This chapter provides regulations applicable to development and land uses in the Innovation (INV) zone, as established by 18.08.010. The INV zone implements the general plan innovation land use category, the intent of which is to accommodate creative design and manufacturing businesses focused on new technologies, maker industries, research and development, and craft businesses such as breweries, wineries, and distilleries. Allowed commercial uses are limited in scope to businesses that sell products made in facilities on-site and uses that support the primary uses within the zone and surrounding districts and neighborhoods. Specifically prohibited uses include major vehicle repair and warehousing/storage uses, including personal storage businesses.

The zone regulations encourage and support the repurposing of existing buildings, with new construction echoing the scale and design aesthetic of long-established character buildings.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

A.

Principal Uses. Table 18.33.020 lists the allowed land uses for INV zoned lots, indicating the type of approval required subject to compliance with all provisions of this title. Descriptions and definitions of the land uses are established in Chapters 18.06 and 18.07. The specific use regulations and notes column in the table provides any chapter or section where additional regulations that may apply or additional information for that use type.

B.

Accessory Uses. Accessory uses are those uses which are directly related but clearly subordinate to a permitted or conditionally permitted principal use.

C.

Limitations on Use. Uses shall comply with the applicable use regulations specified in Chapter 18.24 and Chapter 18.34.

D.

Symbols Used. Use regulations in the table are shown with a representative symbol by use classification listing: "P" symbolizes uses allowed by right, "C" symbolizes uses that require approval of a conditional use permit, "A" symbolizes uses that are accessory to an established principal use, and "—" symbolizes that the use is not permitted. Any use that is not listed or has not been determined by the director of community development to be similar to a listed use is specifically prohibited.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

A.

General. New land uses, structures, and alterations to existing uses or structures shall be designed, constructed, and/or established in compliance with all development standard requirements in Table 18.33.030, in addition to building design standards in Section 18.33.040 and applicable standards in Chapter 18.48, Chapter 18.64, and other applicable provisions of this title.

B.

Building Step Back Requirements. Buildings located on INV zoned parcels shall provide transition, a stepping back of the building at the third story and above, that is in addition to the minimum side and rear setback line. Taller elements of the building shall increasingly step back from adjacent single-family zones. No portion of the building, excluding parapets, shall extend above an imaginary plane drawn at the property line that is adjacent to the single-family zone, and extended at an angle of forty-five degrees toward the center of the INV zoned parcel as shown in Figure 18.33.030-B.

Figure 18.33.030-B: Building Step Back

C.

Walls and Fences. All new walls and fences shall be subject to the provisions contained within Section 18.98.040.I. in addition to the following provisions:

1.

Smooth-faced precision blocks may be used only when integrated within a wall design to create a decorative wall pattern or when plaster or stucco is to be applied to the blocks as a finishing material.

2.

A decorative finishing wall course cap shall be applied to all new walls and pilasters.

3.

Combination walls or fences may be constructed consisting of a variety of different building materials, subject to the review and approval of the approval authority.

4.

All landscaping planted in front of any wall or fence shall be maintained in healthy condition at all times and supported with an operable irrigation system that complies with the city's water conservation ordinance.

5.

All street-facing walls and fences shall be treated with an anti-graffiti laminate coating, or any other anti-graffiti method deemed acceptable by the approval authority. Alternatively, healthy landscaping (i.e., vines) may be planted to provide sufficient coverage of the wall face, if deemed acceptable by the approval authority.

6.

All fencing materials are subject to the limitations of and shall comply with Section 18.64.070.

7.

All new walls and fences shall be subject to the provisions contained in Section 18.64.050. These provisions shall also apply to all driveways.

8.

The maximum wall and fence height described within paragraph two of this subsection may be increased in height to a maximum of sixteen feet for noise attenuation purposes, subject to Section 18.34.050, when approved by the director of community development, provided:

a.

Such walls may only be approved when necessary to protect adjacent property from stationary noise sources legally established, prior to the effective date of this paragraph, on the property from which such noise emanates, or to protect adjacent property from unavoidable nuisance noise resulting from permitted uses of the property.

b.

Such walls may only be approved when all reasonable efforts to reduce such noise at the source have been made, as determined by a qualified acoustical engineer after appropriate technical studies.

c.

The maximum height of such a wall shall not exceed the minimum necessary to achieve compliance with the city's noise ordinance, Chapter 8.32 of the municipal code, as determined by a qualified acoustical engineer.

d.

Such walls shall be constructed of sound-absorbing materials and designed to include architectural treatment consistent with the style of the buildings on the subject property.

D.

Compressors, Motors, etc. Each use on such a lot which utilizes compressors, air conditioning units, or other machinery which is located outside of the exterior walls of any building, including but not limited to, vents, ducts and conduits, but excluding window-mounted or wall-mounted air conditioners, shall comply with the following:

1.

All such equipment shall be enclosed within a permanent, noncombustible enclosure which shall be subject to the approval of the director of community development to ensure that the same will not be observable and/or emit noise to a degree that conflicts with the provisions of Chapter 8.32. In addition, comply with the standards contained in Chapter 18.24.040 (H).

2.

All such equipment shall be maintained in a manner that prevents a collection of litter and filth and to avoid the emission of unnecessary noise, dust, or fumes.

E.

Lighting. All outdoor lighting shall be located, directed downward, and shielded to prevent light from shining onto adjacent lots.

F.

Landscaping. All required front yard and street side yard setbacks shall be landscaped and appropriately irrigated to city commercial landscape guidelines and standards. All plant material shall be maintained in a healthy and thriving condition, clear of weeds and debris. Plans shall meet all city requirements for submittal, including but not limited to the city landscape guidelines. The city shall maintain the option to require plans to be prepared by a landscape professional, including but not limited to a landscape contractor, landscape architect or landscape designer.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

A.

All new development in the INV zone shall comply with the design guidelines set forth in Chapter 18.98.

B.

The following additional design standards shall apply:

1.

New buildings over ten thousand square feet in size shall include a shaded outdoor employee seating area. The minimum depth and width dimensions of required outdoor seating areas for new development shall be ten feet.

2.

Loading areas, access and circulation driveways, trash enclosures, and mechanical equipment should be located as far as possible from any adjacent residences, and screened to the greatest extent possible.

3.

When adjoining uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines) should be provided between the uses.

4.

Window orientation in nonresidential buildings should preclude a direct line of sight into adjacent residential units. Methods of precluding such line of sight include opaque windows, clerestory windows, and tall trees that block the line of sight.

5.

Uses that involve outdoor storage and /or staging materials or activities outdoors must be screened from view from public streets, parks, and/or residential areas.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)