Chapter 17.28
AIRPORT DISTRICT

Sections:

17.28.010    Intent.

17.28.020    Permitted uses and facilities.

17.28.030    Building and site standards.

17.28.040    Parking, loading, service areas and screening service areas, and screening.

17.28.050    Landscaping.

17.28.060    Signage.

17.28.070    Utilities.

17.28.080    Lighting.

17.28.090    Definitions.

17.28.010 Intent.

A.    The development standards set forth in this chapter shall apply to those zoning districts within the Marina Municipal Airport and Business Park (zones A-1, A-2, and A-3). Airport and business park zoning standards are intended to promote the following objectives:

1.    Encourage quality development that protects the investments made in the areas by the city, other public entities, and private enterprises.

2.    Encourage functionally and aesthetically compatible relationships among existing and future uses located within the Airport and Business Park.

3.    Reserve land adjoining aircraft operating areas for aviation-related uses.

4.    Provide opportunities for non-aviation related uses providing goods or services desired by tenants in the aviation-related zones and their clients and visitors to locate close to the airport.

5.    Provide opportunities, and appropriate sites and environment for a broad range of commercial and industrial uses.

6.    Maintain an overall level of development consistent with existing and planned capacity of city streets and utilities.

7.    Contribute to an attractive landscape appearance for the entire area and an appropriate setting for individual buildings and uses through the combination of height controls and building setbacks.

8.    Ensure there is sufficient off-street parking to accommodate the parking needs of the permitted uses and employees, customers, and clients.

9.    Make adequate allowances for truck deliveries and pickup, taking into consideration the number, frequency, and type of vehicle involved.

10.    Promote an attractive appearance for the entire Airport and Business Park.

11.    Contribute to public safety and efficient traffic movement by providing sufficient on-site areas for maneuvering and parking motor vehicles that are attracted to or generated by the Airport and Business Park.

12.    Ensure adequate street capacity to meet the transportation needs of the Marina Municipal Airport and uses planned for the associated Business Park.

13.    Provide for an easily understandable and memorable circulation pattern that will enable even casual visitors to the area to easily find their desired destinations.

14.    Create an attractive image for the entire area, both as experienced upon entering and traveling within the area, that promotes the city’s economic objectives for the area.

15.    Contribute to an overall appearance that will attract desired uses and enhance the area’s short and long-term economic viability.

16.    Create a coherent and positive identity for the entire area.

17.    Create an appearance and identity for each zone that is in keeping with the function of the zone.

18.    Preserve and integrate existing oak groves into the overall landscape of the area.

19.    Create compatible relationships among the respective zones and adjoining UC MBEST Center.

20.    Encourage landscaping that articulates the major approaches and entrances to the area and defines the function of individual streets.

21.    Conserve water through the use of drought-tolerant plant species for landscaping.

22.    Provide adequate identification for all commercial and public establishments.

23.    Encourage signs that quickly and clearly inform both motorists approaching the area and persons upon their arrival by air, transit, or bicycle of their destination.

24.    Encourage signs that are in scale with and do not dominate the site or buildings on which they are located.

25.    Encourage signs that contribute to the visual interest and vitality of the area and help distinguish differences in the function and character of the respective development zones.

26.    Ensure that the installation of utilities does not detract from the appearance of the Marina Municipal Airport and Business Park nor interfere with pedestrian and vehicular use of public rights-of-way.

27.    Ensure that the lighting within the Business Park does not cause interference with aircraft in flight.

B.    The development standards set forth in this chapter shall govern the following:

1.    Permitted uses;

2.    Intensity of development;

3.    Parcel size;

4.    Building height;

5.    Building setbacks from property lines;

6.    Parking and loading area;

7.    Landscaping requirements;

8.    Signage; and

9.    Utilities. (Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.020 Permitted uses and facilities.

This section identifies uses permitted and uses that may be conditionally permitted with appropriate findings within zones A-1, A-2 and A-3.

A.    Use Groups. Section 17.28.090 defines the twenty-seven commercial “use groups” shown in subsection C of this section. Determination shall be made by the director of planning and the airport manager as to whether a proposed use is a permitted, conditionally permitted, or prohibited use and as to which use group is applicable. Use groups are broken into two major categories:

1.    Aviation-Related Zone (zone A-1). Zone A-1 accommodates two types of aviation-related uses: (a) those uses requiring direct access to aircraft operating areas and apron sites, that is, sites immediately adjoining and accessible to aircraft operating areas; and (b) uses, which though not needing a site contiguous to the aircraft operating area, rely upon local air transportation or provide services and facilities required by other aviation-related uses.

2.    Non-Aviation Uses (zones A-2 and A-3) are those uses which require neither access to aircraft operating areas, nor are required to provide services to facilities for aviation related uses, and therefore need not occupy sites with access or proximity to aircraft operating areas.

