Chapter 17.51
LIGHT COMMERCIAL (ZONE C-1)

17.51.010 Intent and Purpose

The Light Commercial (C-1) Zone is established to create, preserve and enhance areas for convenience shopping, where residents can purchase daily or frequently used necessities, household goods and personal services in relative proximity to their neighborhood. Commercial establishments in this zone include food stores, drugstores, small specialty stores, and personal services. Some professional and government offices may be appropriate where these uses would either serve the surrounding residential neighborhood or would generate a limited amount of traffic. The Neighborhood Commercial Zone should be located and designed so as to be compatible with adjacent residential neighborhoods.

17.51.020 Locational Criteria

The C-1 zone designation is appropriately located based upon the following criteria.

A.    The area consists or will consist of a compact group of stores or offices which will generally be located on fifteen (15) or less acres and will provide convenience goods and services to meet the short term needs of households in nearby neighborhoods.

B.    The area is located on an arterial street at the periphery of a neighborhood or at an intersection which carries substantial neighborhood traffic.

C.    The area can physically accommodate shopping and service facilities and all required parking, loading, circulation and landscape requirements; is suitable for the concentration of large numbers of persons; and is supported by adequate infrastructure.

D.    New designations of Light Commercial zoned districts should be located at least one half (1/2) mile from any other shopping area or commercial designation.

E.    The location shall be consistent with the General Plan commercial siting criteria and other applicable policies, and the land use designation of NC (Neighborhood Commercial).

17.51.030 Uses Permitted Without Planning Approval

The following uses are allowed in the C-1 Zone without zoning clearance or other planning approval, except as required by State law.

A.    Field, tree, bush, berry and row crops, including nursery stock, as an interim use, provided that no permanent structures are constructed, and provided that no sludge and/or biosolid material shall be applied to any land as a soil amendment. (Zoning Ordinance Amendment 97-1, adopted by City Council August 13, 1997.)

B.    Riding, hiking and bicycle trails and appurtenant facilities.

C.    Storage, temporary, of materials and equipment used in construction of public or private improvements, provided that all such items are stored on the construction site and pose no traffic hazard or other adverse impact on surrounding properties.

D.    Temporary and permanent facilities for detention, retention and conveyance of stormwater runoff.

E.    Small-scale solar energy systems as an accessory use on a lot containing a permitted principal use. (Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011.)

17.51.040 Uses Permitted Subject to Administrative Approval by the Planning Director

The following uses are permitted in the C-1 Zone, subject to the provisions of the Zoning Ordinance as specified in this Section.

A.    Special events pursuant to PMC 17.27.030(A).

B.    Minor communication facility pursuant to PMC 17.95.040. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

C.    Temporary uses pursuant to PMC 17.27.030(B)(1) through (4).

17.51.050 Uses Permitted Subject to Site Plan Review Approval

The following uses are permitted in the C-1 Zone subject to Site Plan Review approval, except that when such a use is proposed to be established in an existing building and does not constitute a change from the previous use of said building, the requirement for Site Plan Review may be waived by the Planning Director through issuance of a Zoning Clearance, pursuant to PMC 17.26.030.

A.    Retail sale of goods generally characterized by relatively short-term utility or consumption, including the following:

1.    Automotive parts (new retail only).

2.    Bakeries, including baking only when incidental to retail sales from the premises.

3.    Bicycles, parts and accessories.

4.    Book stores.

5.    Confectionery and candy stores.

6.    Cosmetics and accessories.

7.    Drug stores and pharmacies.

8.    Florist shops.

9.    Gift shops.

10.    Grocery stores, food, meat and produce markets, excluding convenience stores.

11.    Hardware stores.

12.    Hobby, yarn and craft shops.

13.    Jewelry stores.

14.    Newsstands.

15.    Pet shops and supplies.

16.    Photographic equipment, processing and supply stores.

17.    Small-scale furniture stores of six thousand (6,000) square feet or less.

18.    Specialty clothing shops.

19.    Stationery stores.

20.    Variety stores.

21.    Video rental and sales.

B.    Provision of services which are typically needed frequently and which primarily serve the needs of individuals and households rather than businesses:

1.    Food services, including:

a.    Coffee shops.

b.    Delicatessens and sandwich shops.

c.    Doughnut shops.

d.    Fast food restaurants (excluding drive-through windows).

e.    Ice cream and yogurt shops.

f.    Restaurants (Zoning Ordinance Amendment 15-01, adopted by City Council September 5, 2015)

