The purpose of the Campus Industrial zoning district is to provide a mix of clean, employee intensive industries, offices, and retail commercial uses which have no off-site impacts in terms of noise, odor, glare, lights, vibration, smoke, dust or other types of off-site impacts. The zone provides for combining parking, landscaping and other design features which physically and visually link structures and uses within one development. (Ord. 1745 § 1 (Exh. A), 2023)

A.    A use permitted outright, CDC 22.030, is a use which requires no approval under the provisions of this code, except that all uses require design review pursuant to CDC 22.100(11). If a use is not listed as a use permitted outright, it may be held to be a similar unlisted use under the provisions of Chapter 80 CDC.

B.    A use permitted under prescribed conditions, CDC 22.050, is a use for which approval will be granted provided all conditions are satisfied, and:

1.    The Planning Director shall make the decision in the manner provided by CDC 99.060(A)(2), Administrative Procedures, except that no notice shall be required; and

2.    The decision may be appealed by the applicant to the Planning Commission as provided by CDC 99.240(A).

C.    The approval of a conditional use (CDC 22.060) is discretionary with the Planning Commission. The approval process and criteria for approval are set forth in Chapter 60 CDC, Conditional Uses. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Chapter 80 CDC.

D.    The following code provisions may be applicable in certain situations:

1.    Chapter 65 CDC, Non-conforming Uses Involving a Structure.

2.    Chapter 66 CDC, Non-conforming Structures.

3.    Chapter 67 CDC, Non-conforming Uses of Land.

4.    Chapter 68 CDC, Non-conforming Lots, Lots of Record.

5.    Chapter 75 CDC, Variance. (Ord. 1745 § 1 (Exh. A), 20230

The following uses are permitted outright in this zone:

1.    Research services.

2.    Manufacturing of finished products; provided, that:

a.    The use is employee intensive, providing approximately 15 or more jobs for every developed acre of land.

b.    The use is not of a type or intensity which produces odor, smoke, fumes, noise, glare, heat or vibrations which are incompatible with other primary uses allowed in this district.

c.    The physical and operational requirements of the use, including type of structure used and volume of heavy traffic generated, are similar to other industrial and office uses allowed in this district.

3.    Business support services.

4.    Personal service facilities primarily serving the business community within the area.

5.    Corporate headquarters or regional offices with 50 or more employees.

6.    Offices, except corporate headquarters or regional offices allowed under subsection 5 of this section, and those offices specified as limited uses under CDC 22.050(B), may occupy up to 70 percent of the total floor area of the development.

7.    Participant sports and recreation, indoor and outdoor, developed to serve primarily the recreational needs of residents and employees of the district.

8.    Transportation facilities (Type I). (Ord. 1590 § 1, 2009; Ord. 1745 § 1 (Exh. A), 2023)

Accessory uses are allowed in this zone as provided by Chapter 34 CDC and include among other uses the following:

1.    Public support facilities.

2.    Building maintenance facilities.

3.    Recycling collection centers; provided, that any storage of material shall be within an enclosed structure.

4.    Children’s day care.

5.    Utilities, minor. (Ord. 1745 § 1 (Exh. A), 2023)

A.    The following uses are allowed on a limited basis as part of the development of this district when developed concurrently with or after the primary uses, subject to the provisions of subsection B of this section:

1.    Convenience sales and personal services.

2.    Banks.

3.    Medical and dental services.

4.    Eating and drinking establishments.

5.    Drive-through restaurants.

6.    Drive-through window service for all uses allowed in this subsection in conjunction with the limitations in subsection B of this section.

B.    Limitations and conditions on the development of the uses in subsection A of this section shall be as follows:

1.    The total combined floor area occupied by all the listed uses shall not exceed 10 percent of the total floor area occupied by the permitted use. Formula: 0.10 times permitted floor area equals listed use floor area.

2.    All listed uses shall be located, arranged and integrated within the development to serve primarily the shopping and service needs of employees of the district.

3.    No outdoor storage of materials associated with the listed use shall be allowed.

4.    Uses shall not be of a type or intensity which produces odor, smoke, fumes, noise, glare, heat or vibrations which are incompatible with associated permitted uses in the area.

5.    All listed uses shall comply with the dimensional and development standards under CDC 22.070 and 22.080.

C.    The following uses are allowed in this zone under prescribed conditions:

1.    Sign, subject to the provisions of Chapter 52 CDC.

2.    Temporary use, subject to the provisions of Chapter 35 CDC.

3.    Water dependent uses, subject to the provisions of Chapters 28 and 34 CDC.

4.    Wireless communication facilities, subject to the provisions of Chapter 57 CDC. (Ord. 1408, 1998; Ord. 1655 § 4, 2016; Ord. 1745 § 1 (Exh. A), 2023)

A.    The following are conditional uses which may be allowed in this zone subject to the provisions of Chapter 60 CDC, Conditional Uses, and, in addition, the proposed use:

1.    Will have minimal adverse impact on the appropriate development of permitted uses on abutting properties and the surrounding area considering location, size, design and operating characteristics of the use.