B.    Lease Agreements for Apron Front Sites. If it can be demonstrated there are sufficient apron front sites to accommodate the projected five-year demand for such sites; lease of such sites in zone A-1 west of taxiway “A” as shown on the 1998 Airport Layout Plan for the Marina Municipal Airport for uses not requiring direct access to the aircraft operating areas shall be allowed and limited to five years unless extended by the city; and lease of such sites in zone A-1 north and east of taxiway “A” as shown on the 1998 Airport Layout Plan for the Marina Municipal Airport for uses not requiring direct access to the aircraft operating areas may be provided with FAA approval. In these instances, all costs associated with termination of the use or removal of related facilities shall be the sole responsibility of the lessee. One year prior to expiration of the lease the city shall seek leases from qualifying aviation related uses. If the city is unable to lease the site to such uses within six months, it may elect to renew the lease of the current lessee for an additional five years with FAA approval.

C.    Table 1—Permitted Uses by Zone.

USE GROUP

ZONES

Aviation Related

A-1

A-2

A-3

Aircraft storage - Type 1

P

Aircraft storage - Type 2

P

Fixed base operations

P

P

Aircraft repair and maintenance

P

C

C

Aircraft sales and leasing

P

P

P

Aviation fuel facilities

P

Airport terminal facilities

P

Aviation-related manufacturing/assemblage/research

P

P

P

Air freight operations

P

P

P

Airport serving transportation services

P

P

P

Aviation-based services, supplies, retail

P

P

P

Airport serving public parking

P

P

P

Non-Aviation Related

A-1

A-2

A-3

Restaurants, beverage and other food sales

C

P

P

Convenience consumer sales and services

C

P

P

Gasoline sales

C

C

General office

C-1**

P

P

Business support services

C

P

P

Construction services

C

C

C

Research and development

C

P

P

Warehousing and distribution

C

P

P

Light-impact manufacturing, assemblage, processing

C

P

P

Commercial recreation

C

C

Automobile rental

P

P

P

Lodging

P

Public parking

C

P

P

Temporary storage

C

C

C

Transportation services

C

C

C

P = Permitted Use

C = Conditional Use

General Notes

1.    Above-ground storage of large quantities of flammable materials or other hazardous materials is prohibited in the portion of Zone A-1 north of the runway.

2.    Non-residential development within Zone A-1 north of the runway shall not exceed a density of one hundred fifty persons/acre.

3.    Uses that may cause a hazard to aircraft in flight, such as electrical interference, high intensity lighting, bird attractions, and activities that may produce smoke, dust or glare are prohibited.

Footnote

**C-1 Only on second floor spaces originally constructed by the army.

(Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.030 Building and site standards.

A.    General Standards.

1.    The applicable standards are set forth in accompanying Table 2 by zone. Standards are specified for building height, allowable floor area ratio (FAR), minimum parcel size, minimum lot width, building setbacks, and common open space to be provided on individual building sites.

2.    Floor area ratio (FAR) is the ratio of total floor area of a building or buildings on a parcel to the area of the parcel occupied by the building or buildings. For purposes of these calculations the floor area of any enclosed park is excluded.

3.    All front yard setbacks are measured from the adjoining public right-of-way. In the absence of a dedicated public right-of-way, front yard setbacks shall be measured from which ever of the following is closest: (a) the inner face of the adjoining sidewalk; (b) curb of a driveway; (c) other paved surface intended for vehicular movement; or (d) parking area.

4.    All other setbacks shall be measured from the property line or in the case of leased parcels from the designated line defining the leasehold.

Table 2

Development Standards

Zone

FAR1

Height (ft.)2

Minimum Parcel Size (sq. ft.)

Minimum Parcel Width (ft.)

Front Setback (ft)5

Side Setback (ft)

Rear Setback (ft)3

Common Open Space

A-1 (See Gen. Note)

7

56

5,000 within aviation fence, 15,000 outside fence

100

10

10 or 06

10

na

A-2

.5

56

15,000

120

204

10

10 or 07

6%

A-3

.6

56

40,000

160

20

10

15

6%

General Note

    In Zone A-1, no setbacks or minimum parcel widths are required within individual lease parcels inside the aviation operations area inside the aviation fence area.

Footnotes

1.    Site area for purposes of calculating FAR consists of land included in lease agreement excluding non-contiguous land used solely for parking.

2.    Maximum permitted height unless otherwise controlled by more stringent FAA height restrictions. Airport control towers, airport hangars, and other airport related buildings, facilities or appurtenances may be erected to a height in excess of fifty-six feet, subject to first securing a use permit in each case. Also, the maximum height for buildings adjacent to the UC MBEST Center shall be fifty feet to coordinate with heights allowed in the MBEST Center.

3.    No setback required for structures that adjoin a taxilane or taxiway and are used for aviation related purposes other than those required by FAA regulations (FAA A/C 150/5300-13).

4.    New surface parking may be located within ten feet of adjoining street right-of-way. Older surface parking may remain where originally constructed.

5.    Applies to all street frontages except those specifically identified as pedestrian-oriented frontages requiring placement of buildings at the front property line.

6.    The setback will be ten feet except that it can be reduced to zero feet in cases of coordinated development across property lines.

7.    The setback will be ten feet except that it can be reduced to zero feet for parcels south of Neeson Road.

(Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.040 Parking, loading, service areas and screening service areas, and screening.

