Chapter 17.52
OFFICE COMMERCIAL (ZONE C-2)

17.52.010 Intent and Purpose

The Office Professional (C-2) Zone is established to create, preserve and enhance areas for businesses and professions which provide services primarily from offices and maintain no stock of goods for retail trade. This district provides an opportunity for the grouping of businesses, professions and other services having related and compatible functions, which may serve a local, community or regional market area. The number of customer visits would be less frequent and traffic generation more moderate than for retail commercial uses. This district is also intended to provide a transition or buffer between more intensive retail and service centers and residential land uses or between major arterials and adjacent residential neighborhoods.

17.52.020 Locational Criteria

The C-2 zone designation is appropriately located based upon the following criteria.

A.    The area is substantially occupied or will be occupied by a relatively contiguous grouping of service establishments which conduct their operations in offices. The designation is not intended for “spot” zoning of single uses or parcels.

B.    The area is located on the edge of a more intensive commercial district, along major streets, or between highways and adjacent residential uses.

C.    The area can physically accommodate office 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.    The location shall be consistent with the General Plan commercial siting criteria and other applicable policies, and the land use designation of OC (Office Commercial). In some cases, the C-2 zone may be found consistent with the BP (Business Park) designation, provided that comprehensive planning has been approved in accordance with the General Plan policies for the BP designation.

17.52.030 Uses Permitted Without Planning Approval

The following uses are allowed in the C-2 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, amended 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.)

17.52.040 Uses Permitted Subject to Administrative Approval by the Planning Director

The following uses are permitted in the C-2 zone, subject to the provisions of the Zoning Ordinance as specified in this Section.

A.    Trailer coaches, motor homes or manufactured homes on active construction sites for security personnel, subject to approval of a Temporary Use Permit pursuant to PMC 17.27.030(B)(3).

B.    Temporary office modules on active construction sites, subject to approval of a Temporary Use Permit pursuant to PMC 17.27.030(B)(4).

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

D.    Special events, subject to approval of a Special Event Permit pursuant to PMC 17.27.030(A)(2).

17.52.050 Uses Permitted Subject to Site Plan Review Approval

The following uses are permitted in the C-2 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.    Services provided to individuals or businesses of a professional or administrative nature, which may include both smaller branch offices serving the local population or larger offices serving a regional or national market area:

1.    Professional services, including:

a.    Accounting, auditing and bookkeeping services.

b.    Attorneys and legal services.

c.    Counseling. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

d.    Engineering, architectural and planning services.

e.    Medical and dental laboratories.

f.    Medical services, outpatient, including urgent care centers.

g.    Physicians, surgeons, chiropractors, osteopathic physicians, dentists, oral surgeons, orthodontists, and other medical specialists.

h.    Prescription pharmacy and optical services.

i.    Veterinarians (small animals), pursuant to PMC 17.92.040.

2.    Business services, including:

a.    Advertising.

b.    Blueprinting and photocopy.

c.    Business and management.

d.    Collection agencies.

e.    Consulting.

f.    Design and decorator business primarily serving business customers rather than individuals.

g.    Detective and protective services.

h.    Employment agencies.

i.    Graphic design services.

j.    Mailing and parcel delivery.

k.    Message service.

l.    Repossession service.

m.    Sign painting and lettering.

n.    Stenographic, secretarial, and clerical.

o.    Telephone exchanges, call centers and answering services. (Zoning Ordinance Amendment 00-03, adopted by City Council August 2, 2000).

p.    Telephone marketing solicitation.

q.    Typesetting and printing.

3.    Financial and real estate services, including:

a.    Banks, savings and loans, and credit unions offering a full range of financial services and accredited by appropriate agencies (drive-through facilities subject to PMC 17.92.010).

b.    Commodity services.

c.    Holding and investment services.

d.    Insurance carriers, agents and brokers.

e.    Notary public.

f.    Real estate agents and brokers.

g.    Real estate developers and builders (office only).

h.    Title abstracting.

4.    Repair and maintenance services, including:

a.    Business equipment repair and servicing.

b.    Computer and electronics repair.

c.    Janitorial and cleaning services.

d.    Photographic equipment repair.

5.    Food services, including:

a.    Catering services.

b.    Coffee shops.

c.    Delicatessens and sandwich shops.

d.    Doughnut shops.

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

f.    Ice cream and yogurt shops.

g.    Restaurants (Zoning Ordinance Amendment 15-01, adopted by City Council September 2, 2015.)

6.    Personal services, including:

a.    Apparel repair, alterations and tailoring.

b.    Barber and beauty shops.

c.    Dry cleaners and launderers.

d.    Locksmith.

e.    Shoe repair and shoe shine.

f.    Travel agencies.

g.    Watch, clock and jewelry repair.

h.    Massage services and massage establishments, when conducted pursuant to PMC 5.04.560. (Zoning Ordinance Amendment 96-3, adopted by City Council January 8, 1997.)

7.    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.    Trade, technical and vocational schools (excluding truck driving schools).

c.    Traffic schools.

