Union City City Zoning Code

CHAPTER 18

41 MIXED-USE EMPLOYMENT DISTRICTS

§ 18.41.010 Purpose.

The mixed-use employment districts are as follows:

Station East Employment (SEE). The purpose of the SEE district is to accommodate a higher density employment district, which allows for a range of uses including office, lab, research and development, and light manufacturing and accompanying commercial services and uses to create an urban campus in a walkable and transit-oriented setting. Other uses, including hotels, conference centers, and public or quasi-public uses of an educational or recreational nature, can be established if it will support the City's economic development goals for the area.

Corridor Mixed-Use Employment (CMUE). The purpose of the CMUE district is to accommodate a mix of employment uses, including, but not limited to, light industrial, research and development, office, and flex space, as well as supportive commercial uses that are vertically or horizontally integrated. The mixed-use employment designation is intended to foster innovation and emerging technologies; promote the creation of an employment district with travel patterns that are oriented toward pedestrian, transit, and bicycle use; and provide amenities to employees as well as surrounding neighborhoods. This zoning district implements the mixed-use employment (EMU) general plan land use designation.

(Ord. 916-23 § 4, 2023)

§ 18.41.020 Land use regulations-Mixed-use employment districts.

Table 18.41.020, Land Use Regulations—Mixed-Use Employment Districts, sets the land use regulations for the mixed-use employment districts by letter designation as follows unless a use or activity is prohibited or subject to a higher level of permit pursuant to other parts of this section, other requirements of this code, or other applicable regulations:

"P" designates permitted uses.

"AUP" designates uses that are permitted subject to approval of an administrative use permit (Chapter 18.54).

"UP" designates uses that are permitted subject to approval of a use permit (Chapter 18.56).

"-" designates uses that are not allowed.

Any other use determined by the decision maker to be essentially the same or very similar to the uses in Table 18.41.020 may be permitted. In making this determination, the findings required under Section 18.52.060 shall be addressed. Land uses defined in this code and not listed in the table or not found to be substantially similar to the uses below are prohibited. All uses shall be conducted within a permanent building.

Table 18.41.020 Land Use Regulations—Mixed-Use Employment Districts
Use	Corridor Mixed-Use Employment (CMUE)	Station East Employment (SEE)	Specific Use Regulations/Notes
ASSEMBLY, EDUCATION, AND RECREATION
Conference center	UP	UP
Hotel	UP	UP
Professional trade schools and colleges	UP	UP	Limited to programs serving persons 18 years or older
Public or quasi-public uses of an educational or recreational nature	-	UP
COMMERCIAL USES – Permitted only as a ground floor use as part of an office, industrial, hotel or conference center development
Banks and financial institutions	P	P
Business services	P	P
Civic facilities	P	P
Fitness and recreational facilities	P	P	With an occupant load of less than 50 under the Uniform Building Code
Food service	P	P	Excluding drive-through uses
Outdoor dining areas	AUP	AUP	Subject to the standards of Section 18.36.190
Live music (amplified)	UP	UP	Subject to the standards of Section 18.36.195(B)
Live music (non-amplified)	AUP	AUP	Subject to the standards of Section 18.36.195(A)
Food stores	P	P	Up to 25,000 square feet, excluding convenience markets
General merchandise/retail stores	P	P	Excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores
Office uses including medical offices	P	P
Personal services	-	P
INDUSTRIAL USES – MANUFACTURING AND ASSEMBLY
Breweries, distilleries and wineries	UP	UP	Accessory on-site tasting rooms permitted. Including food service. Outdoor dining areas subject to the provisions listed in Section 18.36.190
Live music (amplified)	UP	UP	Subject to the standards of Section 18.36.195(B)
Live music (non-amplified)	AUP	AUP	Subject to the standards of Section 18.36.195(A)
Manufacture of pharmaceuticals and products from the life sciences and biotechnology industries	P	P
Manufacture and assembly of electric and electronic supplies, instruments and devices, computer hardware and software, semiconductors, and computer chips	P	P
Manufacture of fabricated metal products	AUP	AUP
Manufacture of food products	P	-	Excluding production of fish or meat products, sauerkraut, vinegar or the like, or the rendering or refining of fats, oils, or canning
Manufacturing and assembly of medical equipment	P	P
Manufacturing and assembly of optical goods, watches and clocks, musical instruments and camera and photographic equipment	P	P
Manufacturing and assembly of products from previously prepared materials such as precious or semi-precious metal	P	P
Manufacturing and assembly, including cutting, polishing, and setting of jewelry products and products from precious or semi-precious stone	P	P
Manufacturing and assembly of leather products and associated dyeing	P	P	Excluding tanning and curing
Manufacturing and assembly of textile products including apparel	P	P	Excluding dyeing
Manufacturing and assembly of plastic and rubber products	P	P	Excluding tire manufacturing
INDUSTRIAL SERVICES
Contractor services	UP	UP
Incubator spaces	AUP	AUP
Maker space	P	P
Media production studios	UP	UP
OFFICE/LABORATORY/RESEARCH AND DEVELOPMENT
Administrative, executive, financial and professional offices	AUP	P	Excluding medical offices
Engineering and design services and related facilities	P	P
Research and development services and related facilities	P	P	Including life sciences, medical and pharmaceutical research, electronics, and computer science
RETAIL
Commercial cannabis use	P	-	Subject to the zoning requirements of Chapter 18.117 and the licensure and regulatory requirements of Chapter 5.44
Retail sale of goods which are manufactured, processed or assembled (improved or developed to a higher use by machine or by hand) on the premises	P	P
MISCELLANEOUS USES
Civic facilities	P	P

(Ord. 916-23 § 4, 2023)

§ 18.41.030 Prohibited uses.

Distribution, wholesale, warehouse, outdoor storage, and/or repackaging uses are prohibited.

