Five commercial zones are established to preserve and enhance areas throughout the city for a variety of commercial activities, housing and employment uses that contribute to the community's economic well-being, and human and environmental health. These provisions set forth standards and procedures to ensure the compatible and mutually beneficial interaction between commercial and residential uses; to protect adjacent properties from excessive illumination, noise, traffic and other nuisances; to encourage quality development projects; to accommodate the varied needs of the business community; and, to promote affordable housing.

   (A)   Table 15-1 identifies the uses permitted in the C-N, C-O, C-G, C-LI and CBD zones. Retail, housing and service commercial uses represent the primary permitted uses, although other uses are allowed as accessory, conditionally permitted, and temporary uses, as indicated in Table 15-1. Accessory uses are not permitted on any property where a permitted primary use does not already exist.

 

Key:   P = Permitted Use               A = Permitted as an Accessory Use

   C = Conditional Use Permit Required      T = Temporary Use Only, Permit Required
      (See Chapter 16.218)         * = Special use conditions and/or development standards apply

      X = Not Permitted            --- = Not Applicable. See comment in "use" field.

      D = Dining Entertainment Permit Required

Notes:   (a)   Any use involving alcoholic beverage sales requires a Conditional Use Permit.

      (b)   Density bonus may apply

For uses not listed in Table 15-1, the provisions of Section 16.03.020 of this Title 16 will apply. H However, in no case will a building exceed 4 stories or 50 feet in the C-G zone, and 8 stories or 100 feet In the C-LI zone.

 

   (A)   Table 15-2 identifies the development standards applicable to all development in the C-N, C-O, CBD, C-G, and C-LI zones.

   (B)   Those lots shown on an approved and recorded subdivision map or certificate of compliance may be used as a building site irrespective of the minimum lot size, lot width, and lot depth standards set forth in Table 15-2 .

   (C)    Additional standards for Central Business District (CBD) Zone. In addition to the development standards contained in Table 15-2, the following standards apply to development in the CBD zone.

      (1)   Shared parking. Shared parking is encouraged pursuant to the provisions of § 16.46.060 of this Title 16.

      (2)   Zero Lot Line on Main Street between 7th Street and 12th Street.

         (a)   Either the first floor or the second floor must be built to and parallel with the front property line.

         (b)   The second floor of all structures must be built to and parallel with the front property line, except that up to 50% of the second floor frontage may be set back only if the first floor is built to and parallel to the front property line.

      (3)   Encroachment into required setbacks.

         (a)   Architectural features may project up to three feet beyond the property or right-of-way line, provided such projection is a minimum of eight feet above the highest point of publicly owned ground over which such features project. No feature may project into any adjoining privately owned parcel, nor obstruct a vehicle access route or parking area.

         (b)   Awnings may project up to eight feet beyond the property or right-of-way line, provided such projection is a minimum of 12 feet above the highest point of ground over which the awning projects.

      (4)   Mechanical/electrical equipment and satellite dish antennae. All mechanical/electrical equipment and satellite dish antennae must be screened by architectural treatments compatible with the architecture of the building they serve. All rooftop equipment must be placed behind a permanent parapet wall or equipment screen so that it is completely screened from view from the ground level.

      (5)   Outdoor dining.

         (a)   Restaurants with outdoor dining areas on private property are permitted.

         (b)   Restaurants with outdoor dining areas on public property or right-of-way may obtain a permit pursuant to Chapter 124 of this Code.

   (D)   Standards for Mixed-Use Development.

      (1)   Mixed-use developments that contain both commercial and residential uses must comply with the following standards:

         (a)   Retail/commercial uses must be located on the ground floor level in the entire portion of the building fronting the primary street, and must occupy a minimum of 30% of the ground floor area.

         (b)   Residential dwelling units, cultural uses, and office uses are allowed on the second and third floors, and behind the ground floor retail/commercial use.

         (c)   Separate entrances to the different use occupancies must be provided for residential and nonresidential uses. When possible, separate entrances to residential units must be provided in the front of the building. Separations will be reviewed through the applicable discretionary permit review process. Adequate soundproofing and odor control between residential and nonresidential uses must be provided.

   (A)   Purpose. Landscaping is to be used to provide attractive planted areas that complement buildings on a site, to reduce heat and glare, to control soil erosion, and to screen incompatible land uses.

   (B)   Landscaping requirements.

      (1)   Landscape coverage of a building site must be provided as follows:

 

 

Such landscaping may include any landscaping required in off-street parking areas.

      (2)   Along any property line abutting a residential zone, a minimum 10-foot landscaped setback must be provided in all commercial zones. One tree must be provided for each 20 linear feet of such setback buffer.

      (3)   All required front yards and street facing side yards must be landscaped.

