To allow for commercial, light manufacturing, research and development, and professional office uses in business park settings.

Educational facilities considered appropriate include technical schools and similar facilities supporting businesses within the district.

Warehousing, freight terminals, and heavy manufacturing are expressly prohibited, and wholesaling activities are permitted only on a limited, restricted basis.

Minimize heavy truck traffic and excessive noise in this district.

Permitted Uses. The land uses listed in Table 21.12(A) are permitted in the O-P zone as indicated in the column adjacent to each use. 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 21.12.030.

Every use permitted in the O-P Zone must comply with the following:

Alcohol sales (on-site and off-site liquor) are permitted as an accessory use to a restaurant and subject to the approval of a conditional use permit and standards set forth in Section 21.10.230.

Fitness Center (Greater than 5,000 Square Feet). Permitted upon compliance with the following standards:

Hotel, Motel and Extended Lodging Facilities. Permitted subject to the following standards:

Kennel/Animal Boarding. Permitted upon compliance with the following standards:

Massage Establishment. Permitted in compliance with the following standards:

Outdoor Dining. Permitted as an accessory use upon compliance with the following standards:

Parking Lot/Structure. Permitted as primary or accessory structure, upon compliance with this title, Off-Street Parking Regulations.

Tattoo Parlors and Body Piercing Shops. Every tattoo/body piercing studio shall be subject to the following in addition to all other requirements of law:

Wholesale. Storage of merchandise being sold from the premises is permitted provided the wholesaler's office and/or showroom for the stored merchandise is in the same building, the storage area does not exceed 49% of the floor area of the building, and the office and/or showroom for the wholesale establishment is a separate room with direct access to the exterior of the building.

Wireless Communication Facilities. Wireless communication facilities are subject to either a conditional use permit pursuant to Chapter 21.34, Wireless Communication Facilities.

When adjacent to an R zone, the yard must be at least 50 feet in depth, plus five feet in depth for each story above one story of building or each 10 foot increment above 15 feet in height of building on the O-P zoned lot. The yard may be used for parking.

Nonconforming Lots. Where lots, at the effective date of the ordinance codified in this title, have a depth of less than 125 feet, and where adjacent to an R zone, the following must be provided:

In areas where the level portions of the respective lots as indicated on the approved grading plan(s) are separated by more than 15 feet in a vertical dimension, a row of 24 inch box size trees minimum at the time of planting, including interspersed buffer shrubs, must be planted as determined by the City Planner. Landscaping of the slope, the type and location of which must be provided by the applicant and approved by the City Planner, except where the difference in elevation exceeds 50 feet, and slopes are planted and maintained in accordance with plans approved by the City Engineer;

In areas where less than 15 feet of vertical dimension separates the two lots and the residential is the lower lot, or where the lots are level (less than five feet of vertical separation), a maximum 10 foot raised earthen berm, fully landscaped and subject to the City Planner's approval, must be located adjacent to the zone boundary or property line, to provide a minimum difference in elevation between the top of the berm and the residential lot of 10 feet (See Figure 21.12(B));

In areas where more than five feet but less than 15 feet of vertical dimension separates the two lots and the O-P zoned lot is the lower lot, a minimum five-foot, maximum six-foot-high decorative block wall must be located adjacent to the zone boundary or property line, and a row of trees (including interspersed buffer shrubs), as determined by the City Planner;

All such required landscaped buffering must be provided with adequate and permanent sprinkler or irrigation systems, subject to the approval of the City Engineer;

Exception. Where a single parcel of land is developed or a number of contiguous parcels of land are developed concurrently where more than one of the subsections (A), (B), or (C) of this section would apply to the parcel or parcels, the buffering may, upon application of the property owner, be subject to a precise plan which must be approved by the Planning Commission in the manner provided in Chapter 21.32, Permit Procedures—Generally, or where development of the parcel(s) is subject to the Subdivision Map Act regulations, the specific plan (or precise plan) may be provided as a condition of approval for either a parcel or tentative map.

Landscaping, irrigation and maintenance plans is required and the plans are subject to approval of the Planning Commission under the provisions of Chapter 21.36. The plans must incorporate, without limitation, 15 gallon minimum trees at time of planting, interspersed shrubs, ground cover, raised earthen berms and automatic sprinkler systems. The City may require the maintenance plan to include a bona fide service agreement with a City licensed landscaping service business. Maintaining an active service agreement on file with the Community Development Department is the responsibility of the owner of the subject property or by his or her authorized agent.

All landscaped areas and easements must be maintained in good condition, weed and disease free, and in compliance with Chapter 4.30, Public Nuisances.

Notwithstanding any other provisions of this title, all O-P zoned lots that abut an R zone and do not have landscaping, irrigation and maintenance plans that have been approved by the Planning Commission pursuant to requirements of Chapter 21.36 must submit a landscaping, irrigation and maintenance plan for Planning Commission approval within six months of the effective date of the ordinance codified in this chapter.

Each O-P zoned lot must have and maintain off-street parking and loading facilities as required by this title, Off-Street Parking Regulations.

Loading space must be provided for each use as specified in this title, Off-Street Parking Regulations. No loading is permitted in required yard areas.

Where any part of the front yard or street side yard of a O-P zoned lot is used for parking or loading, a masonry wall compatible in color with the commercial building and/or sight-obscuring hedge a minimum of three feet in height must be erected and maintained within a landscaped area a minimum of three feet in width adjacent to the sidewalk at the front or side yard property line as required by this title.

When any O-P zoned lot has a common side or rear lot line with any R zoned property, a six-foot solid decorative masonry or concrete block wall compatible in color with the commercial building must be constructed and maintained along all such common side or rear lot lines. Where an easement exists, abutting the common property line, the decorative wall may be constructed along the boundary of the easement on the commercial lot. A minimum three-foot wide landscaped planter with automatic irrigation system must be placed adjacent to the wall, planted with trees, shrubs, ground cover and vines. Where a parking lot on the O-P zoned lot abuts an R zoned lot, the additional parking lot landscaping requirements of this title applies.

Where a retaining wall protects a cut below the natural grade, and is located within three feet of a property line separating lots, such retaining wall may be topped by a fence, wall or hedge of the same height that would otherwise be permitted at the location as if no such retaining wall existed.

The following materials are prohibited:

The provisions of this section do not apply to a fence or wall required by any regulation of the State or other public agency.

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 is 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 container from public rights-of-way or adjacent property. See Figure 21.10(B).

Notwithstanding any other provision of this title, all existing uses, buildings and structures in the O-P Zone, which do not conform with this section must provide a fully enclosed trash enclosure within 12 months of the effective date of this chapter, unless providing such trash enclosure will eliminate any existing required off-street parking spaces.

Ground-Mounted Equipment. All such mechanical equipment must be fully screened from view from the public right-of-way. Location is subject to the approval of the City Planner.

Roof-Mounted Equipment. All such mechanical equipment must be fully screened from view from the public-right-of-way and from the view of nearby residential properties. All such 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.

Areas of open parking must be illuminated to provide an average lighting level of no less than two foot-candles, and a minimum individual lighting level of no less than one foot-candle.

All parking garage structures must be illuminated to provide an average lighting level of no less than five foot-candles, and a minimum individual lighting level of no less than two foot-candles.

Any lighting used to illuminate off-street parking or loading facilities must be arranged to reflect the light away from abutting streets or properties. The intensity and design of lighting must be approved by the City Planner and be maintained in good working condition at all times.

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 form.