Commercial zones providing appropriate located areas and development standards for necessary office uses, retail stores, service establishments and tourism facilities are hereby established to achieve the following purposes:

CT tourist commercial zone. This zone is intended to provide for the development of motels, resort hotels, related tourist commercial uses, limited retail and freeway-oriented businesses. Multi-family residential may also be permitted by conditional use permit, where appropriate. The CT zone is intended to implement the tourist commercial general plan land use designation.

CO office commercial zone. This zone is intended for establishment of professional and administrative offices, medical care centers and ancillary services with appropriate landscaping and development standards which provide relative compatibility for such uses near residential areas. The CO zone is intended to implement the office commercial general plan land use designation.

CN neighborhood commercial zone. This zone is intended for retail uses serving principally the convenience shopping needs of the neighborhood in which it is located. The CN zone is intended to implement the neighborhood commercial general plan land use designation.

CD downtown commercial zone. This zone is intended for retail, office, entertainment, restaurant, artisan/cultural production, social, cultural, and service-oriented uses that will help draw visitors and energize and revitalize the downtown area. Developments in this zone are encouraged to be pedestrian oriented and tied together through common architecture and the use of arcades. The CD zone is intended to implement the downtown commercial general plan land use designation. Residential uses are not allowed in the CD downtown commercial zone.

CG general commercial zone. This zone is intended for general business, light service and retail uses, as well as large-scale planned shopping districts and, where appropriate, hotel and public assembly uses. The CG zone is intended to implement the general commercial general plan land use designation.

CH heavy commercial zone. This zone is intended for general commercial uses, business and consumer services, and light manufacturing. The CH zone is intended to implement the heavy commercial general plan land use designation.

(Ord. No. 24-03, § 2, 9-17-24)

The uses identified in table 29-61.1 shall be permitted uses where the symbol "P" appears. Where the symbol "C" appears, the use requires a conditional use permit pursuant to article V, division 6 of this chapter. The symbol "X" indicates that the use is prohibited.

Table 29-61.1 Commercial Zones Use Regulations

¹ Meeting the requirements of California Government Code 65662.
² Meeting the requirements of California Government Code 65651.

(Ord. No. 24-03, § 2, 9-17-24; Ord. No. 24-06, 3, 12- 3-24)

The following minimum property development standards identified in table 29-62.1 shall apply to all land and buildings in the commercial zones, except that any lot shown on an official subdivision map duly approved and recorded, or any lot for which a bona fide deed had been duly recorded prior to the effective date of this chapter may be used as a building site. See also article III of this chapter for exceptions to, or clarification of, these regulations.

Additionally, before any building, structure, or use of land outside of a building or structure, is established in a commercial zone, a site plan shall be submitted to and approved by the community development director, pursuant to article V, division 3 of this chapter. If specified by this chapter, such site plan review shall be conducted by the planning commission and/or city council.

Table 29-62.1 Commercial Zones Development Standards

(Ord. No. 24-03, § 2, 9-17-24)

(a)

Purpose. These design standards are intended to assist the project applicant in understanding the city's requirements for high quality commercial development. These mandatory standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various mandatory regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.

(b)

Site planning.

(1)

Placement of structures shall consider the existing built context of the commercial area, the location of incompatible land uses, the location of major traffic generators as well as an analysis of a site's characteristics and particular influences.

(2)

Locate and orient structures in a manner that will complement adjacent structures.

(3)

Plan and develop the whole project site in a coordinated manner to provide order, compatibility and diversity.

(4)

Structures and other improvements shall be sited in a manner that maximizes visibility of public areas (e.g., parking lots, plazas), and streets and alleys to create opportunities for people engaged in their normal behavior to observe the space around them.

(5)

When appropriate, new structures shall be clustered. This creates plazas or pedestrian malls and prevents long "barracks-like" rows of structures. When clustering is impractical, a visual link between separate structures shall be established. This link can be accomplished through the use of an arcade system, trellis or other open structure. This linkage is required in the CD zone.

(6)

Locate structures and on-site circulation systems to minimize pedestrian/vehicle conflicts where possible. Link structures to the public sidewalk where possible with ADA/title 24 of the California Code of Regulations compliant textured paving, landscaping and trellises.

(7)

Recognize the importance of spaces between structures as outdoor rooms on the site. Outdoor spaces shall have clear, recognizable shapes that reflect careful planning and are not simply left over areas between structures. Such spaces shall provide pedestrian amenities such as shade, benches, fountains, etc.

(8)

Loading facilities shall not be located at the front of structures where it is difficult to adequately screen them from view. Such facilities are more appropriate at the rear of the site. Such facilities shall be screened.