8.    Miscellaneous services, including:

a.    Administrative offices.

b.    Adoption agencies.

c.    Business or trade association offices. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

d.    Employment agencies.

e.    Conference and meeting facilities. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

f.    Parking lots and structures, commercial off-site, pursuant to PMC 17.87.050.

g.    Professional membership organizations.

B.    Retail sales of items intended to serve the office and professional users primarily intended for the C-2 zone, provided that this zone is not intended to be developed as a retail center and retail uses should not be the predominant use in the zone:

1.    Art, drafting and graphics supplies.

2.    Books.

3.    Computers and accessories, sales and service.

4.    Florist shops.

5.    Gift shops.

6.    News stands.

7.    Office furniture and equipment.

8.    Pharmacies.

9.    Photographic equipment and supplies.

10.    Stationery and office supplies.

C.    Public, quasi-public and institutional uses of a scale compatible and consistent with the intent of the C-2 zone, including:

1.    Court facilities.

2.    Fire stations.

3.    Government administrative offices (office use only).

4.    Homeless shelters, pursuant to PMC 17.94.040. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

5.    Libraries.

6.    Museums.

7.    Parking lots

8.    Parks, and open space (excluding lighted playfields).

9.    Post office.

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

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

12.    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.)

17.52.060 Uses Permitted Subject to Approval of a Conditional Use Permit

A.    Premises in Zone C-2 may be used for the following purposes, provided a permit has first been obtained pursuant to the provisions of Chapter 17.22 PMC, Conditional Use Permits.

1.    Alcohol & drug treatment facilities in accordance with the provisions of PMC 17.91.130 herein. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

2.    Automobile repair, light.

3.    Automobile rental and leasing.

4.    Automobile service stations, pursuant to PMC 17.92.110.

5.    Bars and nightclubs, pursuant to PMC 17.92.070. (Zoning Ordinance Amendment 15-01, adopted by City Council September 2, 2015.)

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

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

8.    Civic, social, service and labor organizations.

9.    Colleges and universities.

10.    Convenience stores, pursuant to PMC 17.92.090.

11.    Convalescent care facilities.

12.    Drive through restaurants, pursuant to PMC 17.92.010.

13.    Gas stations.

14.    Health clubs, fitness centers and gymnasiums.

15.    Helistops.

16.    Hospitals.

17.    Hotels and motels.

18.    Large residential care facilities also known as Assisted living facilities, pursuant to PMC 17.91.110. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.) (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

19.    Mortuaries (excluding crematorium facilities).

20.    Restaurants, bona fide pursuant to PMC 17.92.070. (Zoning Ordinance Amendment 15-01, adopted by City Council September 2, 2015.)

17.52.070 Accessory Uses and Structures Permitted

The following accessory uses and structures are permitted in the C-2 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 seating or amenity areas, including but not limited to gazebos, arcades, fountains, seats or benches, trash receptacles, art works or other landscape focal points, and kiosks providing directions or public information, in accordance with 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.    Small collection facilities, pursuant to PMC 17.97.050.

3.    Trash compactors, pursuant to PMC 17.85.020.

4.    Reverse vending machines, pursuant to PMC 17.97.040. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

C.    Amusement machines

Not more than four (4) amusement machines may be permitted as an accessory use within a primary use in the C-2 zone, except that no amusement machines may be permitted within a convenience store.

D.    Services provided to meet the needs of employees on site, including employee cafeterias, day care centers, health clubs, exercise tracks, gymnasiums or work out rooms, and similar uses. For purposes of calculating permitted floor area ratio, these uses may be exempted from the calculation.

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

F.    Health facilities, mobile.

G.    Newspaper dispensing devices, pursuant to PMC 12.08.030.

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

I.    Massage, when permitted with the primary business of a health club, fitness center and gymnasium, a hotel with over one hundred (100) rooms, a barber and beauty shop, or physician’s, surgeon’s, chiropractor’s, osteopath’s, or physical therapist’s medical practice, pursuant to PMC 5.04.560 and 17.92.140.

J.    Corporate Massage, when permitted with a primary commercial business, pursuant to PMC 5.04.560 and 17.92.140.

K.    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.)

L.    Co-located Small Wind Energy Systems pursuant to PMC 17.99.010. (Zoning Ordinance Amendment 09-02, adopted by City Council November 4, 2009.)

17.52.080 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-2 zone, pursuant to PMC 17.24.120.

17.52.090 Standards of Development

Premises in Zone C-2 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-2 shall have a minimum lot area of not less than twenty thousand (20,000) 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-2 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-2 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-2 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 three (3) stories or forty-five (45) feet. The maximum height of accessory structures shall not exceed one story or seventeen (17) feet.

2.    Maximum lot coverage

No lot or parcel of land in Zone C-2 shall have a lot coverage by buildings or structures in excess of eighty (80) percent of the lot area.

3.    Maximum floor area ratio

The ratio of total floor area to total lot area shall not exceed 1.0 (one hundred percent).

E.    Off-street parking and loading

Each lot or parcel of land in Zone C-2 shall have off-street parking and loading facilities as prescribed in Chapter 17.87 PMC (Off-Street Parking and Loading).

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 needs 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-2 shall be located wholly within an enclosed building 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.