(Ord. 916-23 § 4, 2023)

§ 18.41.040 Accessory uses.

Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

Accessory structures and uses customarily incidental to any of the above conditional uses when located on the same lot are permitted only upon the granting or modification of a conditional use permit pursuant to the provisions of Chapter 18.56.

No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

(Ord. 916-23 § 4, 2023)

§ 18.41.050 Performance standards.

In the SEE district, retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6.

All business, services, and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas and solid waste/recycling enclosures. Outdoor storage is prohibited. Incidental equipment that is necessary to conduct the operation of the business and that is required to be installed outdoors may be allowed subject to approval by the Economic and Community Development Director or decision maker.

All development shall comply with Chapter 7.04 related to management of solid waste, organic waste, and recyclable materials. Solid waste, organic waste and recycling enclosures shall comply with Section 7.04.055.

Site shall be maintained in good order at all times and consistent with project conditions of approval (if applicable). This shall include, but is not limited to, maintenance and repair of all on-site structures including building façade materials or paint, fencing/walls, signage, paved areas including sidewalks and driveways, and landscaping, as may be necessary to preserve a high-quality aesthetic for the area.

All uses shall comply with the regulations pertaining to hazardous materials contained in Chapter 18.42.

Only one driveway per parcel shall be permitted for each street frontage except that additional driveways may be permitted if determined by the Public Works Department that additional driveways are necessary to facilitate on-site traffic circulation.

Additions and modifications to industrial developments shall be designed to integrate with the existing development and shall be consistent with the standards included in Section 18.41.100.

Permitted or conditional uses shall not:

Emit obnoxious, toxic or corrosive fumes or gases;

Emit odors, heat or glare perceptible beyond property lines;

Emit smoke nor discharge into the air dust or other particulate matter created by any industrial operations or emanating from any products stored prior or subsequent to processing;

Produce noise perceptible beyond property lines, except as may be allowed by the Union City Community Noise Ordinance (Chapter 9.40 of the Union City Municipal Code);

Produce physical vibration perceptible beyond property lines;

Produce electromagnetic radiation or radioactive emission injurious to human beings, animals or vegetation, except under controlled operations being conducted observing standard methods or operations established by the California Department of Health Services, CAL-OSHA or the Nuclear Regulatory Commission. The most restrictive requirements shall apply. Electromagnetic radiation or radioactive emissions shall not be of an intensity that interferes with the use of any other property;

Engage in the production or storage of any material designed for use as an explosive, nor in the use of such material in production; and

Utilize diesel fuel powered equipment unless for standby emergency use only.

(Ord. 916-23 § 4, 2023)

§ 18.41.060 Development standards.

Table 18.41.060 Development Standards
Standard	Corridor Mixed-Use Employment (CMUE)	Station East Employment (SEE)
Site area, minimum	One acre	One acre
Floor area ratio, FAR	.40 minimum	.75 minimum
Floor area ratio, FAR	2.0 maximum	3.0 maximum
Street frontage, minimum*	150 feet	150 feet
Lot depth, minimum*	200 feet	200 feet
Front yard setback, minimum	10 feet	10 feet
Interior side yard setback, minimum	5 feet	4 feet
Interior side yard setback, minimum	50 feet when adjoining a residential district or use	20 feet when adjoining a residential district or use
Street side yard setback, minimum	10 feet	10 feet
Rear yard setback, minimum	10 feet	10 feet
Rear yard setback, minimum	50 feet when adjoining a residential district or use	20 feet when adjoining a residential district or use
Maximum height	60 feet. Rooftop employee amenities may be permitted, including, but not limited to, break rooms and kitchens, recreational facilities, gardens and seating areas provided they do not exceed 20 feet in height. Buildings along major arterials must be a minimum of 2 stories.	100 feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed 20 feet in height. All buildings must be a minimum of 2 stories.

Notes
*	Exceptions may be granted by the decision maker through the site development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

(Ord. 916-23 § 4, 2023)

§ 18.41.070 Supplemental standards.

Permitted obstructions in required yards:

Roof overhangs as provided in Section 18.24.050.

Pedestrian paths.

Street access driveways and associated curbing.

Parking and loading facilities in side and rear yards not adjoining a street.

Signage in conformance with Chapter 18.30.

Railroad spur tracks, drill tracks, switches, bumpers, except that such uses shall not be permitted in required yards that adjoin any district other than another industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE).

Walls and fences subject to the provision under subsection C of this section.

Landscaping and landscape features as provided for in subsection F of this section.

Public art.

Signs, Marquees, Awnings.

Signage shall be consistent with Chapter 18.30 and any approved sign plan or planned sign program. Signage shall be designed as an integral element of a building's architecture and shall be compatible, including color and scale, with the building. A sign plan or planned sign program, consistent with Section 18.30.100, shall be required for any development.

In the SEE district, blade signs may project over the sidewalk to indicate and demarcate commercial uses and increase pedestrian interest, subject to approval of an encroachment permit by the Public Works Department.

Walls and Fences.

In areas outside of the required yards, the maximum height shall be eight feet above the surface of the ground.

In the required rear and side yard, the maximum height shall be eight feet above the surface of the ground.

In the required front yard, the maximum height shall be three feet above the surface of the ground.

In the required street side yard, the maximum height shall be three feet above the surface of the ground.

Where a site adjoins a district other than an industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE), a solid wall, at least six feet in height but not greater than eight feet, shall be provided along the property line adjoining the nonindustrial district. Climbing vines, or similar landscaping, shall be provided along the exterior of the wall. When the wall is located within a required front yard, then said wall shall not exceed three feet in height.

