppression equipment and devices standard in industry. All incineration shall be prohibited.

b. Radioactivity and Electrical Disturbances. Devices which radiate radio frequency energy shall be so operated as not to cause interference with any activity carried on beyond the boundary line of the property upon which the device is located.

c. Noise. The maximum sound level radiated by any use or facility, when measured at the boundary line of the property on which sound is generated, shall not be obnoxious by reason of its duration, intensity or pitch as determined by the City.

d. Vibration. No vibration shall be permitted so as to cause a noticeable tremor beyond the boundary line of the property upon which the vibration exists.

e. Smoke. No emission shall be permitted at any point, from any chimney or otherwise, of visible smoke.

f. Odors. No emission shall be permitted of odorous gases or other odorous matter.

g. Air Pollution. No emission shall be permitted which causes any damage to health, animals, vegetation or other form of property, or which causes soiling, at or beyond the property line of the property where the emission is produced.

h. Glare. No direct or reflected glare, whether produced by floodlights, high temperature processes such as combustion or welding, or other processes, so as to be visible from the boundary line of property on which the same is produced, shall be permitted. Sky-reflected glare from buildings or portions thereof shall be so controlled by such reasonable means as are practical to the end that the sky-reflected glare will not inconvenience or annoy persons or interfere with the use and enjoyment of property in and about the area where it occurs.

i. The use, in terms of location, size, appearance and signage, will not significantly alter the character of the individual buildings nor change the overall nature of the business park.

j. The addition of or expansion of driveways onto or off of Ygnacio Valley Road or Oak Grove Road is prohibited.

k. Food Waste. No production of fruits, vegetables, flowers, apiculture or other food production shall be managed in a way as to attract vermin or to cause a nuisance. Food waste shall be stored in appropriate enclosures such as compost cages or bins, vermiculture bins, or other food waste bins.

l. A thirty-five (35) foot landscaped setback shall be maintained along Ygnacio Valley Road between Walnut Ave. and Oak Grove Road, excluding required driveways and walkways. Landscaped areas shall consist of at least fifty percent (50%) live plant material, and any remaining area shall be rock, gravel, pebbles, stones, mulch or other natural, non-living material.