2.    Personal and repair services, including:

a.    Apparel repair, alterations and tailoring.

b.    Barber and beauty shops.

c.    Bicycle repair.

d.    Dry cleaners and launderers serving the general public (not businesses).

e.    Furniture repair and upholstery.

f.    Laundries, self-service.

g.    Locksmith.

h.    Mail and photocopy services.

i.    Pet grooming

j.    Photographic studios and processors (still photography only). (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

k.    Radio, television and stereo repair.

l.    Repair and service of any article whose sale is permitted in this zone.

m.    Shoe repair.

n.    Small appliance repair.

o.    Studios for performing arts and martial arts.

p.    Suntan parlors.

q.    Travel agencies.

r.    Watch, clock and jewelry repair.

3.    Financial and real estate services, including:

a.    Banks, savings and loan institutions, and credit unions offering a full range of financial services and accredited by applicable agencies; branch offices of a scale compatible with surrounding neighborhoods (drive-through facilities subject to PMC 17.92.010).

b.    Escrow companies.

c.    Holding and investment services.

d.    Insurance offices

e.    Mortgage services.

f.    Notary public.

g.    Real estate offices.

4.    Educational services, including:

a.    Day care facility, commercial, pursuant to PMC 17.92.120. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

b.    Studios for the performing arts or martial arts.

5.    Medical and professional services of a small scale which meet the intent of the C-1 zone, including:

a.    Accountants, tax preparers and financial advisors.

b.    Chiropractors.

c.    Dentists.

d.    Physicians.

C.    Public, quasi-public and institutional uses of a scale compatible and consistent with the intent of the C-1 zone, including:

1.    Branch libraries.

2.    Fire stations.

3.    Post office.

4.    Transit-related facilities such as boarding areas and park-and-ride lots.

5.    Utility facilities, buildings and equipment, excluding sewage pumping stations and treatment plants and major communication facility. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997. Zoning Ordinance Amendment 18-002, adopted by City Council July 10, 2018.)

17.51.060 Uses Permitted Subject to Approval of a Conditional Use Permit

A.    Premises in Zone C-1 may be used for the following purposes, provided that a permit has first been obtained pursuant to the provisions of Chapter 17.22 PMC, Conditional Use Permits.

1.    Automobile repair, light.

2.    Automobile service stations, pursuant to PMC 17.92.110.

3.    Businesses otherwise permitted in the C-1 zone operating 24 hours a day. (Zoning Ordinance Amendment 97-2 adopted by City Council June 11, 1997.)

4.    Car washes, express, pursuant to PMC 17.92.170. (Zoning Ordinance Amendment 12-001, adopted by City Council May 2, 2012.)

5.    Convenience stores, pursuant to PMC 17.92.090.

6.    Drive through restaurants, pursuant to PMC 17.92.010.

7.    Gas Stations. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

8.    Health clubs, fitness centers and gymnasiums. (Zoning Ordinance Amendment 07-01, adopted by City Council January 2, 2008)

9.    Purchase and sale of secondhand tangible personal property, incidental to a primary use permitted within the C-1 zone, pursuant to PMC 17.92.150. (Zoning Ordinance Amendment 10-01, adopted by City Council August 4, 2010.)

10.    Religious assembly uses pursuant to PMC 17.94.010. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

11.    Restaurants, bona fide pursuant to PMC 17.92.070. (Zoning Ordinance Amendment 15-01, adopted by City Council September 5, 2015.)

17.51.070 Accessory Uses and Structures Permitted

The following accessory uses and structures are permitted in the C-1 zone, provided that such uses are established on the same lot or parcel of land as the permitted principal use, and that such accessory uses are incidental to and do not substantially alter the character of the principal use.

A.    Structures and features associated with pedestrian or customer seating or amenity areas, including but not limited to gazebos, arcades, fountains, seats or benches, outdoor eating areas, trash receptacles, art works or other landscape focal points, pursuant to PMC 17.92.020.

B.    Areas designated and designed for the temporary storage of trash and recyclable materials, including the following:

1.    Recycling containers, pursuant to PMC 17.85.030.

2.    Reverse vending machines, pursuant to PMC 17.97.040.

3.    Small collection facilities, pursuant to PMC 17.97.050.

4.    Trash compactors, pursuant to PMC 17.85.020.

C.    Amusement machines

Not more than four (4) amusement machines may be permitted as an accessory use within a primary use in the C-1 zone, except that no amusement machines may be permitted within a convenience store.