The design of fences and walls shall aesthetically complement the development, be constructed of high-quality materials, be compatible with neighboring yards, fences and structures, and be subject to review and approval by the City prior to installation. Acceptable materials along street frontages are deemed to be masonry, concrete, and tubular steel. New walls shall include a landscape strip in front to accommodate climbing vines or other suitable plant material to reduce the susceptibility for graffiti. Wire mesh fencing is permitted along non-street facing property lines. The use of barbed wire, razor wire and cyclone (i.e., chain-link) fencing is prohibited.

Employee Amenity Areas. All new development and additions that expand existing floor area by 25% or more, resulting in at least 10,000 square feet of floor area, shall provide an employee area of at least 300 square feet in size. The employee use area shall be identified and improved as passive or active recreational space, or indoor or outdoor amenities for the use and enjoyment of employees.

Sidewalks and Street Frontage Improvements. Sidewalks, curbs, and gutters along a site's frontage(s) shall be maintained to the satisfaction of the City Engineer. All new buildings, additions to buildings which increase existing square footage by 50% or more, or projects that include substantial site modifications, shall provide sidewalks, curbs, and gutters if none already exist. Improvements shall be installed consistent with City standards and specifications.

Landscaping.

New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement. Approved landscaping shall be maintained for the life of the project including replacement of dead, dying or deficient landscaping.

Projects that include development of a vacant site or substantial modification of a developed site, shall provide landscaped areas that measure a minimum 15% of the project site area. Projects that cannot provide the minimum amount of required landscaping shall pay a landscape in-lieu fee in the amount set forth in the City's Master Fee Schedule subject to approval through the site development review process.

Parking Lot Coverage. To provide adequate visual screening of any surface parking areas from public rights-of-way, there shall be a landscaped strip 10 feet in width which shall be contiguous and parallel to such rights-of-way and shall be planted with trees, shrubs, and ground cover sufficient to obtain the required screening.

Equipment Screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

In instances where mechanical equipment cannot be located within the building or undergrounded due to building code or utility provider requirements, it shall be adequately screened from off-site view and located at the rear of the site in an enclosure with walls matching the material and color of the building. The enclosure shall include gates or heavy gauge corrugated steel and shall be surrounded by trees, shrubs or climbing vines;

In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture; and

Alternate design, screening, or siting may be considered to meet utility provider requirements.

Bicycle and Pedestrian Facilities. Projects that include development of a vacant site or substantial modification of a developed site shall accommodate bicycle and pedestrian facilities/access including:

Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

Pedestrian pathways between buildings and parcels;

Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

Orientation of outdoor public spaces towards activated ground-floor building frontages;

Inclusion of bicycle paths and bicycle parking facilities consistent with the Bicycle and Pedestrian Master Plan and designed and installed in conformance with the design criteria outlined in Section 18.28.080.

(Ord. 916-23 § 4, 2023)

§ 18.41.080 Off-street parking and loading.

In the SEE district, off-street parking shall be provided consistent with the following standards:

Table 18.41.080(A) SEE District Off-Street Parking Requirements
Use	Minimum Off-Street Parking Requirements	Maximum Off-Street Parking Allowed
Retail	1.0 space/300 square feet	1.0 space/200 square feet
Office	1.0 space/300 square feet	1.0 space/250 square feet
Research and development laboratory	1.0 space/500 square feet	1.0 space/300 square feet
Manufacturing	1.0 space/500 square feet	1.0 space/300 square feet
Other uses	See Section 18.36.150	See Section 18.36.150

Automobile parking areas shall not occupy more than 30% of the primary street frontage.

In the CMUE district, off-street parking shall be provided consistent with the following standards:

Table 18.41.080(B) CMUE District Off-Street Parking Requirements
Use	Minimum Off-Street Parking Requirements
Office	1.0 space/300 square feet
Research and development laboratory	1.0 space/500 square feet
Manufacturing	1.0 space/1,000 square feet
Other uses	See Section 18.36.150

Off-street parking shall be provided consistent with the following standards:

All parking areas shall be designed and maintained in accordance with the provisions of Chapter 18.28.

Off-street parking requirements for other uses shall be provided on the same basis as required for the most similar use or as determined by the decision maker.

Joint use of parking spaces may be allowed subject to the limitations and conditions included in Section 18.36.160.

Flex industrial buildings built without an end user selected and/or on speculation shall provide a minimum of one parking space for each 300 square feet of the gross floor area for 25% of the building in addition to providing parking for the remaining 75% of the gross floor area consistent with the standards listed above.

In addition to the minimums above, one parking space for each vehicle used in the conduct of the enterprise shall be provided.

Truck trailer parking spaces shall have a minimum dimension of 12 feet by 55 feet when parked perpendicular and 12 feet by 65 feet when parked parallel.

The number of truck trailer parking spaces required by Section 18.40.070 may be decreased by the decision maker for a specific use if it is found that such use will not create as great a need for truck trailer parking and that the use is reasonably likely to continue for at least 10 years.

The number of truck trailer parking spaces required by Section 18.40.070 may be increased by the decision maker if it is found that a use will create an additional need for truck trailer parking.

Parking Structures.

Parking structure façades shall be designed as compatible visual extensions of the primary buildings.

Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure façade.

Off-Street Loading. For each building constructed or use established, off-street loading shall be provided according to the following:

Loading docks and berths shall be provided adequate to serve the use. Such facilities shall be located to the side and rear of buildings and shall be adequately screened and landscaped so as to not be visible from the public rights-of-way and are subject to review and approval through the site development review process. Truck loading areas and activities shall not conflict with on-site circulation and parking. All truck loading doors and docks shall be screened from view by an architecturally acceptable decorative wall or other acceptable alternative which does not encroach into required landscaped areas.

Loading Berths. Loading berths shall be a minimum of 10 feet wide by 25 feet long.

In the SEE district, adequate loading zones shall be provided along the street frontage(s).

(Ord. 916-23 § 4, 2023)

§ 18.41.090 Bicycle parking.