2.    Will not create offensive odor, dust, smoke, fumes, noise, glare, heat or vibrations which are incompatible with permitted uses allowed in this zone.

3.    Will be located on a site occupied by a permitted use or a use permitted under prescribed conditions or, if separate, in a structure which is compatible with the character and scale of uses allowed within the district, and on a site no larger than necessary for the use and operational requirements of the use.

4.    Will provide vehicular and pedestrian access, circulation, and loading areas which are compatible with similar facilities for uses on the same site or adjacent sites.

5.    Transportation facilities (Type II). See CDC 60.090 for additional approval criteria.

B.    Uses allowed subject to the above conditions are:

1.    Transient lodging and associated convention facilities.

2.    Heliports.

3.    Retail and service commercial uses.

4.    Household hazardous waste depot. (Ord. 1172, 1985; Ord. 1339, 1993; Ord. 1590 § 1, 2009; Ord. 1745 § 1 (Exh. A), 2023; Ord. 1754 § 1 (Exh. A), 2024)

A.    The purposes of these requirements and limitations are to:

1.    Encourage coordinated development, and the most efficient and maximum use of campus industrial districts.

2.    Provide for adequate structure separation to ensure air and light access, and fire safety and protection for all.

3.    Provide for a compatible mix of uses supportive of public transportation facilities.

4.    Provide for the protection of adjacent properties.

5.    Provide for open space and outdoor activity areas.

B.    Site area requirements. A site area for purposes of this section shall be the total land area to be developed as a unit, prior to the creation of any new parcels or lots within the land area. A site area may be either of the following:

1.    A parcel or lot, or tract.

2.    Two or more contiguous tracts, lots or parcels under separate ownership; provided, that:

a.    All individual property owners are members of a group formed for the purpose of developing the properties as a single planned development; or

b.    All individual ownerships are converted into development shares prior to any building permit being issued for the project; or

c.    The owners shall record, in the office of the City Recorder, a contract in which all owners agree to subject the use and development of individual ownerships to the development plan for the site area as approved by the City. No permit shall be issued on any structure or use not indicated on the City-approved development plan for the site area.

C.    Minimum site area size requirements.

1.    Developments which include uses under at least two of the permitted use categories under CDC 22.030 shall require a minimum site area of three acres.

2.    Developments which include only uses under CDC 22.030(1) through (5), and accessory uses, shall require a minimum site area of two acres.

3.    Developments which include only uses under CDC 22.030(7) shall require a minimum site area of one acre.

D.    Undersized lots. Any permitted use under CDC 22.030, and accessory uses, may be established on a lot or parcel smaller than the minimum site area requirements which is physically separated from all other undeveloped or underdeveloped properties in this district, or which is approved as a conditional use under CDC 22.060. Uses under CDC 22.050 shall not be included in undersized lot developments.

E.    Floor area ratio. The maximum floor area for all permitted and conditional uses within a site area shall not exceed the net site area multiplied by one (1:1).

F.    Floor area requirements. Any permitted use or combination of permitted uses under CDC 22.030 may be allowed within a development in this district at floor area percentages, excluding accessory uses, not exceeding those illustrated on the following table:

Limited uses: Only permitted use floor area may be included for purposes of calculating the allowed limited use floor area for development.

G.    The requirements under this section may be modified or waived by the Director pursuant to the provisions of CDC 99.060. Approval shall not be granted unless the applicant provides evidence substantiating conditions in subsections (G)(1) through (3), or (G)(4), of this section:

1.    The modification or waiver is consistent with the purposes under this section; and

2.    The need for the use for which additional floor area is requested is at least as great as the need for other compatible permitted uses allowed in this district; and

3.    The proposed use, and location of the use, is compatible with, and complementary to, existing or proposed developments within the district area; or

4.    A substantial mix of permitted uses has been established within the immediate district area to the extent that all permitted use categories under Section 22.030 are represented.

H.    Lot coverage. The maximum lot coverage for all structures shall be 55 percent of the net site area, after any required dedications for roadway purposes. A minimum of 25 percent of the development site area shall be used for landscaping, natural areas or outdoor recreational use area.

I.    Minimum perimeter setback is 15 feet.

1.    The following uses may be allowed within a perimeter setback area which fronts on a public road:

a.    Landscaping.

b.    Bikeways, trails, pedestrian walks and plazas.

c.    Access driveways.

d.    Bus shelters and other pedestrian amenities.

e.    Identification signs.

2.    The following uses may be allowed within perimeter setback areas which are adjacent to other site areas:

a.    Landscaping.

b.    Bikeways, trails, pedestrian walks, patios, courts.

c.    On-site directional signs.

d.    Coordinated joint use circulation drives, parking, loading, recreational activity areas, plazas.

e.    Coordinated joint use structures, subject to provisions of the Uniform Building Code.

