The B-P Zone is intended to provide for research and development, light manufacturing, business sales and services and other business-supporting commercial uses. It is not intended to include general warehousing, distribution, shipping, or logistics. The B-P Zone implements and is consistent with the business park land use category of the General Plan.

(Ord. No. 2017-09, § 5, 9-21-2017; Ord. No. 2022-10, § 4, 7-7-2022)

A.

The following uses are permitted provided approval of a site development permit shall first have been obtained pursuant to the provisions of Section 9.240.330:

(1)

Ambulance, taxi, and/or limousine dispatch facility.

(2)

Antennas and telecommunications facilities.

(3)

Automobile services—repair and maintenance.

(4)

Bakery—Wholesale.

(5)

Banks, financial institutions and ATMs.

(6)

Childcare services.

(7)

Civic Uses—Government, public safety, community center, cultural center and similar.

(8)

Commercial food kitchens, ghost kitchens, catering services, or commissary (without outdoor storage of commercial vehicles including food trucks).

(9)

Commercial amusement and recreational facilities.

(10)

Conference, convention, or banquet facilities.

(11)

Contractor business completely within a building without outdoor storage of equipment or fleet of vehicles.

(12)

Copying, printing, and publishing services.

(13)

Equipment sales and rental—Excluding heavy vehicles and equipment, including cranes, boom lifts, earthmovers, dozers, loaders, excavators, and similar vehicles and equipment.

(14)

Health, and fitness facilities.

(15)

Laboratory—Medical, analytical, research, testing.

(16)

Maintenance services for infrastructure improvements including road, sewer, water and similar.

(17)

Manufacturing light—Manufacturing operations with associated activities that take place within a wholly enclosed building. Examples of manufacturing light include home accessories, furniture, cabinetry, sporting equipment, toys, food, clothing and accessories, footwear, handmade Artisan craft, instruments, computers, electronic devices and similar.

(18)

Media producing—Broadcast studios.

(19)

Medical services clinic, office, outpatient services, and urgent care.

(20)

Office—Administrative, corporate, and professional.

(21)

Personal care services—Nails, skin, hair care services, hair removal services, make-up salons, and similar uses.

(22)

Repair services—Electronic equipment, large appliances, etc.

(23)

Research and development, technology center.

(24)

Restaurants or food establishments excluding drive-thru, alcohol beverage sales, and live entertainment (examples: full-service restaurants, cafeterias, buffets, sandwich, coffee, ice cream and similar establishments).

(25)

Retail or warehouse stores forty-five thousand (45,000) square feet or less gross floor area.

(26)

Schools—College, universities, vocational, specialized training, instruction, sports and recreation instruction, education support services (tutorial services).

(27)

Social service organizations.

(28)

Studio—Art, dance, martial arts, music, photography and similar.

(29)

Transit stops, stations, terminals.

(30)

Utilities—Gas, electric, sewer and similar.

(31)

Veterinary clinics, animal hospitals, which may include ancillary indoor boarding.

B.

The following uses are permitted provided a conditional use permit has been granted pursuant to Section 9.240.280:

(1)

Alcoholic beverage sales for on-premises consumption with restaurants/food establishments, microbreweries, brew pubs, craft breweries hotels, and conference,

convention,

and banquet facilities and off-premise sales for microbreweries and general retail uses pursuant to Section 9.240.490.

(2)

Auto, pickup truck, motorcycle, boat and RV sales, rental and repair. Any repairs and associated activities shall be within a wholly enclosed building.

(3)

Automobile fueling stations not including the concurrent sale of beer and wine for off-premises consumption, and excluding truck stops/travel centers.

(4)

Contractor business with limited outdoor storage of materials, equipment or fleet of vehicles consistent with Section 9.112.030 business park zone development standards (semi trucks and trailers or similar vehicles are prohibited).

(5)

Commercial food kitchens, ghost kitchens, catering services, or commissary (with commercial vehicles or food trucks pursuant to Section 6.20.120.

(6)

Hotel, motel, extended stay hotel.

(7)

Heliports.

(8)

Hospital.

(9)

Microbrewery, brew pub, craft brewery, distilleries, or wineries pursuant to Section 9.240.490.

(10)

Retail or Warehouse stores-Greater than forty-five thousand (45,000) square feet gross floor area.

(11)

Truck service and repair within a wholly enclosed building (utility, small commercial trucks or tractor trailer).

C.

Uses not listed. Any use that is not specifically listed in subsections A. and B. may be considered a permitted or conditionally permitted use provided that the Community Development Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process, which governs the category in which it falls.

D.