A.    General Standards.

1.    Unless otherwise specified all parking standards and other requirements contained in Chapter 17.44 of this title shall apply.

2.    Required parking may be located within a required front or side yard setback if consistent with other standards and guidelines of the Airport Guidelines.

3.    Required parking for aviation related uses shall be calculated as follows:

a.    One space for each four private aircraft occupying a hanger space or tie-down space.

b.    One space per three hundred fifty square feet of office-type space.

c.    One space per one thousand square feet of space devoted to aircraft maintenance activities.

d.    One space per five hundred square feet of space used for manufacturing, assemblage, or research activities.

4.    Required parking may be located either on the building site or off-site provided that: (a) off-site parking spaces are within seven hundred feet of the site; and (b) use of the off-site spaces is reserved for exclusive use of the site tenants and their visitors, clients, and customers; and (c) the site tenant has entered into a legally binding contract assuring availability of the required space as long as the permitted use is in operation.

5.    Loading areas for new buildings shall face the side or rear property line and shall be designed to be an integral part of the building architecture. The rear property line for apron sites shall be the line adjoining the aircraft operating side.

6.    Where side loading occurs for new buildings it shall be screened from the street by a wall with a minimum height of eight feet and a maximum height of ten feet for freestanding walls.

7.    For buildings within the A-2 district which were in existence on January 1, 2003, loading areas within three hundred feet of the right-of-way of either Imjin or Neeson Roads shall be screened if and as determined necessary by the site and architectural design review board or the appropriate appellate body under Section 17.50.060. Other loading areas for buildings which were in existence on January 1, 2003, are not required to be screened.

8.    Minimum dimensions for truck loading areas serving buildings with industrial or research functions shall be twelve feet wide, forty-five feet long, and have fourteen and one-half foot vertical clearance.

9.    Loading and service areas shall be designed so that the loading and serving operation occurs within the confines of the building site.

10.    All service areas with exterior storage of materials or equipment shall be located at the rear of the building and be totally screened from view by a wall with a minimum height of eight feet or a combination of fencing and dense vegetation of equivalent height forming a visual barrier comparable to a solid wall. The maximum height of a freestanding wall shall be ten feet.

B.    Landscape Screening. The recommended method of screening of outdoor storage area, refuse collection facilities, and loading areas is by means of building siting and use of walls architecturally integrated into the overall building architecture. If landscape materials are used for purposes of screening such facilities, landscaping should adhere to the following standards.

1.    Areas Requiring Screening. Screening of storage and utility areas is required as follows:

a.    Open storage areas, including refuse collection and storage, recycling storage, and loading areas generally involving less activity than service areas, each visible from adjacent properties and not separated by a public right-of-way, shall be enclosed by a screen at least six feet but not more than ten feet in height. Items stored within one hundred feet of a street or adjoining parcel shall not be stacked higher than the required screen. All dumpsters shall be closed with tight-fitting lids to minimize bird attractant hazards.

b.    Exterior electrical cage enclosures, cooling, heating, ventilating, other mechanical equipment, and storage tanks shall be screened from view and directed away from adjacent public rights-of-way.

2.    Materials. Screens shall include the installation and maintenance of at least one or a combination of the following materials:

a.    Dense vegetation;

b.    Solid fencing combined with dense vegetation; or

c.    Walls.

3.    Opacity. When plants are used for screening they shall be:

a.    Of a variety that will provide a year-round barrier at the required height;

b.    Planted at a spacing and plant size to achieve a minimum seventy-five percent opacity within two years and one hundred percent within five years;

c.    Supplemented or replaced with other dense landscaping or a fence or wall if the landscape screen fails to achieve or retain the required opacity. (Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.050 Landscaping.

A.    General Requirements.

1.    Applicable Area. Landscaping is not required on the air side of the airport security fence.

2.    Required Plans. Landscape plans are required for all projects and shall provide sufficient detail to enable the city to determine whether the plans comply with this section.

3.    Existing Vegetation. Existing oak groves shall be retained and integrated into development sites. Individual trees may be removed or relocated upon granting of a tree removal permit as per Chapter 17.51 of this title to facilitate site development. Use of low retaining walls or walls of adjoining structures to retain vegetated slopes and minimal removal of native vegetation is encouraged. Adjoining newly landscaped area should be planted with compatible native materials to achieve an integrated and unified landscape appearance.

4.    Landscaping of Unpaved Areas. All areas which are not paved or on which buildings are not located shall be retained in natural vegetation or landscaped.

5.    Erosion Control. During and after construction, areas where grading or vegetation removal has occurred, which are not paved or on which buildings are not located, shall be stabilized to prevent erosion. Stabilization may be achieved by planting ground cover or shrubs or by other means demonstrated by the applicant to be effective means of erosion control.

6.    Irrigation. Automatic irrigation shall be provided in all landscaped areas. For those areas landscaped with drought tolerant materials, temporary installations may be used until such time that the plant materials are firmly established.

7.    Landscape materials shall be limited to native species or other species well adaptable to local climate and soils. Drought tolerant plant materials not requiring irrigation after being firmly established shall be used for the majority of the landscaped areas.