(9)

Where feasible, open space areas shall be clustered into larger, landscaped areas rather than equally distributing them into areas of low impact such as at building peripheries, behind a structure or in other areas of little impact to the public view.

(c)

Natural surveillance. Whenever possible, design and placement of buildings and other physical features shall maximize visibility and encourage natural surveillance. This includes building orientation, placement of windows, doors and balconies, building and site entrances and exit locations, placement of parking, lighting and refuse containers, placement and type of landscape materials, plazas and other open space areas, location of walkways, types of walls and fences (including the use of picket and wrought-iron and similar materials to promote visibility) and other physical obstructions in a manner that discourages the potential for criminal activity.

(d)

Architecture. A diversity of architectural styles shall be used except in large-scale developments where a harmonious or unified architectural style is generally desirable.

(e)

Facade articulation. To ensure large buildings are not monotonous boxlike structures, the developer shall:

(1)

Vary the planes of the exterior walls in depth and/or direction. Wall planes shall not run in a continuous direction for more than fifty (50) feet without an offset proportional to the building size or an architectural feature such as a column to provide visual interest.

(2)

Vary the height of the buildings so that it appears to be divided into distinct massing elements.

(3)

Articulate the different parts of a building's facade by use of color, arrangement of facade elements or a change in materials.

(4)

Use landscaping and architectural detailing at the ground floor level to lessen the impact of an otherwise bulky building.

(5)

Avoid blank walls at the ground floor levels. Utilize windows, trellises, wall articulation, arcades, change in materials or other features.

(6)

Set back buildings from property lines to avoid the use of parapet walls unless abutting existing buildings. Parapet walls can abruptly change the continuity of a building's architecture by creating a cut-off effect and result in large blank walls.

(7)

Architecturally treat all building facades visible from public streets and public areas (such as parking areas).

(f)

Mass and scale. Developers shall use the following techniques to reduce the appearance of large scale and bulky structures:

(1)

Reduce building scale through the proper use of window patterns, structural bays, roof overhangs, siding, awnings, moldings, fixtures and other details that promote a "human" scale.

(2)

The scale of buildings shall be related to adjacent pedestrian areas (e.g. courtyards) and other such structures, where provided.

(3)

Large dominating structures shall be broken up by:

a.

Creating horizontal emphasis through the use of trim;

b.

Adding three (3) dimensional architectural elements;

c.

Use of combinations of complementary colors; and

d.

Landscape materials.

(g)

Colors.

(1)

Exterior building and roofing colors shall be appropriate to and enhance the architectural style and materials of the structure. Intense primary colors shall generally be avoided as the dominant overall color for a structure. The use of earth tones and soft muted colors is encouraged.

(2)

The color palette chosen for new structures shall generally be compatible with the colors of adjacent structures. An exception is where the colors of adjacent structures strongly diverge from these design standards.

(3)

Generally, primary or bold colors shall only be used to accent elements, such as door and window frames and architectural details.

(4)

Roof flashing, rain gutters, and downspouts, vents and other roof protrusions shall be finished to complement the adjacent materials and/or colors.

(h)

Wall treatments.

(1)

Base and top treatments. All building facades shall have a recognizable base, middle, and top. The base shall include elements such as richly textured materials, darker color materials, mullions, and/or panels and similar features or enhanced landscaping of mature and specimen shrubs and trees with a minimum planter depth of five (5) feet exclusive of curbs. A top shall include elements such as cornice treatments, roof overhangs, stepped parapets, and richly textured materials such as tile or masonry treatments or similar features.

(2)

Materials. Materials shall be consistently applied on all facades and be chosen to work harmoniously with adjacent materials. Piecemeal embellishment and frequent changes in materials shall generally be avoided. Materials tend to appear substantial and integral when material changes occur at changes in plane. Material or color changes at the outside corners of structures give an impression of thinness and artificiality, which shall be avoided. Material changes shall not occur at external corners, but may occur at reverse or interior corners or if located at least four (4) feet from the edge of external corners. Material changes not accompanied by changes in plane give materials an insubstantial or applied quality.

(3)

Awnings and canopies. Awnings and canopies shall be subject to the following:

a.

Awnings/canopies shall not be located so as to obscure transom windows, piers, pilasters and other architectural building features and shall generally be designed to project over individual doors and window openings where feasible. Awnings/canopies that are a continuous feature extending over several windows, doors and over architectural features are generally discouraged.

b.

The size of the awning/canopy shall be proportional in scale with the building to which it is attached.

c.

No portion of an awning/canopy shall be less than eight (8) feet above the surface above which it projects (fourteen (14) feet above a roadway surface) or shall project more than five (5) feet into a public right-of-way. An encroachment permit is required for any awning/canopy located within the public right-of-way.

d.

