N-S – Neighborhood Shopping Zone.

S-C – Shopping Center Zone.

C-B – Central Business Zone.

R-S – Regional Specialty Center Zone.

C-S – Commercial Services Zone.

C-P – Commercial Professional Zone.

Permitted Uses. The land uses listed in Table 21.10(A) are permitted in one or more of the commercial districts as indicated in the columns corresponding to each commercial district. Where indicated with a "P," the use is permitted. Where indicated with an "X," the use is expressly prohibited. The letter "A" indicates the use is permitted only as an accessory use. The letter "C" indicates the use is conditionally permitted subject to the approval of a conditional use permit. The letter "L" indicates the use is permitted subject to limitations described in Section 21.10.040. The letter "S" indicates the use is permitted only on the second floor or above.

All uses must be conducted totally within a completely enclosed building with the exception of City-approved outdoor dining, temporary special events, and uses customarily conducted in the open as determined by the City Planner, such as a carwash or nursery.

Storage is permitted only within an entirely enclosed building and is limited to accessory storage of commodities sold or utilized in the conduct of a permitted use, on the premises.

Uses producing, causing or emitting dust, gas, smoke, glare, noise, fumes, odors, electromagnetic emanations or vibrations which are or may be detrimental to the safety, welfare, health and peace of the City and its residents are prohibited.

Overnight parking of vehicles, except those used in conjunction with a permitted use, are prohibited. The vehicles must be maintained in proper working order and remain free of graffiti at all times. Any such vehicle deemed to be a public nuisance is prohibited from parking on-site.

Acupuncture/acupressure clinic or office is a permitted use upon compliance with the following standards:

Alcohol sales, on-site and off-site sale, are permitted as an accessory use to a restaurant and subject to the approval of an administrative use permit and standards set forth in this code.

Assembly hall is subject to the following requirements:

ATM kiosk is permitted as an accessory to an established commercial use upon compliance with the following:

Auto rental is a permitted use upon compliance with the following:

Auto sales new or used are prohibited in any area designated as MU-I in the General Plan Land Use Element.

Bar, tavern or cocktail lounge may be permitted as an accessory use upon compliance with the following:

Boat, trailer, motorcycle, motor scooter sales are prohibited in any area designated as MU-I in the General Plan Land Use Element. The MU-I area overlays a portion of the R-S Zone.

Drive-through business is conditionally permitted:

Drugstore/pharmacy is limited to a maximum size of 5,000 square feet in the C-P Zone.

Employer-sponsored child care is permitted as an accessory use upon compliance with the following standards:

Extended lodging facility is subject to the standards set forth in subsection (S) of this section, Hotel/motel/extended lodging facility.

Fitness center (less than or equal to 5,000 square feet) is permitted upon compliance with the following standards:

General research and development facility is permitted upon compliance with the following standards:

Golf driving range is conditionally permitted:

Grocery/food/supermarket is conditionally permitted in the C-P, subject to approval of the Planning Commission, when the unit occupied by the use is less than 5,000 square feet.

Hotel/motel/extended lodging facility is permitted in the R-S, C-S and C-P Zones. Motels are allowed in the R-S and C-S Zones. Extended lodging facilities are allowed in the R-S, C-S and C-P Zones. All uses must comply with the following standards:

Internet arcade is permitted subject to the standards set forth in Section 21.10.240 of this chapter.

Live/work units are permitted in areas designated as Mixed-Use II or Mixed-Use III in the General Plan Land Use Element subject to the standards set forth in Chapter 21.15, P-D—Planned Development District Zone.

Massage establishment is permitted upon compliance with the following standards:

Major development is conditionally permitted and subject to the standards set forth in Chapter 21.32.

Medical/dental laboratories are limited uses subject to the following standards:

Mixed uses (residential and commercial) are permitted in areas designated as Mixed-Use I, Mixed-Use II, or Mixed-Use III in the General Plan Land Use Element subject to the standards set forth in Chapter 21.15, P-D—Planned Development District Zone.

