Chapter 18.42
COMMERCIAL AND MEDICAL/PROFESSIONAL OFFICE DISTRICTS

Sections:

18.42.010    Purpose.

18.42.020    Characteristics of the commercial and medical/professional office districts.

18.42.030    Allowed land uses and permit requirements.

18.42.040    Development standards.

18.42.050    Major development projects.

18.42.010 Purpose.

The purpose of this chapter is to establish commercial and office zoning districts in the city, along with allowed use and development standards applicable to those districts. These districts are consistent with and implement the city’s general plan commercial and medical/professional office land use categories as shown in Table 18.42.030-1. (Ord. 738 § 1 (Exh. A) (part), 2013).

18.42.020 Characteristics of the commercial and medical/professional office districts.

The following descriptions of each commercial and medical/professional office zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

A.    Neighborhood Commercial (NC) Zoning District. The NC district is applied to areas where there is a high concentration of housing to support the neighborhood center concept in the city’s general plan by providing commercial uses that serve daily needs (e.g., retail and personal services) within close proximity to residential uses. This zoning district encourages development that is pedestrian-oriented and is well connected to surrounding residential neighborhoods.

B.    Highway Service Commercial (HSC) Zoning District. The HSC district is consistent with the highway service commercial land use designation in the general plan. This district is applied to locations along highways and is intended to provide businesses and services to meet the needs of the traveling public.

C.    Downtown Core (DC) Zoning District. The DC district is consistent with the downtown core land use designation in the general plan. The purpose of the DC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The DC district is intended to guide and regulate commercial development within the historic downtown area.

D.    General Commercial (GC) Zoning District. The GC district is consistent with the general commercial land use category in the general plan. The purpose of the GC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The GC district is intended to guide and regulate general commercial development.

E.    Medical/Professional Office (MPO) Zoning District. The MPO district is consistent with the medical/professional office land use designation in the general plan. The purpose of the MPO district is to provide for concentrations of hospitals, medical facilities, auxiliary uses, and medical services and to encourage the orderly and harmonious development of these facilities, which are performing services for residents of the city as a whole. The MPO district is intended to guide and regulate medical, professional office, and similar and compatible development. (Ord. 738 § 1 (Exh. A) (part), 2013).

18.42.030 Allowed land uses and permit requirements.

Table 18.42.030-1 below identifies allowed uses and corresponding permit requirements for the commercial and medical/professional office districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The special use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: “AR” symbolizes uses permitted through administrative review, “P” symbolizes uses allowed by right, “CUP” symbolizes uses that require approval of a conditional use permit, and “N” symbolizes uses that are not permitted.

 

Table 18.42.030-1 Permitted Use Matrix for Commercial and Medical/Professional Office Districts 

 

Commercial and Medical/Professional Office Zoning Districts (See Section 18.42.020 for descriptions)

 

Special Use Regulations

 

 

NC

HSC

DC

GC

MPO

 

Residential Uses

Duplexes (joint use)1

CUP

N

CUP

N

N

 

Group care facility (large)2

N

N

N

N

CUP

 

Group care facility (small)2

CUP

N

N

CUP

CUP

 

Live/work units3

CUP

CUP

CUP

N

N

 

Multiple-family units (joint use)1

CUP

N

CUP

N

N

 

Recreation, Education, and Public Assembly Uses

Child-care center

CUP

CUP

N

CUP

CUP

Chapter 18.63

Civic use4

N

CUP

P

P

P

 

Community center4

N

CUP

P

P

P

 

Community garden and/or farmer’s market

AR

CUP

CUP

CUP

CUP

 

Country club and related uses

CUP

CUP

N

CUP

N

 

Drug and alcohol treatment facilities

N

N

N

CUP

CUP

 

Golf driving ranges

CUP

CUP

N

CUP

N

 

Information centers

P

P

P

P

N

 

Mortuaries

N

N

CUP

CUP

N

 

Parks, plazas, and playgrounds

P5

CUP5

P5

P5

CUP5

 

Places of assembly (large, 10,000 sf or more)

CUP

CUP

CUP

CUP

N

 

Place of assembly (small, less than 10,000 sf)

P

N

CUP

P

N

 

Public art6

CUP

CUP

CUP

CUP

CUP

Chapter 18.73

Public facility

N

P

P

P

N

 

Schools (private)

N

N

N

CUP

N

 

Schools (public)

N

N

N

CUP

N

 

Utility, Transportation, and Communication Uses

Communication equipment buildings

N

CUP

N

N

N

 

