Chapter 17.12
COMMERCIAL, OFFICE, AND MIXED-USE ZONES

Sections:

17.12.010    Purpose and intent of commercial, office, and mixed-use zones.

17.12.020    Commercial, office, and mixed-use zones land use regulations.

17.12.030    Commercial, office, and mixed-use zones development standards.

17.12.040    Accessory structures.

17.12.050    Signs.

17.12.060    Fences, walls, and hedges.

17.12.070    Parking.

17.12.080    Site plan review.

17.12.010 Purpose and intent of commercial, office, and mixed-use zones.

The purpose and intent of the commercial, office, and mixed-use zones are as follows:

A.

 

CG--General Commercial Zone. The purpose of the general commercial (CG) zone is to provide areas of the city that allow a wide range of commercial and office uses which are diverse, visually pleasing, convenient in terms of parking and access, attractive, and used by citizens and visitors. The CG zone implements the general commercial (GC), regional commercial (RC), and office (O) land use designations in the general plan.

 

B.

 

CN--Neighborhood Commercial Zone. The purpose of the neighborhood commercial (CN) zone is to provide areas of the city for limited types of commercial centers adjacent to or within residential neighborhoods. These commercial centers shall provide shopping goods for residents of the neighborhood which are typically needed on a weekly basis. This type of commercial center should be designed in a manner which minimizes the impact to the adjacent neighborhood in terms of noise, traffic, and light. The appearance of the center shall be compatible with the aesthetic quality and character of the adjacent neighborhood. The CN zone implements the neighborhood commercial (NC) land use designation in the general plan.

 

C.

 

CS--Service Commercial Zone. The purpose of the service commercial (CS) zone is to provide areas in the city that allow for wholesale and heavy commercial uses and services which are not suited for other commercial zones. The CS also provides areas for light industrial uses which manufacture, assemble, or package products within a structure and do not emit fumes, odor, dust, smoke, or gas beyond the confines of the structure. The CS zone implements the general commercial (GC), service commercial (SC), and regional commercial (RC) land use designations in the general plan.

 

D.

 

MU--Mixed-Use Zone. The purpose of the mixed-use (MU) zone is to provide areas of the city that allow for a combination of residential, office, and essential commercial uses, e.g., pharmacies, laundromats, grocery stores. The MU zone does not authorize uses of a service or industrial nature or those generating high volumes of vehicle traffic. All project proponents shall also submit a site plan review for the entire developable area as required in Chapter 17.80 (Site Plan Review Permit). The MU zone implements the mixed-use land use designation in the general plan.

 

E.

 

PA--Professional and Administrative Office Zone. The purpose of the professional and administrative office (PA) zone is to provide areas in the city which are appropriate for office development and identify residential sites which, due to their location, are appropriate for transition to office use. The PA zone implements the office (O) land use designation in the general plan.

 

(Ord. 24-01 §2(Exh. A-1)).

17.12.020 Commercial, office, and mixed-use zones land use regulations.

A.    Table 17.12-1 Land Use Regulations--Commercial, Office, and Mixed-Use Zones. Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) establishes the uses allowed within the commercial, office, and mixed-use zones and any permits required to establish the use.

B.    Uses Not Listed. Land uses not listed in Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) are not allowed, in compliance with Section 17.04.030 (Uses not classified).

C.    Additional Regulations. The right-hand column in Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) indicates additional regulations that may apply to the use. Provisions in other sections of this zoning code may also apply.

D.    Twenty-Four-Hour Uses. Any use established in Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) that is proposed to operate twenty-four hours a day shall require the approval of a conditional use permit.