Legally established uses. It is the intent of the City Council that a legally established preexisting land use of an occupied property shall not assume a nonconforming status as a result of the adoption of the 2017 General Plan and the concurrent or subsequent adoption of a change of zone for consistency with the 2017 General Plan. Any pre-existing use certified pursuant to Section 9.240.080 that is not specifically listed in subsections A. and B. shall be considered a permitted or conditionally permitted use the same as provided for such use under the zoning classification of the subject property prior to the adoption of the new zoning classification concurrent with, or subsequent to, the effective date of City Council Resolution No. 2017-14 adopting the 2017 General Plan. The expansion of significant modification of such a pre-existing use shall be subject to the approval process and zoning requirements that had governed the category of use in which it fell under the prior zoning classification. However, nothing in this subsection shall be construed to mean that a site development permit or conditional use permit is required to continue such pre-existing use.

(Ord. No. 2017-09, § 5, 9-21-2017; Ord. No. 2021-09, § 4, 4-15-2021; Ord. No. 2021-21, §§ 15—18, 11-4-2021; Ord. No. 2021-29, § 11, 12-16-2021; Ord. No. 2022-10, § 4, 7-7-2022; Ord. No. 2022-24, § 8, 12-15-2022; Ord. No. 2024-07, § 5, 4-18-2024)

The following shall be the standards of development in the B-P Zone:

(1)

Lot size. The minimum lot size shall be one-half (0.5) acre (twenty-one thousand seven hundred eighty (21,780)) square feet with a minimum average lot width of one hundred (100) feet, minimum average lot depth of one hundred (100) feet and minimum lot frontage width of fifty (50) feet.

(2)

Floor area ration (FAR). The building floor area ration shall be a minimum of .25 FAR and a maximum of .6 FAR.

(3)

Height. The maximum height of all structures, including buildings, shall be thirty-five (35) feet at each setback line. Any portion of a structure that exceeds thirty-five (35) feet in height shall be set back from each setback line not less than two (2) feet for each one (1) foot in height that is in excess of thirty-five (35) feet. All buildings and structures shall not exceed fifty (50) feet in height.

(4)

Landscaping. A minimum eighteen (18) percent of the net area of the site (exclusive of right-of-way) shall be landscaped and maintained, and automatic irrigation shall be installed.

(5)

Street setbacks. A minimum twenty-five (25) foot setback shall be required on any street. A minimum fifteen (15) foot strip adjacent to the street line shall be landscaped and maintained, except for designated pedestrian and vehicular accessways. The remainder of the setback may be used for off-street automobile parking, driveways, or landscaping. Screen walls are prohibited in the street setback area.

(6)

Side yard setbacks. The minimum side yard setback shall equal not less than ten (10) feet for the two (2) side lot areas combined.

(7)

Rear yard setback. The minimum rear yard setback shall be fifteen (15) feet.

(8)

Other setbacks. A minimum one hundred (100) foot setback shall be required on any boundary where the business park property abuts a residential or commercially zoned property. A minimum of twenty (20) feet of the setback shall be landscaped. The other setback area may also be used for trails, bicycle, motorcycle and automobile parking, trash/recycling enclosure, driveways or landscaping. Block walls or other fencing may be required.

(9)

Screening. Parking, loading, trash and service areas shall be screened by structures or landscaping. They shall be located in such a manner as to minimize noise or odor nuisance. Block walls or other fencing may be required.

(10)

Perimeter screen walls. Perimeter screen walls are prohibited in the street setback area. A fully landscaped area shall be provided in front of a perimeter screen wall adjacent to any street. The minimum height of a perimeter screen wall shall be eight (8) feet. All screen walls shall be decorative masonry block walls and include an anti-graffiti coating or equivalent measures to prevent graffiti.

(11)

Security Fence. Barbed wire, concertina and similar fence are prohibited.

(12)

Outside storage. Outside storage as described in Section 9.10.950 shall not exceed twenty (20) percent of the site and shall be completely screened from public view by a combination of buildings, decorative masonry block walls, berms and landscaping. Outside storage areas shall be prohibited within the twenty-five (25) feet street setback.

(13)

Parking. Parking shall be provided as required by Section 9.240.120.

(14)

Utilities. All new utilities shall be underground.

(15)

Roof-mounted equipment. All roof mounted mechanical equipment shall be screened from public view.

(16)

Signs. All signs shall be in conformance with Chapter 9.245 and be maintained in safe and presentable condition at all times including repainting, replacement of parts, and other maintenance activities

(17)

Site lighting. All lighting, including spotlights, floodlights, electrical reflectors, and other means of illumination for signs, structures, landscaping, parking, loading, unloading, and similar areas shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property.

(18)

Maintenance. All properties, buildings, outside storage areas, landscaping, walls, trash enclosures, accessory structures, signs, and overall grounds shall be maintained in a safe and presentable condition at all times including repainting, replacement of parts or structures, cleaning, and other maintenance activities.

(19)

Architecture. Business park development shall be constructed with high-quality architecture designed to enhance and be architecturally compatible with its surroundings. Exemplary architecture, landscaping, sign and site plan design shall be provided within designated scenic highways or public view corridors.

(Ord. No. 2017-09, § 5, 9-21-2017; Ord. No. 2022-10, § 4, 7-7-2022)