Susanville City Zoning Code
CHAPTER 17
40 UPTOWN BUSINESS DISTRICT UBD ZONE
§ 17.40.010 Purpose.
The UBD zone is intended to provide for the integration of residential, commercial, cultural and recreational land uses. It is intended to encourage conservation of land resources, the minimization of auto travel and an increase in pedestrian activity, and to provide for the location of employment and retail centers in close proximity to residential development of varying densities and uniqueness.
The UBD zone is intended to encourage flexibility in architectural design and building bulk, while creating environments conducive to a higher quality life for residents, businesses, employees and institutions in an urban setting. This zone district is consistent with the mixed use (MU) general plan designation.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.40.020 Permitted uses.
The following uses shall be allowed in this zone:
Services uses:
Banks and similar financial institutions;
Data processing and computer centers, including service and maintenance;
Executive, administrative and professional offices;
Government office buildings and public facilities, utility offices, post offices, and parks;
Health and exercise centers/spas and massage therapy;
Medical offices;
Veterinarian offices;
Dry cleaners or laundry; and
Similar uses as determined by the community development director.
Retail:
Antique stores;
Appliance sales with incidental repair;
Bakery;
Barbershops;
Beauty shops;
Book stores, stationery;
Boutique shops;
Business service establishments, such as blueprinting and metal stamps, duplicating, accounting printing and photocopying services;
Confectionery;
Craft sales, including limited product assembly;
Florist shops;
Grocery;
Pet shops;
Pharmacies;
Photography studios;
Radio and television stations (excluding transmission facilities);
Restaurants, including those with roof gardens;
Specialty clothing/leather goods;
Specialty/gourmet food items;
Tailor, dressmaking and millinery shops;
Toys/novelty stores; and
Similar uses as determined by the community development director.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 08-958 § 5, 2008; Ord. 24-1044, 9/18/2024)
§ 17.40.030 Uses requiring a use permit.
Assembly or concert halls;
Hotels/motels;
Nightclubs;
Nursery schools and day care centers;
Parking garages;
Private clubs and lodges;
Churches and related facilities;
Public or private schools and colleges for general or vocational education in a classroom setting;
Duplex, triplex, fourplex, multifamily dwellings or residential units in mixed use developments with commercial or office uses or free-standing dwellings; the density for free-standing multifamily units shall not exceed 20 dwelling units per acre; the density for mixed use developments shall be determined by the use permit;
Automobile, or truck sales and service;
On-sale and off-sale alcoholic beverage sales;
Street vendors utilizing movable carts;
Thrift shops, secondhand shops and pawnshops;
Bed and breakfast inn (see regulations contained in Section 17.104.080);
Single room occupancy units;
Clinics and laboratories;
Farmer's market;
Supportive housing;
Skilled nursing/intermediate care facility.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 08-958 § 6, 2008; Ord. 24-1044, 9/18/2024)
§ 17.40.040 Property development standards.
Single-family residences shall comply with the property development standards of the R-1 zone district. New free-standing multifamily residential uses shall comply with the property development standards of the R-4 zone district. The property development standards of the C-2 zone district shall apply to all commercial uses and multifamily uses above or beside stores or offices unless modified by a use permit. The use permit will set the standards depending on the circumstances of each case.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.40.050 Development design standards-Special requirements.
The following standards shall apply to new construction or to rehabilitation, remodeling or additions to existing structures which cost $15,000 or more. In addition to these standards, new construction or rehabilitation shall comply with City of Susanville Design Guidelines, adopted July 17, 2002, as amended. Compliance with these provisions shall not be required until such time as such modifications are proposed or building permits are sought.
Architectural Design Standards.
All design proposals shall be reviewed by an architectural review committee, which shall be appointed by the city council. The community development director and/or the planning commission and/or the historic building review committee shall function as the architectural review committee until such a committee is appointed by the city council or in the event the committee is not functioning for any reason. New building or exterior rehabilitation shall comply with the historic theme as developed for the UBD. Interior improvements shall be exempt from these standards.
All roof-mounted mechanical equipment shall be screened from abutting roadways and ground level residential areas. Screening elements shall be integrated with main structural or architectural features.
A uniform architectural design shall be provided with full treatments for all sides exposed to public view in accordance with the theme architectural standards adopted for the areas zoned UBD.
New commercial structures having no front yard setback shall have at least 40% of the linear frontage of the first story in glazing. New office and security-oriented uses may deviate through approval of the design review process.