Table 17.12-1

Land Use Regulations--Commercial, Office, and
Mixed-Use Zones 

Key:

P = Allowed by Right; AUP = Administrative Use Permit;

(–) = Not Allowed

CUP = Conditional Use Permit

Land Use

(see Division 8 for land use definitions)

Permit Requirement by Zone

Additional Regulations

CG

CN

CS

MU

PA

Industrial, Manufacturing, and Processing Uses 

Accessory Structure, Industrial

-

-

P

-

-

 

Breweries, Distilleries, Wineries

-

-

CUP

-

-

 

Community Composting

-

-

CUP

-

-

 

Contractor Storage Yard

-

-

AUP

-

-

 

Industrial, Minor

-

-

CUP

-

-

 

Outdoor Storage

AUP

CUP

AUP

AUP

-

 

Recycling Processing Facility

-

-

CUP

-

-

 

Storage Facility, Personal

-

AUP

AUP

-

-

 

Warehousing and Distribution Facility

-

-

CUP

-

-

 

Wholesale

 

 

CUP

 

 

 

Human Services Uses

Ambulance Service

CUP

-

CUP

-

-

 

Community Care Facility, Large

-

-

-

CUP

-

 

Community Care Facility, Small

-

-

-

P

-

 

Day Care Center

-

CUP

CUP

CUP

CUP

 

Emergency Shelter

-

-

P

-

-

Section 17.40.030

Hospital

CUP

-

CUP

-

CUP

 

Low Barrier Navigation Center

-

-

-

P

-

 

Mortuary or Funeral Home

CUP

-

P

-

-

 

Recreation, Education, and Public Assembly Uses

Athletic Club

CUP

-

CUP

CUP

-

 

Card Room

CUP

-

CUP

-

-

 

Commercial Recreation and Entertainment Facility, Indoor

CUP

-

CUP

CUP

-

 

Commercial Recreational and Entertainment Facility, Outdoor

-

-

CUP

CUP

-

 

Event Venue

CUP

-

CUP

-

CUP

 

Place of Assembly

CUP

-

CUP

-

-

 

Recreational Vehicle Park

-

-

CUP

-

-

 

School, Private and Vocational

CUP

-

CUP

CUP

CUP

 

Residential Uses

Accessory Structure, Residential

-

-

-

P

-

Chapter 17.22 (Accessory Structures)

Boarding House

-

-

-

CUP

-

 

Caretaker’s Residence

P

P

P

P

P

 

Cottage Food Operation

P

-

-

P

-

 

Dwelling, Accessory Dwelling Unit (ADU)

P

-

-

P

-

Section 17.40.010 (Accessory dwelling unit)

Dwelling, Multi-Unit (Up to 40 units)

P

-

-

P

-

Chapter 17.46 (Multi-Unit Dwelling Objective Design Standards)

Dwelling, Multi-Unit (41 or more units)

CUP

-

-

CUP

-

 

Employee Housing

P

-

-

P

P

 

Group Home

-

-

-

P

P

 

Home Occupation

P

-

-

P

-

Section 17.40.040 (Home occupation)

Mobile Home Park

-

-

CUP

-

-

Section 17.40.050 (Mobile home park)

Single Room Occupancy Housing

-

-

-

CUP

-

 

Transitional/Supportive Housing

P

-

-

P

-

 

Retail, Service, and Office Uses

Accessory Structure, Commercial

P

P

P

P

P

Chapter 17.22 (Accessory Structures)

Agricultural Service Establishment

-

-

AUP

-

-

 

Alcohol Beverage Sales

CUP

CUP

CUP

-

-

 

Auction Establishment

-

-

CUP

-

-

 

Automated Vending and Dispensing Machine

P

P

P

P

P

 

Bank and Financial Institution

P

P

P

P

P

 

Bar

CUP

-

CUP

-

-

 

Broadcasting and Film Recording Studio

CUP

-

CUP

-

CUP

 

Building Materials and Lumber Sales

AUP

-

AUP

-

-

 

Carwash

CUP

CUP

CUP

CUP

-

 

Drive-Through Sales and Service

CUP

-

CUP

CUP

-

 

Equipment Sales and Rental Facility

CUP

-

P

-

-

 

Food Commissary

-

-

AUP

-

-

 

Hotel/Motel

CUP

-

CUP

CUP

-

 

Kennel

-

-

CUP

-

-

 