Electric substations

N

CUP

N

CUP

N

 

Public utility structures

N

N

N

N

CUP

 

Public utility yards

N

N

N

CUP

N

 

Transit station/park and ride lots

P

P

N

N

N

 

Retail, Service, and Office Uses

Accessory massage establishment

P

P

P

P

P

 

Alcoholic beverage sales7

CUP

CUP

CUP

CUP

N

 

Art, antique, collectibles

P

P

P

P

CUP

 

Artisan shops

P

P

P

P

CUP

 

Auctions (indoor only)8

CUP

CUP

N

CUP

N

 

Banks and financial services

P

P

P

P

P

 

Bars and cocktail lounges, accessory9

CUP

P

CUP

CUP

N

 

Bars, cocktail lounges

CUP

CUP

CUP

CUP

N

 

Bed and breakfast inns

P

P

CUP

CUP

N

 

Building supply (large)

N

P

N

CUP

N

 

Building supply (small)

P

P

CUP

P

N

 

Business support services

P10

P10

P10

P10

P10

 

Cannabis dispensary

N

N

N

N13

N

 

Equipment sales and rental

CUP

CUP

CUP

CUP

N

 

Gun shops

CUP

CUP

CUP

CUP

N

 

Hospitals

N

CUP

N

N

P

 

Hotels/motels

P

P

CUP

P

CUP

 

Independent stand-alone massage establishment

N

N

P

P

N

 

Indoor amusement/entertainment facility

P

P

P

CUP

N

 

Indoor recreation and fitness

P

CUP

P

P

CUP

 

Itinerant/mobile vendors

N

N

N

N

N

 

Manufactured home sales, new

N

CUP

N

CUP

N

 

Medical and dental laboratories

CUP

CUP

CUP

P

P

 

Medical and dental offices

P

CUP

P

P

P

 

Medical clinics11

CUP

CUP

CUP

P

P

 

Nightclubs

CUP

CUP

CUP

CUP

N

 

Nurseries, for sale only

CUP

CUP

CUP

CUP

N

 

Nurseries, includes growing of nursery stock

CUP

CUP

CUP

P

N

 

Office, accessory

P

P

P

P

P

 

Outdoor markets, sales establishments

CUP

CUP

CUP

CUP

N

 

Personal services

P

CUP

P

P

CUP

 

Private clubs

CUP

CUP

CUP

CUP

N

 

Professional offices

P

P

P

P

P

 

Recreational vehicle park

N

CUP

N

N

N

 

Restaurants, no drive-thru service

P

P

P

P

CUP

 

Restaurants, with drive-thru service

AR

AR

AR

AR

CUP

 

Retail, accessory

CUP

P

P

CUP

N

 

Retail, general

P

P

P

P

CUP

 

Retail, big-box (>80,000 sq. ft.)

N

CUP

N

CUP

N

 

Secondhand stores

AR

AR

AR

AR

AR

 

Service, accessory

CUP

P

CUP

CUP

N

 

Tattoo parlors

CUP

CUP

CUP

CUP

N

 

Telephone answering services

N

CUP

N

N

CUP

 

Temporary uses

see note

see note

see note

see note

see note

Chapter 18.90

Theaters, not including drive-in

CUP

CUP

CUP

CUP

N

 

Tobacco shops

CUP

CUP

CUP

CUP

N

 

Veterinary clinics, small animal only

CUP

CUP

CUP

CUP

N

 

Wholesale commercial uses

CUP

CUP

CUP

CUP

N

 

Automobile and Vehicle Uses

Auto part sales

P

P

CUP

P

N

 

Auto rental agencies

N

CUP

CUP

CUP

N

 

Auto sales, new and used

N

CUP

N

CUP

N

 

Car washing and detailing

N

CUP12

N

CUP12

N

 

Fuel station

N

CUP

CUP

CUP

N

 

Parking garages and lots

N

N

CUP

CUP

CUP

 

Recreational vehicle sales

N

CUP

N

CUP

N

 

Small vehicle sales and rental

N

CUP

N

CUP

N

 

Vehicle services (major)

N

N

N

N

N

 

Vehicle services (minor)

N

N

N

CUP

N

 

Vehicle storage (large)

N

CUP

N

CUP

N

 

Vehicle storage (small)

N

AR

CUP

AR

AR

 

Industrial, Manufacturing, and Processing Uses

Data center

N

N

N

CUP

N

 

Storage, personal storage facility

N

N

N

CUP

N

 

Storage, warehouse (small)

N

N

N

CUP

N

 

Storage yard

N

N

N

N

N

 

Table Notes:

1.    When combined as a joint use (i.e., shops below and units above).

2.    Facility shall be state licensed.

3.    See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/work units.

4.    No significant storage or corporation yards permitted.

5.    Parks, plazas and other types of open space are only permitted as accessory to another use.

6.    Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.