The style of the awning/canopy shall complement the architectural style of the building to which it is attached. Awnings should generally have a simple horizontal valance if located over rectangular or square window/door openings. Domed or barrel-shaped awnings are appropriate for buildings with arched window/door openings.

e.

The color of the awning/canopy shall be compatible with and complement the exterior color(s) of the building. Awning/canopy colors that call more attention to the awning/canopy than the building are inappropriate. Awnings/canopies with highly contrasting corporate/franchise identity colors are not allowed. An awning/canopy with a single, solid color is preferred.

f.

Awnings/canopies shall be regularly cleaned and kept free of visible defects and wear.

g.

Awnings/canopies with signs shall require the issuance of a sign permit in accordance with chapter 22.1 of the City Code.

(i)

Roof treatments.

(1)

The roofline at the top of the structure shall not run in a continuous plane for more than fifty (50) feet without offsetting or jogging the roof plane.

(2)

All roof top equipment shall be screened from public view by screening materials of the same nature as the structure's basic materials. Mechanical equipment shall be located below the highest vertical element of the building. Plain equipment boxes are not acceptable.

(3)

The following roof materials shall not be used:

a.

Corrugated metal (standing rib metal roofs are permitted);

b.

Highly reflective surfaces (copper roofs may be considered); and

c.

Illuminated roofing.

(j)

Parking and circulation. Parking lot design can be a critical factor in the success or failure of a commercial use. In considering the possibilities for developing a new parking area, the developer shall analyze the following factors: ingress and egress with consideration to possible conflicts with street traffic; pedestrian and vehicular conflicts; on-site circulation and service vehicle zones; and the overall configuration and appearance of the parking area.

(1)

Separate vehicular and pedestrian circulation systems shall be provided to the extent feasible. Pedestrian linkages between uses in commercial developments shall be emphasized, including distinct pedestrian access from parking areas in large commercial developments, such as shopping centers. Arcades to connect areas are recommended in all commercial zones, and are required in the CD zone.

(2)

Common driveways that provide vehicular access to more than one (1) development are encouraged.

(3)

Parking areas shall be landscaped, receiving interior as well as perimeter treatment.

(4)

Parking areas shall be separated from structures by either a raised concrete walkway or landscaped strip, preferably both. Situations where parking spaces directly abut structures shall be avoided whenever possible.

(5)

Enhanced paving (colored, textured paving) shall be provided at a minimum depth of ten (10) feet at all primary vehicular driveway entrances (immediately behind the street right-of-way line) to the development.

(6)

Where parking areas are connected, interior circulation shall allow for a similar direction of travel and parking bays in all areas to reduce conflict at points of connection.

(7)

Whenever possible, locate site entries on side streets in order to minimize pedestrian/vehicular conflicts. When this is not possible, design the front site entry with appropriately patterned concrete or pavers to differentiate it from the sidewalks.

(8)

Parking access points shall be located as far as possible from street intersections so that adequate stacking room is provided. The number of access points shall be limited to the minimum amount necessary to provide adequate circulation. The first parking stall which is perpendicular to a driveway or first aisle juncture, shall be set back a sufficient distance from the curb to avoid traffic obstruction based on the number of parking spaces and traffic conditions at the driveway intersection. With larger centers, significantly more setback to the first parking stall will likely be required to ensure adequate stacking room.

(9)

Design parking areas so that pedestrians walk parallel to moving cars. Minimize the need for the pedestrian to cross parking aisles and landscape areas to access structures. When such design is not feasible, pedestrian walkways shall be provided which connect the parking areas and the structures. Such walkways shall be clearly demarked from the parking areas and drive aisles through the use of colored, textured paving, landscaping, shade structures, or similar treatment.

(10)

Parking areas that accommodate a significant number of vehicles shall be divided into a series of connected smaller lots divided by landscaping and/or buildings.

(11)

For climatic reasons, the use of shade structures or other mechanisms within commercial parking areas to shade parked vehicles from the sun is strongly encouraged.

(k)

Landscaping.

(1)

Landscaping for commercial uses shall be used to define specific areas by helping to focus on entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for loading and equipment areas.

(2)

Landscaping shall be in scale with adjacent structures and be of appropriate size at maturity to provide substantial shading.

(3)

Landscaping around the entire base of structures is recommended to soften the edge between the parking lot and the structure. This shall be accented at entrances to provide focus.

(4)

Trees shall be located throughout the parking lot and not simply at the ends of parking aisles. In order to be considered within the parking lot, trees shall be located in curbed and irrigated planters.

(5)

Landscaping shall be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks or the use of concrete curbs.

(6)

Vines and climbing plants integrated upon buildings, trellises and walls shall be used when complementary to the project design.