8.    Use of invasive plant species is prohibited and use of exotic species in required front setbacks or other areas highly visible from the public rights-of-ways should be avoided.

9.    Except where other direction is provided in the airport guidelines, landscaping shall comply with all other provisions of the city landscape guidelines, including provision for installation of reclaimed water irrigation systems.

10.    Soil amendments and possibly other means should be used in all landscaping to make most efficient use of irrigation water and improve the success of initial plantings.

11.    Landscaping shall be designed by landscape professionals with experience in local plants, soils, and climatic conditions.

B.    Public Safety. All provisions of this section shall meet the public safety requirements set forth below:

1.    The height, spread, and growth habits of all plants shall not interfere with or obstruct ease of movement or impede a public right-of-way.

2.    Trees located adjacent to a public street shall be pruned such that no branches extend lower than fourteen feet above the curb line.

3.    Trees located adjacent to a public sidewalk or path shall be pruned such that no branches extend lower than seven feet above the walk or path.

4.    All landscaping and screening, excluding trees, located at the intersection of two public streets shall comply with Chapter 10.70 of this code, Visibility at Intersections.

5.    All landscaping located within fifteen feet of the intersection of a driveway and public street shall not exceed a height of three feet.

C.    Street Landscaping. Street landscaping provisions encompass the landscaping of areas within the street right-of-way, medians and parkways, and front setbacks of adjoining parcels. Landscaping shall be provided within all street rights-of-way and front setbacks in accordance with the guidelines listed in Table 3 and provisions set forth below. The employment of planting provisions and species listed in this table should be coordinated with the UC MBEST Center for those street segments adjoining the UC MBEST Center.

1.    Street Tree Size. At time of installation, street trees shall have a minimum height of eight feet and a minimum caliper of two inches measured six inches above the ground level.

2.    Groundcover/Shrub Coverage. Landscape materials used for street medians, parkways and adjoining street front setbacks should maintain a unified, integrated appearance along the entire street frontage. Variations from the prevailing landscape materials should be limited to applications which highlight important site access features such as major entrances to buildings or building complexes and major parking areas. Groundcovers and shrubs should be designed, installed and maintained to achieve one hundred percent coverage within three years of planting.

3.    Street Tree Species. Table 3 shows the proposed planting provisions and suggested species of street trees. Plant materials not included in Table 3 may be used if they are similar in shape, rate of growth, and adaptability to local climatic and soil conditions. Species that might attract large flocks of birds during any time of the year are to be avoided.

D.    Parking Area Landscaping. Landscaping should be provided along the perimeter of parking areas to spatially distinguish and partially screen parking areas from adjoining streets, buildings, and landscaped areas. The interior of multi-bay parking areas should be landscaped to minimize the visibility of paved surfaces and provide shade and rain protection.

1.    Landscape Standard. Parking areas shall be landscaped consistent with the following standards or by other means demonstrated by the applicant that achieve the same visual and functional objectives.

a.    Use suggested species shown in Table 3 or species with similar characteristics.

b.    Plant trees at a regular spacing of thirty feet or less on center along the perimeter of parking area.

c.    Provide a minimum of one tree for each ten non-perimeter parking spaces and plant in a regular pattern as shown in the adjoining diagram. Provide the necessary dimension to accommodate the proposed landscaping, with a minimum four-foot dimension, on all sides of planting boxes.

d.    Separate parking spaces at the end of parking bays from adjoining access aisle by landscaped areas with appropriate widths to accommodate the proposed landscaping and a minimum width of four feet, and length equal to the length of adjoining parking spaces. Plant a minimum of two trees per planting area.

E.    Useable Landscaped Areas. Where useable outdoor space is required for use and enjoyment of employees, at least one-third of the required area shall have an attractive and durable surface (such as paving, or crushed rock) to permit daily use of the area. Additional provision shall be made for seating within this area.

Table 3

Streetscape Guide

Application

Tree Type

Planting Provisions

Suggested Species

Imjin Road Entrance (See Section A & B)

Round-headed, wide spreading, 30' - 60'.

Curbside planting strips from 8 to 16 feet width with 20 foot median in southern portion. Plant in informal pattern, mass to form well-defined approach to airport.

Quercuus agriffolla, (California Live Oak), Aesculus california, (California Buckeye), Platanus racemosa. (Western Sycamore), Arbutus marina.

Neeson Road (See Section C & D)

Tall, columnar + Round Headed, 35' - 70'.

Curbside planting strip of 6 to 9 feet. Combine tall Columnar and Round-headed species to provide strong definition of southern edge of zones 1 and 2.

Platanus racemosa, (Western Sycamore), Fraxinus oregeona, (Oregon Ash), Lyonothamus floribundus, (Catalina Ironwood).

North Airport Road (See Section L)

Tall, Spreading, 35' - 70'.

Curbside planting strips of 7 feet with 14-foot median. Plant in informal, closely spaced pattern to produce windbreak appearance. Augment with similar plantings along adjoining golf course and business park frontage. Tree types should be substituted if needed to ensure root growth will not damage pavement and/or root guards should be installed.