In the SEE district, bicycle parking shall be provided consistent with the following standards:

Table 18.41.090(B) SEE District Bicycle Parking Requirements
Use	Short-Term Bicycle Parking	Long-Term Bicycle Parking
Retail	1.0 space/3,000 square feet	1.0 space/10,000 square feet
Office, research and development laboratory, and other nonresidential uses	1.0 space/8,000 square feet, minimum of 2 spaces	1.0 space/4,000 square feet

In the CMUE district, bicycle parking shall be provided consistent with the following standards:

Table 18.41.090(B) CMUE District Bicycle Parking Requirements
Use	Short-Term Bicycle Parking	Long-Term Bicycle Parking
Retail	1.0 space/3,000 square feet	1.0 space/10,000 square feet
Office, research and development laboratory, and manufacturing	1.0 space/20,000 square feet	1.0 space/7,000 square feet

Bicycle parking shall be provided consistent with the following standards:

Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision maker.

The number of required bicycle parking facilities may be increased by the decision maker for a specific use if it is found that such a use shall create a greater demand for these facilities.

(Ord. 916-23 § 4, 2023)

§ 18.41.100 Design criteria.

Architectural Standards. Buildings shall be designed with a contemporary or "modern" vocabulary, using varied geometric volumes and a variety of high-quality materials (e.g., metal and glass). The following shall apply to any new buildings, additions to buildings which increase existing square footage by 50% or more, or modifications to existing buildings which modify the exterior of the building:

In the SEE district, building elevations shall include variations in wall plane, wall height, and roofs located at different levels in order to minimize the overall appearance of the elevation. Building wall shall not continue for more than 25 feet without a change in building wall plane direction of at least two feet.

In the SEE district, all elevations shall provide articulation and detailing including elements such as recesses, columns, score lines, reveals, trellises, windows, lighting, or other features to create shadow patterns and depth on building elevations.

In the CMUE district, to minimize overall massing building elevation shall incorporate the following:

Variations in wall plane, wall height, trim or reveals, entry and window openings, and/or varying colors and materials;

Detailing including elements such as recesses, columns, living walls, score lines, reveals, trellises, lighting, or other features to create shadow patterns and depth on building elevations; and

Other elements as required by the Director.

Blank walls should not occupy over 30% of the principal frontage, and a section of blank wall should not exceed 20 linear feet without being interrupted by a variation in wall plane, wall height, trim or reveals, entry and window openings.

Design entries so that they are clearly defined and distinguishable from the street. Incorporate architectural features such as awnings, canopies, trellises, and/or other treatments such as vertical architectural features or unique building colors or materials to clearly identify primary building entries.

A minimum of 50% of the building wall area located within 20 feet of the midpoint of a primary building entrance shall be comprised of transparent windows or openings. Glass is considered transparent where it has a transparency higher than 80% and external reflectance of less than 15%. Façades facing streets or pedestrian focused areas such as promenades and plazas shall be lined with windows.

Exterior Materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences; painted, stainless or pre-weathered steel are acceptable;

Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized);

Other metal;

Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted;

Brick, natural clay colors;

Stone;

Pre-cast concrete, glass-fiber reinforced concrete;

High-quality, cast-in-place concrete;

Ceramic tile;

10.

Cement plaster;

11.

Wood.

Ground Floor Commercial Uses. The design of ground floor commercial uses shall comply with the following:

Minimum depth of commercial space is 35 feet and minimum height is 18 feet floor to floor.

A minimum of 25% of the ground floor commercial area shall be designed to accommodate a food service use.

Between two and one-half (2½) feet and seven feet above grade, ground floor transparency (i.e., amount of glazing) shall be 50% for all other commercial uses.

Ground floor façades shall be designed to give identity to each retail and service establishment, through recesses, enhanced materials, signage and architectural features that are integral components of the building.

The maximum distance of blank wall (a façade without doors, windows, landscaping treatments, or other pedestrian interest) on the ground level of any building facing a street, open space, or paseo shall not exceed 20 feet in length.

The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:

Sliding or removable windows/doors;

Low planters with wide seat walls;

Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;

Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and

Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

(Ord. 916-23 § 4, 2023)

Union City City Zoning Code

CHAPTER 18

41 MIXED-USE EMPLOYMENT DISTRICTS

§ 18.41.010 Purpose.

The mixed-use employment districts are as follows:

(Ord. 916-23 § 4, 2023)

§ 18.41.020 Land use regulations-Mixed-use employment districts.

"P" designates permitted uses.

"AUP" designates uses that are permitted subject to approval of an administrative use permit (Chapter 18.54).

"UP" designates uses that are permitted subject to approval of a use permit (Chapter 18.56).

"-" designates uses that are not allowed.

