The sections of this chapter constitute the regulations of the Highway Commercial (HC) district.

The HC district is designed and intended to provide centers for both convenience and retail shopping along U.S. Highway 101, planned and controlled to provide the greatest service to the motoring public utilizing Highway 101 inside a corridor within 1,250 feet of the U.S. Highway 101 right-of-way.

The following uses, as well as those similar uses which the Zoning Administrator finds to fall squarely within those that the purpose of the zone intends to allow by right, are permitted in the HC district:

The following uses and those similar uses which the Planning Commission finds to fall within the intent and purpose of this zone, that will not be more obnoxious or detrimental to the public welfare, are found by the Commission to be compatible with adjoining land uses, and which are of a comparable nature and of the same class enumerated for this zone, shall be permitted in the HC district subject to obtaining a conditional use permit according to the procedures set forth in Article 2 of Chapter 12-35 of this title:

A primary use shall be established prior to allowance of any accessory use (as defined in Section 12-2.04).

Development, uses and structures in the HC district are subject to the development standards set out in Sections 12-12A.01 through 12-13A.15.

The maximum height is 40 feet.

However, a conditional use permit is required for any building or structure in excess of one story or 18 feet in height when adjacent to a residential zoning district unless the building or structure is located more than 100 feet from the residential district boundary. Properties separated by streets and alleys are considered to be adjacent.

Each lot or parcel of land in the HC district which has a side or rear lot line adjoining property in a residential zone shall have a solid masonry wall of not less than six feet in height, established along the side and rear lot line adjoining the zone.

Each lot or parcel of land in the HC district which has a front, side or rear lot line adjoining property in a residential zone shall have a front yard of not less than 10 feet in width.

A minimum 20 foot wide landscape buffer shall be provided along Highway 101.

A Planned Development Overlay, pursuant to Title 12, Chapter 35, shall be applied to each Highway Commercial (HC) zoning district.

For provisions on parking, see Chapter 12-32 of this title.

For provisions on signs, see Chapter 12-34 of this title.

All display and storage shall be located wholly within an enclosed building except for sales areas approved for recreation vehicle and auto vehicle sales or spa/patio furniture in conjunction with a home improvement center or furniture sales, as part of a Planned Development Permit or Conditional Use Permit.

The HC zone may be applied along U.S. Highway 101 within a corridor of 1,250 feet from the U.S. Highway 101 right-of-way.

Standards presented in the Entrada Specific Plan may apply to certain uses in certain locations; see Section 12-3.04.