Cupressus macrocarpa, (Monterey Cypress).

Zone 1 - Interior Roads (See Section K)

Round-headed or pyramidal, 25' - 35'.

4-foot curbside planting. Plant in formal, evenly spaced pattern, 25 to 35 feet on center.

Celtis, (Hackberry), Prunus ilicifolia, (Hollyleaf Cherry). Pyrus Calleryana, (Bradford Pear), Arbutus marina.

Central Quads fronting streets and related street frontage (See Section E)

Round-headed or pyramidal, 25' - 35'.

4-foot curbside planting strip. Formal placement 25 to 35 feet on center. Train to branch 10' - 12' from ground.

Pyrus Calleryana, (Bradford Pear), Arbutus marina.

Interior roads - Zones 3 (See Section H)

Round-headed, fan-shaped deciduous trees.

4-foot curbside planting strip; plant 25' - 35' on center. Trim to branch 12' to 14' from ground.

Celtis occidentaails, (common Hackberry); Carpenus belulus, (European Hornbeam).

North & Central Entrance Roads from Blanco Road (See Section I & J)

Round-headed pyramidal, 35' - 50'.

6-foot curb side planting strip each side plus 20 foot median.

Quercus agriffolia, (coastal Live Oak); Platanus racemosa, (Western Sycamore).

South Entrance Road from Blanco (along common boundary with MBEST Center (See Section G)

Tall, Columnar + Medium, Round-headed, 35' - 60'.

11-foot curb side planting strip each side plus 22 median. Use tall, columnar trees to define this major entrance. Complement with medium height and flowering trees. (To be coordinated with MBEST).

Prevailing species B Lyonothamus floribundus, (Catalina Ironwood); Platanus raacemosa, (Western Sycamore); Fraxinus oregona, (Oregon Ash).

Off-Street Parking Areas

Round-headed, broad-leafed evergreen and deciduous trees 25' - 50'.

Plant at a maximum distance of 40' on center. Train to form canopy and branch at 12'.

Pyrus calleryana, (Bradford Pear); Umbellularia California, (California Laurel) Arbutus marina.

15 foot or greater front setback

Grasses and low ground cover plus evergreen and deciduous trees, 15'—50'.

Plant trees consistent with adjoining parkway, i.e. formal or informal placement.

Use same species as adjoining parkway. Complement with ornamental, flowering species, e.g., Malus floribunda, (Crabapple), Arbutus marina.

10 foot front setback

Lawn or low ground cover, 4" — 18".

Maintain ground cover consistent with adjoining parkway. Maintain consistent ground cover along entire block frontage.

Drought-tolerant, dense ground covers.

(Amended during 2/07 supplement; Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.060 Signage.

Where provisions of this section differ from those of Chapter 17.59 of this title, provisions of this chapter shall apply. Signage shall comply with all other provisions of Chapter 17.59.

A.    General Standards and Guidelines. The following standards and those within Chapter 17.59 shall not apply to FAA required airport operational signs in the airport operational areas, e.g. near runways, taxilanes and/or ramps. Instead, such signs shall be governed by FAA requirements.

1.    Legibility. To ensure legibility, the copy area of a sign shall not exceed thirty percent of the total background area of the sign.

2.    Materials. Signs shall be constructed of permanent durable and color-fast materials.

3.    Illumination. All illuminated signs shall be designed and illuminated so that no direct light falls on adjacent properties or is directed toward the sky.

4.    Public Safety. No sign shall be permitted that, by virtue of the intensity, direction or color of its lighting or the placement of the sign, interferes with the operation of, or causes confusion to operation of aircraft or motor vehicles on adjoining roads.

5.    Maintenance. Permanent signs shall be maintained in a safe, attractive, and orderly condition.

6.    Removal. Upon termination of the lease of a use or vacation of a facility, signs related to that use or facility shall be removed.

7.    Prohibited signs. All signs other than those explicitly permitted in subsection D of this section, Permitted Signs, are prohibited.

8.    Design Compatibility. All signs on a given site shall have a consistent, integrated design that employs the same or complementary materials, colors, and type fonts. Signs shall be well coordinated with site landscaping, lighting and building architecture.

9.    All signage on the air side of site or structures shall comply with FAA standards.

B.    Definitions. Unless otherwise specified the following definitions shall apply to all signs within the Marina Municipal Airport and Airport Business Park.

“Applied letter sign” means a sign consisting of copy only (letters and symbols) with no frame or border in which the copy is either painted or applied directly in the form of cut-outs to the building exterior.

“Awning sign” means a sign integral with an awning.

“Background area of a sign” means the entire background area of a sign upon which copy could be placed.” In computing the background area of a sign, only the face seen from any one direction at a time shall be counted.

“Building complex sign” means a sign located on an access road or entrance drive, identifying groups of buildings served by that road or drive.

“Building identification sign” means a sign identifying the name and/or number of an individual building.

“Comprehensive signage program” means a program establishing the design characteristics of a coordinated set of signs for a single project or area.

“Copy area of sign” means the actual area of the sign copy applied to any background. In computing copy area, straight lines drawn closest to the copy extremities encompassing individual letters, words, or symbols shall be used.