Table 18.41.020 Land Use Regulations—Mixed-Use Employment Districts
Use	Corridor Mixed-Use Employment (CMUE)	Station East Employment (SEE)	Specific Use Regulations/Notes
ASSEMBLY, EDUCATION, AND RECREATION
Conference center	UP	UP
Hotel	UP	UP
Professional trade schools and colleges	UP	UP	Limited to programs serving persons 18 years or older
Public or quasi-public uses of an educational or recreational nature	-	UP
COMMERCIAL USES – Permitted only as a ground floor use as part of an office, industrial, hotel or conference center development
Banks and financial institutions	P	P
Business services	P	P
Civic facilities	P	P
Fitness and recreational facilities	P	P	With an occupant load of less than 50 under the Uniform Building Code
Food service	P	P	Excluding drive-through uses
Outdoor dining areas	AUP	AUP	Subject to the standards of Section 18.36.190
Live music (amplified)	UP	UP	Subject to the standards of Section 18.36.195(B)
Live music (non-amplified)	AUP	AUP	Subject to the standards of Section 18.36.195(A)
Food stores	P	P	Up to 25,000 square feet, excluding convenience markets
General merchandise/retail stores	P	P	Excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores
Office uses including medical offices	P	P
Personal services	-	P
INDUSTRIAL USES – MANUFACTURING AND ASSEMBLY
Breweries, distilleries and wineries	UP	UP	Accessory on-site tasting rooms permitted. Including food service. Outdoor dining areas subject to the provisions listed in Section 18.36.190
Live music (amplified)	UP	UP	Subject to the standards of Section 18.36.195(B)
Live music (non-amplified)	AUP	AUP	Subject to the standards of Section 18.36.195(A)
Manufacture of pharmaceuticals and products from the life sciences and biotechnology industries	P	P
Manufacture and assembly of electric and electronic supplies, instruments and devices, computer hardware and software, semiconductors, and computer chips	P	P
Manufacture of fabricated metal products	AUP	AUP
Manufacture of food products	P	-	Excluding production of fish or meat products, sauerkraut, vinegar or the like, or the rendering or refining of fats, oils, or canning
Manufacturing and assembly of medical equipment	P	P
Manufacturing and assembly of optical goods, watches and clocks, musical instruments and camera and photographic equipment	P	P
Manufacturing and assembly of products from previously prepared materials such as precious or semi-precious metal	P	P
Manufacturing and assembly, including cutting, polishing, and setting of jewelry products and products from precious or semi-precious stone	P	P
Manufacturing and assembly of leather products and associated dyeing	P	P	Excluding tanning and curing
Manufacturing and assembly of textile products including apparel	P	P	Excluding dyeing
Manufacturing and assembly of plastic and rubber products	P	P	Excluding tire manufacturing
INDUSTRIAL SERVICES
Contractor services	UP	UP
Incubator spaces	AUP	AUP
Maker space	P	P
Media production studios	UP	UP
OFFICE/LABORATORY/RESEARCH AND DEVELOPMENT
Administrative, executive, financial and professional offices	AUP	P	Excluding medical offices
Engineering and design services and related facilities	P	P
Research and development services and related facilities	P	P	Including life sciences, medical and pharmaceutical research, electronics, and computer science
RETAIL
Commercial cannabis use	P	-	Subject to the zoning requirements of Chapter 18.117 and the licensure and regulatory requirements of Chapter 5.44
Retail sale of goods which are manufactured, processed or assembled (improved or developed to a higher use by machine or by hand) on the premises	P	P
MISCELLANEOUS USES
Civic facilities	P	P

(Ord. 916-23 § 4, 2023)

§ 18.41.030 Prohibited uses.

Distribution, wholesale, warehouse, outdoor storage, and/or repackaging uses are prohibited.

(Ord. 916-23 § 4, 2023)

§ 18.41.040 Accessory uses.

Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

(Ord. 916-23 § 4, 2023)

§ 18.41.050 Performance standards.

In the SEE district, retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6.

All uses shall comply with the regulations pertaining to hazardous materials contained in Chapter 18.42.

Additions and modifications to industrial developments shall be designed to integrate with the existing development and shall be consistent with the standards included in Section 18.41.100.

Permitted or conditional uses shall not:

Emit obnoxious, toxic or corrosive fumes or gases;

Emit odors, heat or glare perceptible beyond property lines;

Emit smoke nor discharge into the air dust or other particulate matter created by any industrial operations or emanating from any products stored prior or subsequent to processing;

Produce noise perceptible beyond property lines, except as may be allowed by the Union City Community Noise Ordinance (Chapter 9.40 of the Union City Municipal Code);

Produce physical vibration perceptible beyond property lines;

Engage in the production or storage of any material designed for use as an explosive, nor in the use of such material in production; and

Utilize diesel fuel powered equipment unless for standby emergency use only.

(Ord. 916-23 § 4, 2023)

§ 18.41.060 Development standards.

Table 18.41.060 Development Standards
Standard	Corridor Mixed-Use Employment (CMUE)	Station East Employment (SEE)
Site area, minimum	One acre	One acre
Floor area ratio, FAR	.40 minimum	.75 minimum
Floor area ratio, FAR	2.0 maximum	3.0 maximum
Street frontage, minimum*	150 feet	150 feet
Lot depth, minimum*	200 feet	200 feet
Front yard setback, minimum	10 feet	10 feet
Interior side yard setback, minimum	5 feet	4 feet
Interior side yard setback, minimum	50 feet when adjoining a residential district or use	20 feet when adjoining a residential district or use
Street side yard setback, minimum	10 feet	10 feet
Rear yard setback, minimum	10 feet	10 feet
Rear yard setback, minimum	50 feet when adjoining a residential district or use	20 feet when adjoining a residential district or use
Maximum height	60 feet. Rooftop employee amenities may be permitted, including, but not limited to, break rooms and kitchens, recreational facilities, gardens and seating areas provided they do not exceed 20 feet in height. Buildings along major arterials must be a minimum of 2 stories.	100 feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed 20 feet in height. All buildings must be a minimum of 2 stories.

Notes
*	Exceptions may be granted by the decision maker through the site development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

(Ord. 916-23 § 4, 2023)

§ 18.41.070 Supplemental standards.

Permitted obstructions in required yards:

Roof overhangs as provided in Section 18.24.050.

Pedestrian paths.

Street access driveways and associated curbing.

Parking and loading facilities in side and rear yards not adjoining a street.

Signage in conformance with Chapter 18.30.

Walls and fences subject to the provision under subsection C of this section.

Landscaping and landscape features as provided for in subsection F of this section.

Public art.

Signs, Marquees, Awnings.

Walls and Fences.

In areas outside of the required yards, the maximum height shall be eight feet above the surface of the ground.

In the required rear and side yard, the maximum height shall be eight feet above the surface of the ground.

In the required front yard, the maximum height shall be three feet above the surface of the ground.

In the required street side yard, the maximum height shall be three feet above the surface of the ground.