Landscaping.
New buildings constructed after the effective date of the ordinance codified in this title shall be landscaped in accordance with Section 17.96.040. For existing buildings, no additional landscaping is required.
Additions to existing buildings may meet the required landscaping as follows:
Landscaping credit will be given for additions by incorporating certain architectural features depicting the "Historic Uptown Susanville" theme. Such features may include but are not limited to:
Window boxes for flower planting;
Theme glazing, such as stained glass, beveled glass, arched window openings, etc. in an historic context;
Awnings;
Enriched paving, such as cobblestone or decorative tile;
Entryway planting;
Interior plantings in atriums or common areas;
Theme lighting (antique light standards and lighting fixtures);
Neon lighting used as architectural ornamentation; and
Urban sculpture of an appropriate scale.
Lighting.
All on-site lighting systems shall use theme-coordinated architectural standards and devices that provide down-lighting and lighting that is shielded from abutting public streets, residential areas, or adjoining properties. Decorative standards are encouraged.
Walls and Fences.
Except for like uses abutting like uses and when deemed appropriate by the community development director, in new construction a minimum six-foot-high solid fence or masonry wall shall be required where any UBD zone directly abuts a residential zone.
Where required or provided, walls and fences shall be finished in textures and/or colors to match architectural features of the primary structure.
Parking and Access.
For new structures the number of parking spaces shall be provided as required in Sections 17.100.010— 17.100.160.
Structures or businesses that existed prior to the effective date of the ordinance codified in this title shall be exempt from providing additional parking and may be reconstructed if destroyed without providing additional parking.
Notwithstanding any other provisions of the city code, for new or expanded structures the number of required parking spaces shall be met by a combination of the following methods:
Within the subject property;
On-street immediately adjacent and contiguous to the property line;
Public parking lots within 2,000 feet of the nearest point of the subject property;
Public parking structure within 2,000 feet of the nearest point of the subject property;
Off-site private parking within 1,000 feet of the nearest point of the subject property.
The planning commission shall review and determine the appropriate mix of parking compliance when it is proposed to use on-street and/or public parking facilities. The applicant shall provide a parking study addressing the following elements:
Description of the project; including setting, required parking, demand of parking by type and special features of the proposed project;
Survey of existing public and private parking within 1,200 feet of the proposed project;
Description of the proposed mix of parking;
Analysis of existing demand and survey use of proposed off-site public parking facilities and on-street parking;
Impact on existing public parking facilities and on-street parking as a result of the proposed development and use of proposed parking mix;
Analysis of the impact on the proposed development as a result of use of public parking facilities and on-street parking.
Notwithstanding any provisions of the city code, on-street parking, public parking lots, and structures, where provided, can be utilized to meet up to 100% of the total parking requirements for a given building and use. If off-site parking is utilized, it must be determined through a parking study.
Notwithstanding any provisions of the city code, existing commercial and residential buildings are not required to meet parking requirements unless there is a building addition exceeding 25% of existing floor area or 1,500 square feet whichever is less. A conditional use permit shall not be required for building addition within the above standard. New parking shall only be required when these standards are exceeded.
Sidewalk Cafés.
Location Requirements.
A sidewalk café, where permitted, may only be located on the public right-of-way adjacent to the restaurant from which it is served. A license for a sidewalk café shall be granted by the business license division after review by appropriate city departments and the issuance of an encroachment permit by the department of public works or Cal-Trans if in state right-of-way.
Clear Space. All sidewalk cafés must leave clear space for pedestrian movement between the outer edge of the café and the curb line. Sidewalk cafés located at street intersections shall provide corner clearance by providing a 15 foot clear space radial to the corner. If pedestrian traffic is especially heavy, the city may require additional clear space as required to ensure adequate pedestrian movements.
No sidewalk café can be located within 15 feet of a bus stop or bus shelter.
Physical Design Requirements.
All furnishings of the sidewalk café, including, but not limited to, tables, chairs and decorative accessories, shall be readily movable.
No part of a sidewalk café may be permanently attached to public space. The licensee shall be responsible for any repair of any damage done to public property. When a sidewalk café or the adjacent restaurant is occupied, no exit door shall be locked, bolted or otherwise fastened or obstructed so that the door is unable to be opened from the inside.
Chairs and tables shall be arranged so as to provide for clear access to an exit. No part of any aisle shall be used in any way that will obstruct its use as an exit or that will constitute a hazardous condition.