Nursing and convalescent hospital is permitted upon compliance with the following standards:

Outdoor dining/seating, upon approval of an administrative use permit is allowed as an accessory use to a restaurant and/or or retail eating establishment in compliance with the following requirements:

Out-patient facility (drug and alcohol) is permitted upon compliance with the following standards:

Parking lot/structure is permitted as an accessory use upon compliance with the parking standards provided in this title, Off-Street Parking Regulations. Parking lots/structures operated by the City are permitted as principal uses.

Religious institution is subject to the following requirements:

Studio (martial arts/dance/photo/music) is permitted upon compliance with the following standards:

Trade/vocational school is permitted subject to the approval of a conditional use permit upon compliance with the following standards:

Tutoring is a permitted use upon compliance with the following standards:

Wireless communication or telecommunication facility is conditionally permitted and subject to the standards set forth in Chapter 21.34.

Property owners shall maintain all structures, including buildings, paved areas, accessory buildings and signs in the manner required to protect the health and safety of the user, occupants and the general public.

All structures shall be maintained in a neat and orderly manner.

All permitted signs shall be maintained in a neat and orderly manner.

The property shall be deemed substandard when it displays evidence of a substantial number of dilapidated conditions including, but not limited to the following:

Each such lot must have and maintain off-street parking facilities pursuant to this title, Off-Street Parking Regulations.

Each such lot must have and maintain such loading facilities as may be required by this title, Off-Street Parking Regulations.

All outdoor lighting must be located and shielded so as to prevent the direct spillage of light or glare onto adjacent lots and streets.

Parking lots and all areas of open parking must be provided with the following illumination:

Parking garage structures must be provided with the following illumination:

Any lighting used to illuminate off-street parking or loading facilities shall be so arranged as to reflect the light away from abutting streets or properties and shall be of such intensity and design as approved by the Department of Community Development. Such lighting shall be maintained in good working condition at all times.

All mechanical equipment must be maintained in a clean and proper condition to prevent a collection of litter and filth and to avoid the emission of unnecessary noise, dust or fumes.

Any mechanical equipment to be located on the roof of a commercial building, or at grade, must provide adequate screening from public rights-of-way and adjacent properties through the use of parapets or a solid, non-combustible, screening material. Such screening may either be painted to match the exterior color of the commercial building or treated as an architectural feature.

All lots must include facilities for the storage and collection of trash. Trash enclosures must be located such that sight distances, circulation, parking space access and driveway access are not impeded. The location and size of enclosures are subject to approval by the City Planner.

Trash enclosures must be designed to fit the standardized container as provided by the trash hauler.

Any outdoor trash facility must have three solid walls with a solid, decorative, self-closing gate, of the same height, enclosing the fourth side to allow access. A solid cover must be provided over the enclosure comprising of a durable, decorative non-combustible material.

The enclosure must incorporate primary design features of the main building, including color and finish of the enclosure.

Trash enclosures must be maintained in a closed manner at all times to prohibit visibility of trash containers from public rights-of-way or adjacent properties.

Notwithstanding any other provision of this title, all existing uses, buildings and structures in any commercial zone, which do not conform to this section must provide a fully enclosed trash enclosure within 12 months of the effective date of the ordinance codified in this chapter.

Required Walls. Walls and hedges are required and must be installed to screen commercial properties as described in paragraphs (1) through (3) of this subsection:

Elective Walls. Any wall, fence or hedge, not required by subsection (A) of this section but voluntarily installed, must be installed in accordance with the following standards:

All required site landscaping shall be installed and maintained in accordance with the requirements of this section.

All unpaved areas must be landscaped with a compatible combination of trees, shrubs and groundcover.

An automatic irrigation system must be installed in all landscaped areas to ensure proper maintenance.

All planting beds must be bordered by a minimum six-inch high concrete curb except where decorative walls are provided.

Landscaping must consist of combinations of trees, shrubs and ground cover with careful consideration given to the use of drought-tolerant specimens and xeriscaping practices as well as eventual size and spread, susceptibility to disease and pests, durability and adaptability to existing soil and climatic conditions. See Figure 21.10(F).

Crushed rock, pebbles, and stone may not serve as substitutes for live plant materials. Limited use of these materials is subject to City Planner approval.

All plant materials must be drawn from the list of suitable plant materials provided by the Planning Division. Exceptions for the use of other plant materials are allowed only upon approval of the City Planner.

Landscaping in the interior of the parking area is required to be equal to at least 10% of the parking area.