Landscaping.

Equipment Screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture; and

Alternate design, screening, or siting may be considered to meet utility provider requirements.

Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

Pedestrian pathways between buildings and parcels;

Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

Orientation of outdoor public spaces towards activated ground-floor building frontages;

(Ord. 916-23 § 4, 2023)

§ 18.41.080 Off-street parking and loading.

In the SEE district, off-street parking shall be provided consistent with the following standards:

Table 18.41.080(A) SEE District Off-Street Parking Requirements
Use	Minimum Off-Street Parking Requirements	Maximum Off-Street Parking Allowed
Retail	1.0 space/300 square feet	1.0 space/200 square feet
Office	1.0 space/300 square feet	1.0 space/250 square feet
Research and development laboratory	1.0 space/500 square feet	1.0 space/300 square feet
Manufacturing	1.0 space/500 square feet	1.0 space/300 square feet
Other uses	See Section 18.36.150	See Section 18.36.150

Automobile parking areas shall not occupy more than 30% of the primary street frontage.

In the CMUE district, off-street parking shall be provided consistent with the following standards:

Table 18.41.080(B) CMUE District Off-Street Parking Requirements
Use	Minimum Off-Street Parking Requirements
Office	1.0 space/300 square feet
Research and development laboratory	1.0 space/500 square feet
Manufacturing	1.0 space/1,000 square feet
Other uses	See Section 18.36.150

Off-street parking shall be provided consistent with the following standards:

All parking areas shall be designed and maintained in accordance with the provisions of Chapter 18.28.

Off-street parking requirements for other uses shall be provided on the same basis as required for the most similar use or as determined by the decision maker.

Joint use of parking spaces may be allowed subject to the limitations and conditions included in Section 18.36.160.

In addition to the minimums above, one parking space for each vehicle used in the conduct of the enterprise shall be provided.

Truck trailer parking spaces shall have a minimum dimension of 12 feet by 55 feet when parked perpendicular and 12 feet by 65 feet when parked parallel.

The number of truck trailer parking spaces required by Section 18.40.070 may be increased by the decision maker if it is found that a use will create an additional need for truck trailer parking.

Parking Structures.

Parking structure façades shall be designed as compatible visual extensions of the primary buildings.

Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure façade.

Off-Street Loading. For each building constructed or use established, off-street loading shall be provided according to the following:

Loading Berths. Loading berths shall be a minimum of 10 feet wide by 25 feet long.

In the SEE district, adequate loading zones shall be provided along the street frontage(s).

(Ord. 916-23 § 4, 2023)

§ 18.41.090 Bicycle parking.

In the SEE district, bicycle parking shall be provided consistent with the following standards:

Table 18.41.090(B) SEE District Bicycle Parking Requirements
Use	Short-Term Bicycle Parking	Long-Term Bicycle Parking
Retail	1.0 space/3,000 square feet	1.0 space/10,000 square feet
Office, research and development laboratory, and other nonresidential uses	1.0 space/8,000 square feet, minimum of 2 spaces	1.0 space/4,000 square feet

In the CMUE district, bicycle parking shall be provided consistent with the following standards:

Table 18.41.090(B) CMUE District Bicycle Parking Requirements
Use	Short-Term Bicycle Parking	Long-Term Bicycle Parking
Retail	1.0 space/3,000 square feet	1.0 space/10,000 square feet
Office, research and development laboratory, and manufacturing	1.0 space/20,000 square feet	1.0 space/7,000 square feet

Bicycle parking shall be provided consistent with the following standards:

Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision maker.

The number of required bicycle parking facilities may be increased by the decision maker for a specific use if it is found that such a use shall create a greater demand for these facilities.

(Ord. 916-23 § 4, 2023)

§ 18.41.100 Design criteria.

In the CMUE district, to minimize overall massing building elevation shall incorporate the following:

Variations in wall plane, wall height, trim or reveals, entry and window openings, and/or varying colors and materials;

Detailing including elements such as recesses, columns, living walls, score lines, reveals, trellises, lighting, or other features to create shadow patterns and depth on building elevations; and

Other elements as required by the Director.

Exterior Materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences; painted, stainless or pre-weathered steel are acceptable;

Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized);

Other metal;

Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted;

Brick, natural clay colors;

Stone;

Pre-cast concrete, glass-fiber reinforced concrete;

High-quality, cast-in-place concrete;

Ceramic tile;

10.

Cement plaster;

11.

Wood.

Ground Floor Commercial Uses. The design of ground floor commercial uses shall comply with the following:

Minimum depth of commercial space is 35 feet and minimum height is 18 feet floor to floor.

A minimum of 25% of the ground floor commercial area shall be designed to accommodate a food service use.

Between two and one-half (2½) feet and seven feet above grade, ground floor transparency (i.e., amount of glazing) shall be 50% for all other commercial uses.

The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:

Sliding or removable windows/doors;

Low planters with wide seat walls;

Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;

Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and

Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

(Ord. 916-23 § 4, 2023)

Union City City Zoning Code

CHAPTER 18

41 MIXED-USE EMPLOYMENT DISTRICTS

§ 18.41.010 Purpose.

The mixed-use employment districts are as follows:

(Ord. 916-23 § 4, 2023)

§ 18.41.020 Land use regulations-Mixed-use employment districts.

"P" designates permitted uses.

"AUP" designates uses that are permitted subject to approval of an administrative use permit (Chapter 18.54).

"UP" designates uses that are permitted subject to approval of a use permit (Chapter 18.56).

"-" designates uses that are not allowed.