      (4)   Landscaping of required off-street parking areas must be provided as set forth in § 16.46.100 (Landscaping Requirements) of Chapter 16.46 (Off-Street Parking and Loading) of this Title 16.

      (5)   No more than 15% of any required landscaped area may consist of hardscape or other non-plant materials such as fountains, rocks, bark, masonry or brickwork, walkways, or similar feature.

      (6)   Landscaped areas must have a minimum width of five feet, including any curbs or similar borders. Narrower landscaped areas may be provided but must not be counted toward meeting the coverage requirements set forth in paragraph 1 above.

      (7)   Any area within required setbacks not used for other purposes must be landscaped.

      (8)   Landscaping used to screen storage areas, trash enclosures, parking areas, public utilities, and other similar building features must be planted at a height and density to provide the desired screening effect within three years of initial planting.

      (9)   Street trees must be provided consistent with City Resolution 3675 establishing guidelines for the preparation of landscape and irrigation plans.

      (10)   All landscaping must comply with City Resolution 3675 establishing guidelines for the preparation of landscape and irrigation plans.

   (C)   Irrigation required. All required landscape areas must be provided with permanent irrigation systems suitable for the type of landscaping provided.

   (D)   Landscape maintenance. All landscaping must be permanently maintained in a neat and healthy condition. Maintenance of approved landscaped installations must consist of regular watering, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants, and the repair and replacement of irrigation systems.

   (E)   Landscape and irrigation plans required.

      (1)   Landscape and irrigation plans are required for all development proposals in any commercial zone. The plan must indicate the square footage of each landscaped area, report the total square footage devoted to landscaping, identify each landscaping area and the types of plants to be provided therein, list the container size of each plant, and clearly portray the entire landscaping layout and irrigation system.

      (2)   Landscape design plans must be prepared by a California Registered Landscape Architect, unless such requirement is waived by the Planning Director or designee.

      (3)   No building permit may be issued until landscaping and irrigation plans have been reviewed and approved by the Planning Director or designee. The Landscape Architect must certify the plans have been implemented according to the approved plans.

   (F)   Water-conserving features. Landscape and irrigation plans are encouraged to take full advantage of the wide range of drought-tolerant landscape material and low-water-flow irrigation systems available within the framework established by this section, except where such action conflicts with adopted fire prevention plans, or the Fire Chief determines that such would create a fire hazard.

      (1)   It is unlawful to display merchandise on public property without a valid encroachment permit issued pursuant to this code.

      (2)   Merchandise cannot project more than four feet beyond the store front.

      (3)   Merchandise can be displayed outside only during business hours.

      (4)   The aggregate merchandise display area cannot exceed 50% of the linear frontage of the store front or six linear feet, whichever is greater.

      (5)   It is unlawful to display merchandise as follows: in such a manner as to present a hazard to safety; impede the normal flow of vehicular or pedestrian traffic; create a display that is detrimental to the appearance of the premises and surrounding property; or is in any other manner detrimental to the public health, safety, welfare.

      (6)   Required parking spaces cannot be used for merchandise displays.

      (1)   All sales and manufacturing activity, with the exception of vehicle sales, must occur within a fully enclosed building or other approved interior space to the principal building.

      (2)   Outdoor storage is permitted only within a rear or interior side yard. Such storage must be entirely shielded from view from any public right-of-way and from adjacent properties by a combination of fencing, walls, and/or landscaping. All screening materials must be neatly maintained, kept in good repair, and erected and maintained in a manner that achieves all intended screening purposes. The design, materials, and location of the screening is subject to the approval of the Planning Director or designee.

   Where a commercial, office or industrial/ manufacturing use abuts a property in a residential zone, a masonry wall of minimum height six feet, with screen landscaping, must be erected and maintained between the two uses. The wall is measured from the highest adjacent grade. Masonry walls greater than 40 feet in total length must be designed with architectural columns at intervals lengths of between 12 to 16 feet. Landscape screening of the wall must also be provided on the commercial property.

Buffering of Commercial Uses

   The design of structures on the industrial zoned lots must comply with the Design Review guidelines as adopted under City Council Resolution 5298, and the Downtown Development Report.

   In addition to the requirements contained in this Chapter 16.15, the following applicable requirements in this Title 16 will apply to development in commercial zones:

Chapter 16.40: General Property Development Standards

Chapter 16.42: Performance Standards

Chapter 16.44: Fences, Wall, and Hedges

Chapter 16.46: Off-Street Parking and Loading

Chapter 16.48: Signs

Chapter 16.50: Antennas and Other Telecommuni- cations Facilities

Chapter 16.54 - 16.76: Standards for Specific Land Uses

Chapters 16.110-16.118: Nonconformities