(7)

When provided, potted plants shall be in clay or decorative concrete containers, especially for enhancement of sidewalk shops, plazas and courtyards and to soften the hardscape.

(l)

Fences and walls.

(1)

If not required for a specific screening or security purpose, walls shall generally not be used within commercial areas. When used, the walls shall be as low as possible while performing their screening and security functions.

(2)

Where walls are used along property frontages, or screen walls are used to conceal storage and equipment areas, they shall be designed to blend with the site's architecture. Both sides of all perimeter walls or fences should be architecturally treated when visible from public or private streets and public areas such as parking lots and plazas. Landscaping shall be used in combination with such walls whenever possible.

(3)

Long expanses of fence or wall surfaces shall be offset or architecturally designed to prevent monotony. Landscape pockets or vines shall be provided whenever possible.

(4)

When security fencing is used, a combination of solid walls with pillars and decorative view ports, or short solid wall segments and wrought iron grill work shall be used, except as provided in (5) below.

(5)

Barbed or razor wire and similar fencing, or electric security fencing: See chapter 18, section 18-4.

(m)

Screening.

(1)

Any outdoor equipment, whether on a roof, side of a structure or on the ground, shall be appropriately screened from view. The method of screening shall be architecturally integrated with the adjacent structure in terms of materials, color, shape and size. Where individual equipment is provided, a continuous screen is desirable.

(2)

Screening for outdoor storage (including cart storage) shall be determined by the height of the material or equipment being screened. When allowed, exterior storage shall be confined to portions of the site least visible to public view. Where screening is required, a combination of elements shall be used including solid masonry walls, berms and landscaping. Chain-link fencing with wood or metal slatting is only permitted when not visible from a public or private street or public areas such as parking lots and plazas.

(3)

Roll-up doors, vehicle bays, drive-through aisles, car wash entrances/exits, wash stalls and similar features shall be screened from view of adjacent streets by building orientation and/or the provision of landscaping, trellises, berms, or low walls that are consistent with the architecture and exterior materials of the building.

(n)

Lighting.

(1)

Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking, loading, shipping and receiving, walkways and working areas.

(2)

The design of light fixtures and their structural support shall be architecturally compatible with the main structures on-site. Illuminators shall be integrated within the architectural design of the structures.

(3)

As a security device, lighting shall be adequate but not overly bright. All building entrances shall be appropriately lighted.

(4)

All lighting fixtures shall be shielded to confine light spread within the site boundaries.

(o)

Kiosks. Where kiosks are allowed, kiosk design and exterior color(s) shall be compatible with the architectural style and exterior color(s) of surrounding buildings.

(p)

Drive-through business standards. The minimum lot size of any drive-through business shall be ten thousand (10,000) square feet. All drive-through restaurants shall provide a drive-through lane with a minimum length of one hundred twenty (120) feet and a minimum width of ten (10) feet. All other drive-through businesses shall include a drive-through lane with minimum dimensions of thirty-six (36) feet in length and ten (10) feet in width.

(q)

Downtown design standards. To assure an attractive, pedestrian-friendly environment, all development occurring within the CD, downtown commercial zone upon the effective date of this section, unless otherwise exempted by this chapter, shall comply with the Project SHAPE Downtown El Centro Design Standards which are adopted by reference herein and which shall be available upon request from the community development department. If said design standards appear to conflict with another provision of this chapter, the design standards shall prevail. All other commercial zone design standards shall apply.

(r)

Water dispensing facility standards.

(1)

All water dispensing machines shall be visible in well-lit areas from access drives or public streets and be maintained in a clean, attractive, and litter-free condition. Any graffiti on an outdoor machine shall be removed within twenty-four (24) hours. If the water dispensing machine is removed, the area shall be cleaned and restored to its previous condition, including the removal of any abandoned pipes, conduits, or other connecting hardware.

(2)

Vending of water must comply with state law, including operators obtaining proper licenses from the food and drug branch of the California Department of Public Health.

(3)

Water dispensing machines shall not obstruct pedestrian pathways, driving aisles, parking spaces, alleys, any areas necessary for proper vehicular circulation or loading activities, nor be located within the public right-of-way. A clear path of travel at least four (4) feet wide must be provided around water dispensing facilities.

(4)

The water dispensing machine shall not be within ten (10) feet of an entranceway to any business open to the public nor block any store window.

(5)

Sign copy on water dispensing facility shall be limited to that which fits on the exterior panels of the machine and shall only advertise the actual product or service provided by the water dispensing machine.

(6)

Business owner or operator shall not utilize or permit the utilization of any device which produces loud noise, or use and operate any loudspeaker, public address system, radio, sound amplifier, or similar noise creating device to attract the attention of the public, subject to the noise regulations of the commercial zone.

(Ord. No. 24-03, § 2, 9-17-24)