Manufactured Home Sales and Repair

-

-

AUP

-

-

 

Mobile Food Vendor

P

P

P

P

P

Chapter 8.40 (Mobile Food Vendors)

Office

P

P

P

P

P

 

Office, Accessory

P

P

P

P

P

 

Outdoor Dining

AUP

AUP

AUP

AUP

-

 

Outdoor Sales

AUP

AUP

AUP

AUP

-

 

Personal Service, General

P

P

P

P

AUP

 

Personal Service, Restricted

CUP

-

CUP

-

-

See Chapter 9.27 (Massage Establishments and Therapists)

Printing Shop

P

P

P

P

P

 

Restaurant

P

AUP

P

P

-

 

Restaurant, Drive-Through1

CUP

-

CUP

CUP

-

 

Retail Sales, General

P

P

P

P

-

 

Retail Sales, Grocery or Supermarket

P

P

P

P

-

 

Retail Sales, Neighborhood Market

P

P

P

P

-

 

Retail Sales, Nursery and Garden Supply (less than 5,000 sq. ft.)

CUP

-

AUP

-

-

 

Retail Sales, Restricted

CUP

-

CUP

-

-

 

Retail Sales, Wholesale

-

-

P

-

-

 

Veterinary Clinic, Large

CUP

-

P

-

-

 

Veterinary Clinic, Small

AUP

CUP

P

-

-

 

Public, Utility, Transportation, and Communication Uses

Parking Area

CUP

-

CUP

-

-

 

Public and Quasi-Public Use

CUP

CUP

CUP

CUP

CUP

 

Transit Station and Terminal

CUP

CUP

CUP

CUP

CUP

 

Truck Storage and Parking Yard

-

-

CUP

-

-

 

Utility Facility and Infrastructure

CUP

CUP

CUP

CUP

CUP

 

Wireless Telecommunication Facility, Small Cell

CUP

-

CUP

-

-

 

Wireless Telecommunication Facility, Tower

CUP

CUP

CUP

CUP

CUP

See Section 17.40.070

Vehicle Oriented Uses

Truck Service Station

-

-

CUP

-

-

 

Vehicle, Boat, and Trailer Sales, New and Used

CUP

-

CUP

-

-

 

Vehicle Fueling Station2

CUP

CUP

CUP

-

-

 

Vehicle Rental Facility

CUP

-

CUP

-

-

 

Vehicle Repair and Service, Major

-

-

AUP

-

-

 

Vehicle Repair and Service, Minor

CUP

-

AUP

-

-

 

Specific Standards

1 Twenty-four-hour drive-through establishments are prohibited when the subject parcel abuts a residential zone.

2 Above ground fuel storage tanks shall require the approval of a conditional use permit.

(Ord. 24-01 §2(Exh. A-1)).

17.12.030 Commercial, office, and mixed-use zones development standards.

A.    Table 17.12-2 Development Standards--Commercial, Office, and Mixed-Use Zones. Table 17.12-2 (Development Standards--Commercial, Office, and Mixed-Use Zones) establishes parcel and structure standards that apply to all development in the specified zone. Provisions in other sections of this zoning code may also apply.

Table 17.12-2

Development Standards--Commercial, Office, and Mixed-Use Zones
 

Development Feature

(minimum unless otherwise specified)

Zone

CG

CN

CS

MU

PA

General

Density (max. du/ac)

n/a

n/a

n/a

20

n/a

Floor Area Ratio (FAR)

0.3-1.09

0.5

0.3

1.09

1.0

Parcel Size

6,000 sq. ft.1

Min: 1 acre

6,000 sq. ft.

7,000 sq. ft.

None

Max: 5 acres

Height (max. ft.)

355

35

355

355

35

Yards (ft.)2

Front

108

106, 8

103

108

57

Rear

Adjacent to Nonresidential Zone

None

None

5

None

None

Adjacent to Residential Zone

10

10

15

104

10

Side

Adjacent to Nonresidential Zone

10

10

10

10

10

Adjacent to Residential Zone

20

20

20

10

10

Specific Standards

1    The minimum parcel size for newly created parcels that are without existing structures shall be six thousand square feet. There shall be no minimum parcel size for parcels which contain existing structures.

