Chapter 20.86


20.86.010    INTENT.


20.86.040    CONDITIONAL USES.

20.86.050    PROHIBITED USES.


20.86.070    DESIGN STANDARDS.



20.86.100    SIGN STANDARDS.

20.86.010 INTENT.

The intent of the freeway corridor (FC) zone is to identify areas for commercial activities that will typically be region-serving in nature and scale. Uses in the zone benefit from high visibility from freeways serving the region, incorporate signage legible to fast-moving traffic, provide large areas for parking, and may include large-scale structures and/or outdoor display or storage areas. Design standards, buffering and/or other techniques are used to mitigate the effects of the intense uses allowed in the FC zone on less intense adjacent uses. (Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)


In the freeway corridor zone all uses are permitted outright except for those uses set forth as conditional uses per BMC 20.86.040, and those uses prohibited per BMC 20.86.050. (Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)


A conditional use permit, which is approved pursuant to BMC 20.58.020, may permit the following uses:

(a)    Heavy industrial/manufacturing, provided:

(1)    All standards of the noise levels ordinance, Chapter 6.32 BMC, are met;

(2)    No unshielded light or glare will be visible during periods of darkness in a residential zone;

(3)    No odor, dust or smoke byproduct will be clearly detectable on any adjacent or adjoining commercial or residential lot;

(4)    The applicant can demonstrate that the use will not significantly detract from the visual character of the area as seen from public rights-of-way or any adjacent lot. Unkept or unsightly storage, refuse, yard, or equipment areas are elements with the potential to negatively impact visual character.

(b)    Adult business per BMC 20.46.110.

(c)    Group residential facility – Class II, provided:

(1)    The facility will not create an operational conflict with the efficiency of large-scale freeway-oriented commercial use; and

(2)    Neighborhood Protection Area. A site containing a Class II facility shall not be located within eight hundred eighty (880) feet from any parcel containing an existing residential use, including multifamily and single-family units. The protection area shall not be applied to the residential uses on the east side of Highway 3. (Ord. 5369 §4, 2019: Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 5177 §4, 2012: Ord. 4950 §8 (Exh. A) (part), 2005)


The following uses are prohibited in the freeway corridor zone:

(a)    Residential, as a primary or secondary use, except for Class II group residential facilities as a conditional use per BMC 20.86.040;

(b)    Recreational vehicle park;

(c)    Junk yard;

(e)    Motion picture theater;

(d)    Any use with significant adverse impacts on less intense uses in neighboring residential zones, determined by the City by having any combination of the following criteria:

(1)    Noise Encroachment. Generation of sound not meeting the provisions of the noise levels ordinance, Chapter 6.32 BMC;

(2)    Light/Glare Encroachment. Unshielded glare visible during periods of darkness in an adjacent residential zone;

(3)    Odor, Dust or Smoke Encroachment. Emission of an odor, dust or smoke byproduct clearly detectable in any residential zone. (Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)


Lot development requirements shall be in accordance with the following standards unless allowed for by law otherwise:

(a)    Minimum front yard setback: twenty (20) feet;

(b)    Minimum side yard setback: zero (0) except when adjacent to the low or medium density residential zones where a ten (10) to twenty (20) foot visual screen is required pursuant to BMC 20.50.050(b);

(c)    Rear yard setback: zero (0) except when adjacent to the low or medium density residential zones where a ten (10) to twenty (20) foot visual screen is required pursuant to BMC 20.50.050(b);

(d)    No maximum building coverage, except all setback and landscaping requirements shall be met;

(e)    No maximum development coverage, except all setback and landscaping standards shall be met;

(f)    Maximum building height: sixty (60) feet. (Ord. 5364 §9, 2018: Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 5046 §26, 2008; Ord. 4950 §8 (Exh. A) (part), 2005)


The following design standards shall be applied to all new structures and redeveloped structures. Residential development of three (3) units or fewer are exempt from this section. When development involves the remodel or expansion of existing structures, the Director may modify these requirements to reasonably fit the scope and scale of the remodel or expansion.

(a)    Primary Design Features. The following criteria shall be applied to all primary building facades and facades facing public streets:

(1)    Top and Base. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line.

(2)    Blank Facades. Building facades shall not present a blank facade to view from public rights-of-way. Such facades may be broken by windows, trellises, columns, variations in plane, or other devices that add variation and interest to the facade.

(3)    Curb Cuts. The number of curb cut site entries from public rights-of-way shall be limited to the minimum number of curb cuts required for safe and efficient vehicle circulation into and out of the site.

(b)    Secondary Design Features. Two (2) secondary design features are required from the following list:

(1)    Multiple Roof Lines. Structures shall have at least three (3) horizontal roof lines, as viewed from the front facade.

(2)    Modulation. The horizontal plane of the front facade shall not extend for more than one hundred (100) feet, as measured from any one (1) point of the structure, without a significant architectural variation of at least five (5) feet in depth.

(3)    Facade Materials. At least three (3) different facade materials shall be incorporated into the exterior appearance of the structure (wood, brick, stucco, tile, shingles, other).

(4)    Weather Protection. Recessed or protruding building features, of no less than four (4) feet in depth, which extend along at least fifty (50) percent of the front facade. (Ord. 5319 §16, 2017: Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)


Parking shall meet the standards of Chapter 20.48 BMC. (Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)


Landscaping shall meet the standards of Chapter 20.50 BMC and the following requirements:

(a)    Buffers and screening adjacent to rights-of-way. All off-street parking areas, vehicle storage areas, and outdoor storage or work areas, except for those areas for display of vehicles or products for sale or lease, shall be screened or buffered from public rights-of-way by any combination of the following:

(1)    Five (5) foot wide landscaped buffer with evergreen hedge or other screen plantings of a size that will provide an immediate effective visual screen having a minimum height of five (5) feet;

(2)    Solid fence or wall a minimum of five (5) feet in height unless modified by the City to correct a visibility obstruction; or

(3)    An earthen berm planted with grass, shrubs, or other groundcover and having an effective visual height of at least five (5) feet;

(b)    Buffers or screening between commercial uses. The City may determine that landscape buffering or screening is required along an interior property line shared by commercial uses in cases where a higher intensity use such as light or heavy manufacturing/industry abuts a commercial use that is frequently visited by members of the public. Such buffering or screening is intended to minimize potential conflicts. (Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)


Signs shall meet the standards of Chapter 20.52 BMC. For freestanding signs, the maximum size and height standards of Figure 20.52(a) shall apply. (Ord. 5301 §3 (Exh. B) (part), 2016: Ord. 4950 §8 (Exh. A) (part), 2005)