“Directional sign” means a sign designed to guide or direct motorist or pedestrian traffic and identifying vehicular and pedestrian ingress and egress, internal circulation, and location and limitations of parking.

“Directory sign” means a sign identifying either the location of individual building in a complex of buildings or the tenants of a specific building.

“Monument sign” means a freestanding sign having either no supporting base or a supporting base with a minimum dimension of at least one-third of the maximum horizontal dimension of the sign and a vertical dimension of less than twenty percent of the maximum height of the sign.

“Sign area” means for applied letter signs, the copy area; for all other signs; the background area.

“Tenant identification sign” means a sign identifying the business occupants of a building or space within a building.

“Wall sign” means a sign affixed in any manner to the exterior wall of a building which does not project more than eight inches from the wall surface and does not extend above the parapet, eaves, or building facade to which it is attached.

“Window sign” means a sign affixed or applied to either the interior or exterior of a glazed surface such that the sign background remains transparent and the sign copy is visible from areas accessible to the public.

C.    Comprehensive Signage Program.

1.    A comprehensive signage program shall be prepared and submitted in conjunction with each project application involving either a multi-tenant structure or a number of buildings associated as one complex. The program submitted shall address all signs to be used, including but not limited to signs identified in subsection D of this section, Permitted Signs, below. The comprehensive signage program shall conform to all provisions of this section. For all signs, the size, placements, materials, colors, illumination, and other design characteristics not specified in this section shall be determined at time of approval of the comprehensive signage program by the architectural and site design review board. The comprehensive signage program shall contain the following:

a.    A site plan and building elevations identifying the location of all signs.

b.    Design drawings for each sign or type of sign, specifying the dimensions, materials, type of construction, illumination, size of sign copy, and details necessary to determine the appropriateness of the signage.

2.    Once a comprehensive signage program is approved, all signs in that project shall conform to the program.

3.    Specific dimensional limitations specified in the following conditions may be waived upon determination by the architectural and site design review board that the submitted sign(s) meet the intent of the standards and guidelines and result in a both a functionally and aesthetically superior design.

D.    Permitted Signs.

1.    Temporary signs. All temporary signs including real estate, construction and special events signs shall be consistent with the Chapter 17.59 of this title.

2.    Directional Signs. Provision and positioning of directional signs is essential to ensure safe vehicular and pedestrian movements. The city shall conduct a careful analysis of vehicular and pedestrian traffic. This analysis shall identify locations at which traffic movement decisions must be made are to be identified and assign appropriate signage provided at these decision points. The directional signs shall conform to the following conditions:

a.    Have a height not greater than fifty-four inches nor less than thirty-six inches and width not greater than forty inches;

b.    Be illuminated if the on-site facilities will be used during non-daylight hours; and

c.    Be consistent in lettering size and font, color, and materials and complimentary to the streetscape, landscaping, and street furniture within the public right-of-way.

3.    Building Complex Sign. One monument sign serving as a building complex sign shall be permitted at the entrance or approach to building complexes or other major public facilities and shall conform to the following conditions:

a.    The height of the sign shall not exceed sixty-six inches from finished grade;

b.    The maximum width of any one vertical surface shall not exceed eight feet;

c.    The letters should not be less than eight inches in order to be legible to approaching motorist;

d.    Sign copy shall be limited to the name and/or logo of the complex or major facility;

e.    Sign should be perpendicular to approaching traffic with clear line-of-sight from approach road, except that a sign may be placed at a forty-five degree angle to the road at limited appropriate locations, such as a four way intersection;

f.    Sign copy may be placed on all surfaces of the sign; and

g.    Sign may be illuminated, either from the exterior or interior, and the source of illumination concealed from view.

4.    Motorists Directory Sign for Building Complex. Sites with two or more buildings may have a monument sign, identifying by name or number buildings, major tenants. Sign shall comply with the following conditions:

a.    The height of the sign shall not exceed sixty inches from finished grade;

b.    The maximum width of any one vertical surface shall not exceed six feet;

c.    Sign copy shall be limited to thirty percent or less of the sign area; and

d.    Letter height shall not exceed five inches and copy should be designed to be legible to motorists entering the site.

5.    Building Identification and Pedestrian Directory Sign. Each building may have one wall sign and one monument sign, each containing the building name or number and logo, and one monument or wall sign serving as a directory sign shall comply with the following conditions:

a.    Wall sign serving as a building identification sign shall not exceed one percent of the surface area of the facade to which it is attached except in Zone A-1, which is governed by subsection (D)(7) of this section;

b.    Wall sign serving as a directory sign shall maintain a scale consistent with the building to which it is attached and in no case exceed a total of sign area of ten square feet; and

c.    Monument sign serving as building identification sign shall not have height exceeding sixty inches from finished grade or a width greater than sixty inches.