2    Required yard areas shall not be used for parking or loading activities.

3    Parcels in the CS zone shall have a ten-foot yard area, except those parcels fronting Whitesbridge Road shall have a front yard setback of twenty feet, as measured from the front property line. To the maximum extent possible, this yard area shall be landscaped.

4    A development within the MU zone that abuts residential uses also within the MU zone shall not be subject to this standard. The setback for the use in the MU zone shall be the same as the setback in the adjoining property.

5    Structures up to sixty feet in height may be allowed with the approval of a conditional use permit.

6    Parcels in the CN zone shall have a ten-foot rear yard setback except when the site is adjacent to residential uses, in which case the setback shall be equal to the setback of the adjacent residential use.

7    Parcels in the PA zone shall have five-foot rear yard setback except when the lot abuts a residential dwelling, in which case the setback distance shall be the same as the adjoining residential units. If there are residential units on both sides of the subject parcel with differing yard area, the yard area shall be within the range of the setbacks of the adjoining units. Parcels fronting Whitesbridge Road shall have a front yard setback of twenty feet, as measured from the front property line. To the maximum extent possible, this yard area shall be landscaped.

8    Parcels in these zones and those properties along Whitesbridge Road shall have a twenty-foot front yard setback, except for the following situations:

A.    Parcels fronting Madera Avenue north of Kearney Boulevard shall have a front yard setback of ten feet as measured from the front property line. Parcels fronting Whitesbridge Road shall have a front yard setback of twenty feet, as measured from the front property line. To the maximum extent possible, this area shall be landscaped.

B.    Parcels fronting Madera Avenue between California Avenue and Kearney Boulevard shall be set so that at least one-half of the front property line coincides with a building wall to the maximum extent possible.

9    Floor area ratio (FAR) shall apply to nonresidential uses only.

(Ord. 24-01 §2(Exh. A-1)).

17.12.040 Accessory structures.

Construction of accessory structures shall be consistent with the standards established in Chapter 17.22 (Accessory Structures). (Ord. 24-01 §2(Exh. A-1)).

17.12.050 Signs.

Signs shall be consistent with the requirements of Chapter 17.30 (Sign Regulations). (Ord. 24-01 §2(Exh. A-1)).

17.12.060 Fences, walls, and hedges.

A.    Fences, walls, and hedges shall be consistent with the requirements for the zone as established in Chapter 17.24 (Fences, Walls, and Hedges).

B.    A solid masonry wall not less than seven feet in height shall be constructed along the property line which separates this district from a residential district. Developments within the M-U district that abut residential uses also located within the M-U district shall not be subject to this requirement. The requirement for a masonry wall may also be waived when an alley separates this district from a residential district. (Ord. 24-01 §2(Exh. A-1)).

17.12.070 Parking.

A.    Parking in All Commercial, Office, and Mixed-Use Zones. Off-street parking and loading standards shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

B.    General Commercial (CG) Zone Parking. Parking lots on parcels in the CG zone that front Madera Avenue between California Avenue and Kearney Boulevard, to the extent possible, shall be located to the rear of structures. To the extent possible, access to the parking lots shall be from the alley.

C.    Mixed-Use (MU) Zone Parking. To the extent possible, parking lots in the MU zone shall be located to the side or rear of the parcel. (Ord. 24-01 §2(Exh. A-1)).

17.12.080 Site plan review.

A site plan shall be submitted to the planning division for approval before any new structure is constructed, use established, or parking facilities are installed on parcel within the mixed use, commercial, and office zones. This provision shall also apply to all uses proposing to occupy a parcel which does not have adequate parking or related parcel improvements for the use or increase in occupancy intensity. (Ord. 24-01 §2(Exh. A-1)).