7.    Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.

8.    Auctions are not to include animals and shall be conducted within an enclosed building only.

9.    Permitted when accessory to a hotel, motel, or restaurant.

10.    Any use involving potentially hazardous materials is subject to administrative review (AR).

11.    Includes laboratories that are ancillary to the primary use.

12.    Permitted without a use permit if ancillary to a fueling station.

13.    The city further identifies the parcels of land located within the city limits, south of Poppy Avenue, bounded by Poppy Avenue to the north, Highway 33 to the east, Bartch Avenue to the south, and the irrigation canal to the west, located in the general commercial zone, as an acceptable zone to establish a cannabis dispensary, subject to a conditional use permit, and located at least three hundred feet from a residentially zoned district.

(Ord. 807 § 1, 2017; Ord. 802 § 2, 2017; Ord. 738 § 1 (Exh. A) (part), 2013).

18.42.040 Development standards.

The following development standards are applicable to the commercial and medical/professional office districts. These standards, along with other development standards (e.g., landscaping requirements, signs, parking standards) in this title and city-adopted design guidelines, are intended to assist property owners and project designers in understanding the city’s minimum requirements and expectations for high quality development.

Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office Districts 

Commercial and Medical/Professional Office Districts (See Section 18.42.020 for descriptions)

 

NC

HSC

DC

GC

MPO

Density (units per gross acre)1

Minimum

3.1

n/a

12.1

n/a

n/a

Maximum

10.0

n/a

20.0

n/a

n/a

Lot Coverage

Minimum floor area ratio

0.5

Maximum floor area ratio

1.0

0.4

2.0

0.4

0.4

Maximum impervious surface

75%

80%

100%

80%

75%

Setbacks

Front yard (minimum)

no min.

10'

no min.

no min.

15'

Front yard (maximum)3

10'

n/a

10'

n/a

n/a

Side yard (minimum)4

no min.

10'

no min.

no min.

5'

Rear yard (minimum)4

no min.

10'

no min.

no min.

10'

Lot Area (minimum SF)5

Lot area

2,000 sf

5,000 sf

2,000 sf

5,000 sf

5,000 sf

Lot Dimensions (minimum)

Width

no min.

no min.

no min.

no min.

no min.

Depth

no min.

no min.

no min.

no min.

no min.

Height (maximum)6

Building/Structure

2 stories (35')

3 stories (50')

3 stories (45')

2 stories (35')

2 stories (35')

Landscaping

See regulations in Chapter 18.78

Lighting

See regulations in Chapter 18.80

Fences, Walls, and Screening

See regulations in Chapter 18.70

Parking and Loading

See regulations in Chapter 18.76

Signs

See regulations in Chapter 18.82

Projections and Encroachments

See regulations in Chapter 18.60

Table Notes:

1.    Project may be eligible for a bonus as described in Chapter 18.88.

2.    The maximum impervious surface ratio may be exceeded by a factor of five percent if other LID provisions are implemented (see Chapter 18.78 (Landscaping)). See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60 (General Development Standards).

3.    No parking shall be placed between the building and the front property line.

4.    Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.

5.    For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.

6.    See Chapter 18.60 (General Development Standards) for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).

(Ord. 738 § 1 (Exh. A) (part), 2013).

18.42.050 Major development projects.

For major development projects as defined in Chapter 18.98, application shall be made for planned development approval. Project review shall include, but shall not be limited to, architecture, site plan, consistency with goals and objectives of the general plan and environmental and economic impacts on the community. In addition, such large-scale development shall be fully consistent with the community design guidelines and downtown physical design plan, adopted October 2002, as may be amended from time to time. Exception: Projects within the West Patterson business park master plan area shall not be subject to this requirement.

Major development projects as defined at Chapter 18.98, once constructed, shall be maintained and kept in appearance as if in full operation, notwithstanding any cessation of business, abandonment or change in operation or ownership. This shall include but shall not be limited to landscaping, graffiti removal, painting, grounds and parking lot maintenance, lighting and other visual aspects of the project site. (Ord. 767 (part), 2014).