6.    Tenant Identification Signs.

a.    Each ground-level tenant in a multi-tenant building shall be permitted one wall sign or awning sign consistent with the following conditions:

i.    Sign area is not greater than three percent of the area of the first floor portion of the facade occupied by the establishment; and

ii.    Sign shall be located at a height no greater than eight feet from finished grade.

b.    Additionally, establishments providing retail goods, personal and professional services, or restaurant accommodations to the general public are permitted one window sign with a sign area not greater than eight square feet.

c.    An establishment located above the ground floor shall be permitted one identification sign consisting of either a wall sign or awning sign provided that:

i.    The sign is located on the first floor portion of the building facade; and

ii.    The sign is within ten feet of the street level entrance serving the establishment.

7.    Wall Signs in Zone A-1. Applied signs with a sign copy not exceeding fifteen percent of the exterior wall to which the letters or symbols are affixed are permitted in Zone A-1. Sign copy is limited to the building name, building number, logo of the primary tenant or combinations thereof. Such signs are permitted on all exterior surfaces. Use of bold and simple san-serif letters and intense colors are encouraged.

8.    Public-Serving Directional Signs. Permanent monument signs at approaches and entrances to the Marina Municipal Airport and Business Park identifying the airport and/or major destinations, areas, and significant tenants and providing supplementary directional information. Such signs shall be permitted in public rights-of-way at locations identified in the directional sign analysis (see subsection (D)(2) of this section) pursuant to the following provisions:

a.    Sign copy shall be limited to the words “Marina Municipal Airport” or other title selected by the city to identify the municipal airport and associated business park, a specific logo designed for the airport, and the names of major facilities, areas, or significant tenants.

b.    Such sign may be either: (i) a monument sign not exceeding sixty-six inches in height from the finished grade or a width greater than twelve feet or (ii) a pilaster sign with a height not greater than twelve feet and width not greater than thirty percent of the height when viewed from any one direction.

c.    Letter height shall be scaled to be legible to approaching motorist taking into account differences in travel speed on the various approach routes.

d.    Sign copy shall not exceed thirty percent of sign area to promote legibility.

e.    All other public street identification, directional, and traffic control signage shall be consistent with a common design for similar signage throughout the city. Sign lettering font, color, and materials shall be consistent with other directional signage within the airport and business park. (Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.070 Utilities.

General standards and guidelines:

A.    All new utility connections and services for electricity, gas, telephone, television, and other line carried forms of communication shall be located underground.

B.    All related equipment pertaining to the above utilities such as transformers shall be located back of the street sidewalks and provided with landscape or other form of screening. (Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.080 Lighting.

General standards:

A.    All new exterior lighting within the airport planning area shall be designed so as to create no glare or interference with aircraft in flight. Such lighting shall be constructed and located so that only the intended area is illuminated and off-site glare is fully controlled. The lighting shall be arrayed in such a manner that it cannot be mistaken for airport approach or runway lights by pilots. Project lighting plans shall be approved by the airport manager or his/her designee.

B.    Exterior lighting should accomplish a generally subdued and uniform lighting pattern with a minimum potential for glare with combinations of multiple indirect lighting sources as opposed to fewer, more powerful direct lighting sources.

C.    Where direct lighting sources cannot be avoided, such as on pole mounted fixtures in parking lots, diffusers shall be incorporated into the design of the fixture and the lighting source as well as the diffuser shall be mounted above or flush with an opaque fixture housing.

D.    General site and parking lot lighting should tend towards warmer color spectrum which is typical of incandescent and sodium-vapor lighting sources.

E.    Light sources which tend towards more white, daylight, or cooler colors in light spectrum should be limited to locations where a more accurate color rendition is important such as at building entrances and exits (for security reasons), or the lighting of signs, or the lighting of unique or special building or site features.

F.    The lighting plan should be considered together with the landscaping plan and the effect of proposed planting, particularly the impact of proposed trees upon the effectiveness of proposed lighting.

G.    Landscape plantings and solid fencing at the perimeter of the project site should be incorporated into the design of the lighting plan as an additional means of limiting light related impacts on surrounding property, particularly light-sensitive land uses such as residential areas and native habitat.

H.    Street lighting shall be installed pursuant to a set of common design standards approved by the city council. (Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)

17.28.090 Definitions.

A.    Use Group Definitions—Aviation Related.

“Air freight operations” means uses engaged primarily in the transportation of goods by air and requiring on-site-enclosed storage facilities and docking and parking facilities accommodations for associated ground transportation vehicles.

“Aircraft repair and maintenance” means uses providing repair and maintenance services of aircraft or aircraft parts. For sites with direct access to aircraft operating areas such uses shall be those requiring direct aircraft access.

“Aircraft sales and leasing” means uses engaged in the sale and/or leasing of aircraft or aircraft parts and equipment.

“Airport ground support safety and operation services” means uses include fire fighting and aeronautical operations and other similar operations required for the safety of airport users and tenants.

“Airport-serving public parking” means parking facilities available for general public with no more than ten percent of the spaces provided reserved for specific airport tenants.

“Airport-serving transportation services” means uses engaged in transportation of persons or goods to or from the Marina Municipal Airport or other regional airports and related facilities such as parking, storage of transport vehicles, and incidental maintenance of such vehicles inside a building. Facilities for the storage or warehousing of goods for transportation are excluded except where incidental to the use.