Table 18.41.020 Land Use Regulations—Mixed-Use Employment Districts
Use	Corridor Mixed-Use Employment (CMUE)	Station East Employment (SEE)	Specific Use Regulations/Notes
ASSEMBLY, EDUCATION, AND RECREATION
Conference center	UP	UP
Hotel	UP	UP
Professional trade schools and colleges	UP	UP	Limited to programs serving persons 18 years or older
Public or quasi-public uses of an educational or recreational nature	-	UP
COMMERCIAL USES – Permitted only as a ground floor use as part of an office, industrial, hotel or conference center development
Banks and financial institutions	P	P
Business services	P	P
Civic facilities	P	P
Fitness and recreational facilities	P	P	With an occupant load of less than 50 under the Uniform Building Code
Food service	P	P	Excluding drive-through uses
Outdoor dining areas	AUP	AUP	Subject to the standards of Section 18.36.190
Live music (amplified)	UP	UP	Subject to the standards of Section 18.36.195(B)
Live music (non-amplified)	AUP	AUP	Subject to the standards of Section 18.36.195(A)
Food stores	P	P	Up to 25,000 square feet, excluding convenience markets
General merchandise/retail stores	P	P	Excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores
Office uses including medical offices	P	P
Personal services	-	P
INDUSTRIAL USES – MANUFACTURING AND ASSEMBLY
Breweries, distilleries and wineries	UP	UP	Accessory on-site tasting rooms permitted. Including food service. Outdoor dining areas subject to the provisions listed in Section 18.36.190
Live music (amplified)	UP	UP	Subject to the standards of Section 18.36.195(B)
Live music (non-amplified)	AUP	AUP	Subject to the standards of Section 18.36.195(A)
Manufacture of pharmaceuticals and products from the life sciences and biotechnology industries	P	P
Manufacture and assembly of electric and electronic supplies, instruments and devices, computer hardware and software, semiconductors, and computer chips	P	P
Manufacture of fabricated metal products	AUP	AUP
Manufacture of food products	P	-	Excluding production of fish or meat products, sauerkraut, vinegar or the like, or the rendering or refining of fats, oils, or canning
Manufacturing and assembly of medical equipment	P	P
Manufacturing and assembly of optical goods, watches and clocks, musical instruments and camera and photographic equipment	P	P
Manufacturing and assembly of products from previously prepared materials such as precious or semi-precious metal	P	P
Manufacturing and assembly, including cutting, polishing, and setting of jewelry products and products from precious or semi-precious stone	P	P
Manufacturing and assembly of leather products and associated dyeing	P	P	Excluding tanning and curing
Manufacturing and assembly of textile products including apparel	P	P	Excluding dyeing
Manufacturing and assembly of plastic and rubber products	P	P	Excluding tire manufacturing
INDUSTRIAL SERVICES
Contractor services	UP	UP
Incubator spaces	AUP	AUP
Maker space	P	P
Media production studios	UP	UP
OFFICE/LABORATORY/RESEARCH AND DEVELOPMENT
Administrative, executive, financial and professional offices	AUP	P	Excluding medical offices
Engineering and design services and related facilities	P	P
Research and development services and related facilities	P	P	Including life sciences, medical and pharmaceutical research, electronics, and computer science
RETAIL
Commercial cannabis use	P	-	Subject to the zoning requirements of Chapter 18.117 and the licensure and regulatory requirements of Chapter 5.44
Retail sale of goods which are manufactured, processed or assembled (improved or developed to a higher use by machine or by hand) on the premises	P	P
MISCELLANEOUS USES
Civic facilities	P	P

(Ord. 916-23 § 4, 2023)

§ 18.41.030 Prohibited uses.

Distribution, wholesale, warehouse, outdoor storage, and/or repackaging uses are prohibited.

(Ord. 916-23 § 4, 2023)

§ 18.41.040 Accessory uses.

Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

(Ord. 916-23 § 4, 2023)

§ 18.41.050 Performance standards.

In the SEE district, retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6.

All uses shall comply with the regulations pertaining to hazardous materials contained in Chapter 18.42.

Additions and modifications to industrial developments shall be designed to integrate with the existing development and shall be consistent with the standards included in Section 18.41.100.

Permitted or conditional uses shall not:

Emit obnoxious, toxic or corrosive fumes or gases;

Emit odors, heat or glare perceptible beyond property lines;

Emit smoke nor discharge into the air dust or other particulate matter created by any industrial operations or emanating from any products stored prior or subsequent to processing;

Produce noise perceptible beyond property lines, except as may be allowed by the Union City Community Noise Ordinance (Chapter 9.40 of the Union City Municipal Code);

Produce physical vibration perceptible beyond property lines;

Engage in the production or storage of any material designed for use as an explosive, nor in the use of such material in production; and

Utilize diesel fuel powered equipment unless for standby emergency use only.

(Ord. 916-23 § 4, 2023)

§ 18.41.060 Development standards.

Table 18.41.060 Development Standards
Standard	Corridor Mixed-Use Employment (CMUE)	Station East Employment (SEE)
Site area, minimum	One acre	One acre
Floor area ratio, FAR	.40 minimum	.75 minimum
Floor area ratio, FAR	2.0 maximum	3.0 maximum
Street frontage, minimum*	150 feet	150 feet
Lot depth, minimum*	200 feet	200 feet
Front yard setback, minimum	10 feet	10 feet
Interior side yard setback, minimum	5 feet	4 feet
Interior side yard setback, minimum	50 feet when adjoining a residential district or use	20 feet when adjoining a residential district or use
Street side yard setback, minimum	10 feet	10 feet
Rear yard setback, minimum	10 feet	10 feet
Rear yard setback, minimum	50 feet when adjoining a residential district or use	20 feet when adjoining a residential district or use
Maximum height	60 feet. Rooftop employee amenities may be permitted, including, but not limited to, break rooms and kitchens, recreational facilities, gardens and seating areas provided they do not exceed 20 feet in height. Buildings along major arterials must be a minimum of 2 stories.	100 feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed 20 feet in height. All buildings must be a minimum of 2 stories.