J.    Minimum street frontage is 50 feet.

K.    Maximum building height. The maximum building height shall be two and one-half stories or 35 feet for any structure located within 50 feet of a residential zone and three and one-half stories or 45 feet for any structure located 50 feet or more from a residential zone. (Ord. 1622 § 24, 2014; Ord. 1636 § 17, 2014; Ord. 1745 § 1 (Exh. A), 2023)

All development within this district is subject to the review procedures and application requirements under Chapter 55 CDC. In addition, the following specific standards, requirements, and objectives shall apply to all development in this district:

A.    Building siting and design. The design and siting of structures in this district shall comply with the following:

1.    Particular attention shall be given to the siting and design of all structures, and portions thereof, which may be viewed by the public from inside and outside the development.

2.    When more than one permitted use is to be included in a site area, structures and uses shall be arranged and clustered to maximize opportunities for shared circulation, parking, loading, pedestrian walkways and plazas, recreation areas, transit-related facilities, and day and night surveillance.

B.    Access and on-site circulation. In addition to the provisions of Chapter 48 CDC, the location, design and development of on-site circulation shall:

1.    Provide, as appropriate, joint access and circulation drives through and between developments.

2.    Provide continuous pedestrian and bicycle access to permitted and accessory uses, and uses permitted under prescribed conditions within and between developments, and conveniently located bicycle storage to service the various uses.

3.    Provide on-site directional signing identifying the location of all uses within the development.

4.    Minimize barriers to handicapped and elderly persons.

C.    Parking and loading requirements. The provisions of Chapter 46 CDC shall apply, except as modified to address the following objectives:

1.    Locate parking areas to maximize the potential for shared parking between on- and off-site complementary uses, as provided under Chapter 46 CDC.

2.    Encourage the provision of priority parking spaces convenient to the building entrances for employee carpool vehicles.

3.    Maximize the joint use of truck loading and maneuvering areas between on-site and adjacent off-site complementary uses.

4.    Locate necessary commercial or recreational vehicle storage in areas which are generally inappropriate for permitted use parking, and buffer such areas from residential uses.

D.    Landscaping. A minimum of 25 percent of the developed site area shall be used for landscaping. The design and development of landscaping in this district shall:

1.    Enhance the appearance of the site internally and from a distance.

2.    Include street trees and streetside landscaping. (Trees and ground cover shall be selected from those recommended in the adopted design plan, as applicable.)

3.    Provide an integrated open space and pedestrian way system within the development with appropriate connections to surrounding properties.

4.    Include, as appropriate, a bikeway, pedestrian walkway or jogging trail.

5.    Provide buffering or transitions between uses.

6.    Encourage outdoor eating areas conveniently located for use by employees.

7.    Encourage outdoor recreation areas appropriate to serve all the uses within the development.

E.    Fences. Periphery fences shall not be allowed within this district. Decorative fences or walls may be used to screen service and loading areas, private patios or courts. Fences may be used to enclose playgrounds, tennis courts, or to secure sensitive areas or uses, such as vehicle storage areas or drainage detention facilities. Fences shall not be located where they impede pedestrian or bicycle circulation through or between site areas.

F.    Signs. One freestanding or ground-mounted sign may be provided for a development pursuant to Chapter 52 CDC.

G.    Outdoor storage. No outdoor storage of materials shall be allowed within this district.

H.    The requirements of subsections A through G of this section may be modified for developments under the planned unit development provisions of Chapter 24 CDC. (Ord. 1745 § 1 (Exh. A), 2023; Ord. 1754 § 1 (Exh. A), 2024)

Except as may otherwise be established by CDC 22.070, the appropriate lot or parcel size for a conditional use shall be determined by the approval authority at the time of consideration of the application based upon the criteria set forth in CDC 60.070(A) and (B). (Ord. 1636 § 18, 2014; Ord. 1745 § 1 (Exh. A), 2023)

The following standards apply to all development including permitted uses:

1.    Chapter 34 CDC, Accessory Structures, Accessory Dwelling Units, and Accessory Uses.

2.    Chapter 35 CDC, Temporary Structures and Uses.

3.    Chapter 38 CDC, Additional Yard Area Required; Exceptions to Yard Requirements; Storage in Yards; Projections into Yards.

4.    Chapter 41 CDC, Building Height, Structures on Steep Lots, Exceptions.

5.    Chapter 42 CDC, Clear Vision Areas.

6.    Chapter 44 CDC, Fences.

7.    Chapter 46 CDC, Off-Street Parking, Loading and Reservoir Areas.

8.    Chapter 48 CDC, Access, Egress and Circulation.

9.    Chapter 52 CDC, Signs.

10.    Chapter 54 CDC, Landscaping.

11.    Chapter 55 CDC, Design Review. (Ord. 1590 § 1, 2009; Ord. 1675 § 31, 2018; Ord. 1745 § 1 (Exh. A), 2023)