Sidewalk cafés shall not be arranged so as to restrict the use of emergency exits, fire escapes on adjacent buildings and access to fire hydrants.
Umbrellas must be kept in good repair and can only be used where space permits.
Lighting Provisions. Freestanding lamps are not permitted. Flashing or moving lights are not permitted. Table candles may be used. In no case should the public have to step on or over electric wiring.
Awnings must be kept in good repair; failure to do so shall be grounds for revocation of the permit.
Seating and accessories and other components of the sidewalk café shall be maintained in a neat and safe manner.
The height of a railing, fence, or planter (including plantings) used to establish boundaries of seating areas shall be at least 24 inches in height but not higher than 36 inches.
Plank-style picnic tables with bench seating are not permitted.
General and public liability insurance shall be provided, in an amount required by the city, and naming the city as additional insured. A certificate naming the city as additional insured shall be provided to the city and kept in full force and effect by licensee for the life of the use.
Café Operation Requirements.
Sidewalk cafés must be operated and maintained in accordance with applicant's building plans approved by the community development director and the public works director.
The café owner shall ensure removal of all wrappings, litter and food. Similarly, thorough and sanitary cleaning each day after the café closes shall be the responsibility of the café owner.
Sidewalk cafés shall not operate earlier than eight a.m. nor later than twelve midnight.
On-Site Advertising Signs.
All signs as permitted in Section 17.128.060 and 070.
Canopies bearing signs are allowed, subject to the following:
For purposes of including signs on awnings in the UBD zone, awnings shall be considered as canopies as defined in Section 17.128.040, and
The following additional conditions shall apply to awnings in the UBD zone:
A building permit shall be obtained from the city building department prior to installation of any awning;
Awnings shall have noncombustible frames and coverings to be flame retardant;
Awnings may extend over public property in conformity with the historic theme established for the UBD but no portion shall extend nearer than two feet to the face of the nearest curb line measured horizontally, subject to the approval of an encroachment;
All portions of any awning at the first floor level shall have a minimum clearance of eight feet in height, subject to review by the city design review committee.
Awnings on the ground floor level of a building may have no more than 20% of the surface area covered by a sign. Awnings on any floor above ground floor may have 10% of their areas covered in signs. The total sign area of on awnings must be included when calculating the amount of sign area for the property according to provisions contained in Section 17.128.070 of the city sign ordinance.
Pedestrian identification signs shall be permitted perpendicular to the building five inches by 12 inches which shall not be included in that total sign area.
The content, lettering, location, size, number, illumination, and color of awning signs shall be contemporary to the period in which the building or structure was built and/or complement the rest of the building facade improvements.
The content, lettering, location, size, number, color, material, and illumination of an awning sign must be reviewed and approved by the design review committee before a permit can be issued for the awning and sign.
Applications for sign permits shall comply with provisions of Section 17.128 of the city code and the following additional elements shall be required:
Color rendering of the sign;
Location of the sign on the building by use of a full rendering or color photograph with the sign location out-lined on it to scale;
The size and dimensions of the sign and the materials to be utilized;
An indication of whether the sign will be illuminated, and if so, whether illumination will be direct or indirect; and
Samples of materials to be used.
The approval or denial of the proposed sign (or modification of an existing sign) will be based on the following factors:
Sign review will be conducted by the design review committee and will be presented to that body by staff. Appeal of the committee's decision may be made to the city council.
Refuse Enclosures and Containment.
All uses on individual lots shall provide refuse containers and enclosures in accordance with adopted public works department standards. All solid masonry or concrete enclosures shall be finished in textures and/or colors to match the major architectural features of the primary structure.
All refuse containment areas shall be maintained in a sanitary manner, and enclosures and gates shall be maintained in good condition.
Architectural and Site Plan Review. An applicant for either a building permit or a use permit shall submit architectural drawings, including the elevations of all buildings, and a site plan which indicate how the standards listed in this section will be met. Development plans are also subject to the City of Susanville Design Guidelines, adopted July 17, 2002, as may be amended. This submittal shall be made on a form prescribed by the community development director and shall include such additional plans, drawings and information as the planning commission from time to time may require by resolution. Such drawings and site plans shall be considered by the planning commission at a public meeting. The planning commission must find that the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood and will not be detrimental to the orderly and harmonious development of the city. The planning commission may approve, conditionally approve or disapprove said plans. If a use permit is required, architectural and site plan review will be a part of the use permit process, and the director's approval shall occur as set forth by the terms and conditions of the use permit.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)