Notes
*	Exceptions may be granted by the decision maker through the site development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

(Ord. 916-23 § 4, 2023)

§ 18.41.070 Supplemental standards.

Permitted obstructions in required yards:

Roof overhangs as provided in Section 18.24.050.

Pedestrian paths.

Street access driveways and associated curbing.

Parking and loading facilities in side and rear yards not adjoining a street.

Signage in conformance with Chapter 18.30.

Walls and fences subject to the provision under subsection C of this section.

Landscaping and landscape features as provided for in subsection F of this section.

Public art.

Signs, Marquees, Awnings.

Walls and Fences.

In areas outside of the required yards, the maximum height shall be eight feet above the surface of the ground.

In the required rear and side yard, the maximum height shall be eight feet above the surface of the ground.

In the required front yard, the maximum height shall be three feet above the surface of the ground.

In the required street side yard, the maximum height shall be three feet above the surface of the ground.

Landscaping.

Equipment Screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture; and

Alternate design, screening, or siting may be considered to meet utility provider requirements.

Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

Pedestrian pathways between buildings and parcels;

Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

Orientation of outdoor public spaces towards activated ground-floor building frontages;

(Ord. 916-23 § 4, 2023)

§ 18.41.080 Off-street parking and loading.

In the SEE district, off-street parking shall be provided consistent with the following standards:

Table 18.41.080(A) SEE District Off-Street Parking Requirements
Use	Minimum Off-Street Parking Requirements	Maximum Off-Street Parking Allowed
Retail	1.0 space/300 square feet	1.0 space/200 square feet
Office	1.0 space/300 square feet	1.0 space/250 square feet
Research and development laboratory	1.0 space/500 square feet	1.0 space/300 square feet
Manufacturing	1.0 space/500 square feet	1.0 space/300 square feet
Other uses	See Section 18.36.150	See Section 18.36.150

Automobile parking areas shall not occupy more than 30% of the primary street frontage.

In the CMUE district, off-street parking shall be provided consistent with the following standards:

Table 18.41.080(B) CMUE District Off-Street Parking Requirements
Use	Minimum Off-Street Parking Requirements
Office	1.0 space/300 square feet
Research and development laboratory	1.0 space/500 square feet
Manufacturing	1.0 space/1,000 square feet
Other uses	See Section 18.36.150

Off-street parking shall be provided consistent with the following standards:

All parking areas shall be designed and maintained in accordance with the provisions of Chapter 18.28.

Off-street parking requirements for other uses shall be provided on the same basis as required for the most similar use or as determined by the decision maker.

Joint use of parking spaces may be allowed subject to the limitations and conditions included in Section 18.36.160.

In addition to the minimums above, one parking space for each vehicle used in the conduct of the enterprise shall be provided.

Truck trailer parking spaces shall have a minimum dimension of 12 feet by 55 feet when parked perpendicular and 12 feet by 65 feet when parked parallel.

The number of truck trailer parking spaces required by Section 18.40.070 may be increased by the decision maker if it is found that a use will create an additional need for truck trailer parking.

Parking Structures.

Parking structure façades shall be designed as compatible visual extensions of the primary buildings.

Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure façade.

Off-Street Loading. For each building constructed or use established, off-street loading shall be provided according to the following:

Loading Berths. Loading berths shall be a minimum of 10 feet wide by 25 feet long.

In the SEE district, adequate loading zones shall be provided along the street frontage(s).

(Ord. 916-23 § 4, 2023)

§ 18.41.090 Bicycle parking.

In the SEE district, bicycle parking shall be provided consistent with the following standards:

Table 18.41.090(B) SEE District Bicycle Parking Requirements
Use	Short-Term Bicycle Parking	Long-Term Bicycle Parking
Retail	1.0 space/3,000 square feet	1.0 space/10,000 square feet
Office, research and development laboratory, and other nonresidential uses	1.0 space/8,000 square feet, minimum of 2 spaces	1.0 space/4,000 square feet

In the CMUE district, bicycle parking shall be provided consistent with the following standards:

Table 18.41.090(B) CMUE District Bicycle Parking Requirements
Use	Short-Term Bicycle Parking	Long-Term Bicycle Parking
Retail	1.0 space/3,000 square feet	1.0 space/10,000 square feet
Office, research and development laboratory, and manufacturing	1.0 space/20,000 square feet	1.0 space/7,000 square feet

Bicycle parking shall be provided consistent with the following standards:

Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision maker.

The number of required bicycle parking facilities may be increased by the decision maker for a specific use if it is found that such a use shall create a greater demand for these facilities.

(Ord. 916-23 § 4, 2023)

§ 18.41.100 Design criteria.

In the CMUE district, to minimize overall massing building elevation shall incorporate the following:

Variations in wall plane, wall height, trim or reveals, entry and window openings, and/or varying colors and materials;

Detailing including elements such as recesses, columns, living walls, score lines, reveals, trellises, lighting, or other features to create shadow patterns and depth on building elevations; and

Other elements as required by the Director.

Exterior Materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences; painted, stainless or pre-weathered steel are acceptable;

Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized);

Other metal;

Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted;

Brick, natural clay colors;

Stone;

Pre-cast concrete, glass-fiber reinforced concrete;

High-quality, cast-in-place concrete;

Ceramic tile;

10.

Cement plaster;

11.

Wood.

Ground Floor Commercial Uses. The design of ground floor commercial uses shall comply with the following:

Minimum depth of commercial space is 35 feet and minimum height is 18 feet floor to floor.

A minimum of 25% of the ground floor commercial area shall be designed to accommodate a food service use.

Between two and one-half (2½) feet and seven feet above grade, ground floor transparency (i.e., amount of glazing) shall be 50% for all other commercial uses.

The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:

Sliding or removable windows/doors;

Low planters with wide seat walls;

Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;

Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and

Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

(Ord. 916-23 § 4, 2023)