D.    Information kiosks, pursuant to PMC 17.88.050(F).

E.    Newspaper dispensing devices, pursuant to PMC 12.08.030.

F.    Wire services for money transfer and Automated Teller Machines (ATM’s).

G.    Massage, when permitted with the primary business of a barber and beauty shop, a suntan parlor, or physician’s medical practice, pursuant to PMC 5.04.560 and 17.92.140. (Zoning Ordinance Amendment 96-3, adopted by City Council January 8, 1997.)

H.    Car washes, automated as an accessory use to a gas station or automobile service station. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

17.51.080 Similar Uses Permitted by Planning Director Determination

The Planning Director may determine that an unlisted use is similar to and not more objectionable to the general welfare than those uses specifically listed in the C-1 Zone, pursuant to PMC 17.24.120.

17.51.090 Standards of Development

Premises in Zone C-1 shall be subject to the development standards prescribed in this Section and those standards contained in Division 8, General Standards of Development.

A.    Lot area

Each lot or parcel of land created in Zone C-1 shall have a minimum lot area of not less than five thousand (5,000) square feet net, or the number following the zoning symbol (if any), whichever is greater.

B.    Lot width

None required except as otherwise provided in PMC 17.81.020, Lot Width.

C.    Building setbacks

Except as otherwise required in Chapter 17.83 PMC, setbacks in Zone C-1 shall be as follows:

1.    Setbacks along public and private streets for commercial buildings. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

All commercial, public/institutional, and office buildings shall maintain a minimum building setback measured from the public right-of-way (or the edge of the curb for private streets) to the nearest edge of the building as follows except as otherwise provided in this Ordinance or in an adopted comprehensive development plan:

a.    Arterials: A minimum building setback of thirty (30) feet, including a minimum of twenty feet (20') of landscaping along all designated arterials. Arterials are defined by the General Plan Circulation Element and indicated on the City’s Circulation Plan Map.

b.    Local and collector streets: A minimum building setback of twenty (20) feet, including a minimum of ten (10) feet of landscaping shall be provided along local and collector streets, both public and private. Except where a commercial use is separated from a residential use or district by a local or collector street, then the minimum building setback from such street shall be twenty (20') feet and shall include a minimum landscape setback of fifteen (15') feet.

c.    Freeway: Within commercial zones, a minimum building setback of twenty (20) feet, which shall be landscaped, shall be provided along a freeway frontage.

2.    Interior side yards (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Each lot or parcel of land in Zone C-1 shall provide a minimum twenty (20) foot wide building setback with a minimum ten (10) foot wide landscape strip along side property lines which are contiguous to property designated or used for agricultural, institutional, single-family or multi-family residential uses, pursuant to PMC 17.83.030

3.    Interior rear yard (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Each lot or parcel of land in Zone C-1 shall provide a minimum twenty (20) foot wide building setback with a minimum ten (10) foot wide landscape strip along rear property lines which are contiguous to property designated or used for agricultural, institutional, single-family or multi-family residential uses, pursuant to PMC 17.83.030.

4.    Setbacks for accessory structures

Setbacks for accessory structures shall be provided pursuant to PMC 17.82.020.

D.    Building height and coverage

1.    Building height

The maximum height of a primary structure, as measured in accordance with PMC 17.16.020, shall not exceed two (2) stories or thirty-five (35) feet. The maximum height of accessory structures shall not exceed two (2) stories or thirty-five (35) feet.

2.    Maximum lot coverage

No lot or parcel of land in Zone C-1 shall have a lot coverage by buildings or structures in excess of fifty (50) percent of the lot area.

3.    Maximum floor area ratio

The ratio of total floor area to total lot area shall not exceed .5 (fifty percent).

E.    Off-street parking and loading

Each lot or parcel of land in Zone C-1 shall have off-street parking and loading facilities as prescribed in Chapter 17.87 PMC, Off-Street Parking.

F.    Signs

Signs shall comply with the provisions of Chapter 17.88 PMC.

G.    Trash enclosures

An adequate number of trash enclosures shall be provided on site to meet the need of each development, in accordance with PMC 17.85.010.

H.    Special development standards

1.    Each use in this zone shall be established and operated in accordance with Chapter 17.84 PMC, Performance Standards.

2.    All display and storage in Zone C-1 shall be located wholly within an enclosed area except for the following:

a.    Florist shops

3.    Fences and walls shall be in conformance with the standards prescribed in PMC 17.83.030 and 17.86.040. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

4.    Landscaping and screening shall be in conformance with the standards prescribed in Chapter 17.86 PMC.