“Airport terminal facilities” means facilities including offices for administration of airport related activities, lounges for general public and transient users of the airport, distribution of airport related information or providing other similar services to airport users and visitors.

“Aviation-based services” means aviation based services are those which rely on aircraft for services such as aerial photography, flight instruction, aerial ambulance services, aviation retail sales and require apron front sites or close proximity to such sites.

“Aviation fuel facilities” means facilities for the storage, sale of fuel and oil for aircraft use, and the refueling of aircraft.

“Aviation-related manufacturing, assemblage, research” means uses including manufacturing, fabrication, assemblage of aircraft or aircraft parts or components and research and development activities related to the design, manufacturing, or operation of aircraft.

“Aviation storage - type 1" means T-hangers accommodating small aircraft. Typically hanger modules are approximately forty feet by forty-two feet.

“Aviation storage - type 2" means box hanger accommodating small to medium sized private and corporate aircraft. Box hangers need only a taxi lane on one side with hanger modules ranging from sixty feet by sixty feet to one hundred feet by one hundred feet.

“Fixed base operation (FBO, includes comprehensive and limited service)” means a duly licensed commercial aviation business authorized written agreement with the airport owner to provide aeronautical activities at the airport. An FBO can provide aviation services to based and transient aircraft including, but not limited to, aircraft fueling, flight training, sales, air taxi, charter servicing. By definition, an FBO has a “fixed base” of operations, i.e. a hangar or shop on the airport, approved for commercial operations. (Note: Certain FBO’s do not require direct aviation access - some office uses for aviation FBO operations can be located in non-aviation land use areas.)

B.    Use Group Definitions—Non Aviation Related.

“Automobile rental” means uses consisting of rental of automobiles to private individuals or businesses on a daily or weekly basis and associated maintenance activities and parking. Uses are to be primary provided for the convenience of air travelers using the Marina Municipal Airport or tenants of the Marina Business Park and UC MBEST Center and their clients or visitors.

“Business support services” means uses include the provision, primarily to firms rather than individuals, of services of clerical, employment, protection, or minor processing nature including multi-copy and blueprint service.

“Commercial recreation” means uses including recreational activities conducted indoors or outdoors including athletic clubs, swimming pools, tennis and other court games and performance types of recreation associated with public assemblage such as cinemas and live theaters.

“Construction services” means services typically performed off-premises by construction contractors or any trades involved in building construction or maintenance including plumbing, electrical, painting, roofing, carpentry with on-site-enclosed storage of materials.

“Convenience consumer sales and services” means retail outlets engaged in provision of frequently or reoccurring needed personal items or shops providing services to individuals employed or visiting the Airport and Business Park and immediate environs. Uses includes small grocery, drug, sundries stores, small shops selling food and/or beverages to be consumed off-site and services such as barber and beauty shops, photo processing, and repair of small articles such as shoes, watches, and apparel, and banking and real estate operations. Uses excludes repair of major appliances and business equipment.

“Gasoline sales” means uses primarily engaged in the retail sale of petroleum products with incidental sale of tires, batteries and automotive replacement parts, lubricating services and minor repair services.

“General Office” means facilities accommodating office type operations including administrative services, and professional services such as those by engineers, lawyers, architects, and accountants.

“Light-impact manufacturing, assemblage, processing” means uses such as small-scale light manufacturing, fabrication, processing, assembling, packaging or treatment of specialized goods, custom equipment or components, including, but not limited to custom equipment and machinery, nontoxic computer equipment, scientific instruments, art objects, and handcrafted goods whose operations do not produce noise, vibration, dust, or other emissions which would adversely impact adjoining properties or uses.

“Lodging” means hotel or motels guest rooms and associated services including restaurant and other food services, meeting rooms and conference space, and indoor and outdoor recreation facilities intended primary for use by guests.

“Public parking” means indoor or outdoor parking available to the general public with or without a fee and operated by either a public or commercial entity.

“Research and development” means primary research, development and/or controlled production or testing of high-technology electronic, biological, industrial or scientific products, or processes, which may include information technology.

“Restaurants, beverage and other food sales” means uses including the sale of food and beverages in a ready-to-consume state, provided the foods or beverages are served and consumed within the building or in a designated outdoor dining area on the same site. Uses providing prepared foods primarily for consumption off-site are excluded.

“Temporary storage” means storage of such items as construction equipment, building materials, and vehicles with construction or placement of buildings limited to temporary structures without permanent foundations, and screened consistent with the intent of Section 17.28.040(B).

“Transportation services” means uses engaged in commercial transportation of persons not necessarily associated with the Marina Municipal Airport, and related facilities such as parking, storage of transport vehicles, and incidental maintenance of such vehicles inside a building. Facilities for the storage or warehousing of goods for transportation are excluded except where incidental to the use.

“Warehousing and distribution” means uses including storage and distribution of finished goods, foodstuffs, semi-refined products requiring further processing or fabrication to retailers, wholesalers or manufacturers. Self-storage warehouses rented to individuals are excluded. (Ord. 2003-06 § 1 (part), 2003: Ord. 2000-10 § 1 (part), 2000)