Where parking areas abut a public right-of-way, a minimum three-foot wide landscaped planter must be continuously maintained adjacent to all rights-of way.

There must be at least one thirty-six (36) inch box size tree for every five single-row spaces or every 10 double-row spaces or major fraction thereto.

No automobile space may incorporate the required planter within its dimensions.

Before issuance of a building permit, a complete landscaping and irrigation plan signed by a landscape architect and/or landscape contractor must be submitted subject to provisions of Chapter 21.36, Design Review.

The plans must show the location of turf, trees, shrubs, walks, fences and any ponds, fountains or other decorative landscaping features and indicate soil preparations if necessary; provide typical planting detail for trees and shrubs; list the botanical and common names of all plants with the quantity of each and their container size; and, provide visual examples, in the form of photos, of all proposed plants.

The plans must clearly portray the location, coverage and specifications of the permanent automatic irrigation system.

The landscape plan must incorporate the use of hydro zones where possible by grouping plants with similar water requirements together. The use of drought tolerant plant material is encouraged throughout all landscaped areas.

Landscaping and irrigation systems shown on approved plans must be installed as required by the City Planner.

The developer must submit a notice of completion form, to be signed by a licensed landscape architect, which affirms that all landscaping and irrigation was installed and conforms to approved landscaping plan.

Irrigation systems must be designed so that overspray and run off into streets, sidewalks, structures, windows, walls and fences are minimized.

Landscaped areas cannot be watered between 10:00 a.m. and 5:00 p.m.

Prior to the installation of the landscaping in the public right-of-way, the property owner shall provide for continual maintenance by an agreement with the City.

Property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris, maintained in a healthy, growing condition and shall receive regular pruning, fertilizing, mowing and trimming. Any diseased, dead, damaged or decaying plant materials shall be removed and replaced within 10 days following written notice from the City Planner.

Irrigation systems shall be kept in working condition. Adjustments, replacements, repairs and cleaning shall be a part of regular maintenance.

Trees shall be staked and tied with lodge poles. Stakes and ties on trees shall be checked regularly for correct functions. Ties shall be adjusted to avoid creating abrasions or girdling on trunks or branches.

Street trees planted within public rights-of-way and/or trees planted adjacent to public sidewalks shall be provided with root barriers, subject to City Planner review and approval.

A preliminary site plan drawn at a minimum scale of one-eighth inch equals one foot showing the entire lot or lots with all existing and proposed structures, parking areas, driveways, walkways, walls, and landscaped areas, with dimensions shown for these features, lot lines, easements and setbacks;

Preliminary building floor plans at a minimum scale of one-quarter inch equals one foot showing use of spaces and locations of entrances, windows, and special features such as courtyards;

Preliminary building elevations at the same scale as provided for in subsection (B) of this section showing windows, awnings, signage, suggested building materials and colors, and any sections needed to explain below-ground spaces such as garages;

All plans, elevations, and sections should identify the applicant, the preparer of the plans, scale, and date, and be drawn to fit on 18 inch by 24 inch or no greater than 24 inch by 36 inch paper;

The intent of this review is for discussion purposes only; therefore, drawings do not need to be prepared in finished, presentation quality.

Commercial development of 25,000 square feet or more must provide the following to the satisfaction of the City Planner:

Commercial development of 50,000 square feet or more must comply with subsection (A) of this section, and must provide all of the following measures to the satisfaction of the City Planner:

Commercial development of 100,000 square feet or more must comply with subsections (A) and (B) of this section, and must additionally provide all of the following measures to the satisfaction of the City Planner:

This section does not apply to projects for which a development application has been deemed "complete" by the City pursuant to Government Code Section 65943, or for which a notice of preparation for a draft environmental impact report (DEIR) has been circulated or for which an application for a building permit has been received, before the effective date of the ordinance codified in this section.

All facilities and improvements constructed or otherwise required by this section must be maintained in a state of good repair.

All development projects for which an Environmental Impact Report (EIR) is required to be prepared must incorporate into the EIR an analysis of the projects' impacts on the regional transportation system. Such analysis must be conducted consistent with guidelines contained in the most recent congestion management program adopted by the Los Angeles County Metropolitan Transportation Authority (MTA).

Before approval of any development project for which an environmental impact report (EIR) will be prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) or based on a local determination, regional and municipal fixed-route transit operators providing service to the project must be identified and consulted with.

The transit impact review worksheet, contained in the Los Angeles County Congestion Management Program (CMP) manual, or similar worksheets, must be used in assessing impacts. Pursuant to the provisions of CEQA, transit operators must be sent a Notice of Preparation (NOP) for all contemplated EIRs and must, as part of the NOP process, be given opportunity to comment on the impacts of the project, to identify recommended transit service or capital improvements which may be required as a result of the project, and to recommend mitigation measures which minimize automobile trips on the CMP network. Impacts and recommended mitigation measures identified by the transit operator must be evaluated in the draft EIR prepared for the project. Related mitigation measures adopted must be monitored through the mitigation monitoring requirements of CEQA.

Phased development projects, development projects subject to a development agreement, or development projects requiring subsequent approvals, need not repeat this process as long as no substantial changes are made to the project, or substantial changes occur with respect to the circumstances under which the project is undertaken, that would require major revisions to the prior environmental review. It will remain the discretion of the lead agency to determine when a project will require further environmental review due to change in the project or changed circumstances.

Projects for which a NOP for a draft EIR has been circulated pursuant to the provisions of CEQA before the effective date of the ordinance codified in this section are exempt from the requirements of this section, except as otherwise required under CEQA.

In addition to other findings needed to obtain an AUP for alcohol licenses which will function as a notice of public convenience and necessity, the City Planner, or designee, must find as follows:

Requirements for On-Sale Uses. All on-sale uses must maintain the following standards:

Requirements for On-Sale Uses—Wine Tasting. Wine tasting is permitted only in conjunction with an approved off-sale license (general or beer and wine license) and subject to the same requirements as an on-sale uses.

Requirements for Off-Sale Uses. In addition to other requirements of this section, off-sale uses must maintain the following standards:

Requirements for Off-Sale Uses—Service Station. In addition to other requirements of this section, all service stations operating with an off-sale use must maintain the following standards:

Distance Requirements. All on- and off-sale uses must maintain the following distance standards:

Existing Establishments. Any legal nonconforming use that was licensed by the state for the retail sale of alcoholic beverages for on-site or off-site consumption must obtain an AUP when:

Internet arcades require a conditional use permit issued pursuant to this Code.

In addition to any other requirements, an application for an Internet arcade conditional use permit must include the following:

Every person who owns, conducts, operates or manages an Internet arcade in the City must comply with the standards of operation set forth in this section.

Internet arcades must be operated in accordance with the operations plan approved by the Police Chief, or designee, and incorporated into any conditional use permit approved by the Planning Commission. Such operations plan must, at a minimum, include all of the following:

Regulations Nonexclusive. The provisions of this section regulating Internet arcade businesses are not intended to be exclusive.

The proposed use must comply with all requirements set forth for the issuance of a conditional use permit;

Yard and Density Requirements. All service stations must maintain the minimum lot size and setback standards as set forth in Table 21.10(C) and paragraphs (1) and (2) of this subsection.

Permitted Activities. At an automobile service station all activities other than: dispensing gasoline, maintaining vehicle air tire pressure and water, and cleaning vehicle windows are prohibited.

Accessways. Each site shall not have more than two accessways to any one street.

Parking for Service Stations. Every service station is subject to all parking requirements applicable to the zone in which such use is located. All service stations are subject to parking standards set forth in this title, Off-Street Parking Regulations.

Development and Facility Requirements. All service stations must maintain the following standards:

Landscaping. The following landscaping is required:

Restrooms. Restrooms must be provided for both sexes, must be available for customer use during all hours of business and must be maintained in a clean and safe manner by the business owner. Restroom entrances viewable from adjacent properties or rights-of-way must be concealed from view by planters or decorative screening. Restroom locations must be identified by appropriate signage.

Retroactive Effect. All development standards of this section must be complied with at the time that this title becomes effective, except as specified below.

Compliance with On-Site Sign Regulations. Any existing service station must comply with on-site sign regulations of Chapter 21.24, Sign Regulations, within two years except as otherwise specified in this title. Any such station that does not so comply will be deemed in violation of this title.