Chapter 19.44
COMMERCIAL AND OFFICE ZONES

Section:

19.44.010   Purpose, applicability

19.44.020   Commercial/office zone land uses and permit requirements

19.44.030   Commercial and office zone general development standards

19.44.040   DN district special standards.

19.44.010 Purpose, applicability.

   This chapter provides regulations applicable to development and new land uses in the commercial zoning districts established by Section 19.40.010. The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows.

   A.   OR (Office Residential) District. The OR zoning district is applied to areas of existing and future office and residential development. The district permits office/residential mixed-use development in areas where retail and other community commercial uses are not appropriate. The density range for residential development within the OR district is 6 to a maximum of 20 dwelling units per acre. The OR zoning district is primarily intended to implement the Office Mixed Use land use designation of the General Plan.

   B.   OC (Office Commercial) District. The OC zoning district is applied to areas appropriate for administrative, financial, business, professional, medical, and public offices, together with supporting commercial uses. The density range for residential development within the OC district is 6 to a maximum of 20 dwelling units per acre. The OC zoning district is primarily intended to implement the Office Mixed Use land use designation of the General Plan.

   C.   CN (Neighborhood Commercial) District. The CN zoning district is applied to areas appropriate for retail sales, businesses, institutions, and services serving the daily needs of nearby residents. This district may also permit mixed-use developments with residential uses above the ground floor. Vertical or horizontal mixed use is required on sites of two acres or greater. The density range for residential development within the CN district is 6 to a maximum of 22 dwelling units per acre. The CN zoning district is primarily intended to implement Neighborhood Commercial land use designation of the General Plan.

   D.   CC (Community Commercial) District. The CC zoning district is applied to areas appropriate for a wide range of retail businesses. This district also accommodates mixed-use developments with residential uses above the ground floor. The residential density range for mixed use development in the CC zoning district is 6 to a maximum of 22 units per acre. The CC zoning district is primarily intended to implement the Commercial Mixed Use land use designation of the General Plan.

   E.   DN (Downtown North) District. The DN zoning district is applied to the central downtown area north of 6th Street. Appropriate uses include a wide range of retail, personal service, educational, cultural, and recreational uses, with office and residential uses above the ground floor. The density range for residential development within the DN district is 6 to 22 units per acre. The DN zoning district is primarily intended to implement the Commercial Mixed Use land use designation of the General Plan. The DN zoning district permits development of retail or other uses that contribute to increased pedestrian activity on the ground-floor and requires use permit approval for other ground- floor uses.

   F.   DS (Downtown South) District. The DS zoning district is applied to the central Downtown area south of 6th Street. Appropriate uses may include a wide range of retail with limited commercial service and auto-oriented uses. Residential uses above the ground floor are allowed at a density range of 6 to a maximum of 22 units per acre. The DS zoning district is primarily intended to implement the Commercial Mixed Use land use designation of the General Plan.

   G.   CS (Commercial Services) District. The CS zoning district is applied to areas appropriate for commercial businesses not allowed in other commercial areas because they attract high volumes of vehicle traffic or may have adverse impacts on other surrounding uses. The CS zoning district is primarily intended to implement the Commercial Services land use designation of the General Plan.

   H.   CR (Regional Commercial) District. The CR zoning district is applied to sites appropriate for larger retail and service businesses that serve residents from the City and the region. Mixed-use projects integrating office or residential uses are allowed. The density range for residential development within the CR district is 6 to a maximum of 50 units per acre. The CR zoning district is primarily intended to implement the Regional Commercial land use designation of the General Plan.

(Ord. 2185; Ord. 2223, 2427 §16, 2440 §25)

19.44.020 Commercial/office zone land uses and permit requirements.

   Table 4-6 identifies the uses of land allowed by these Regulations in each office and commercial zoning district, and the land use entitlement required to establish each use.

   Where the last column of the table (“Subject to Standards in Section/Chapter”) includes a section or chapter number, the regulations in the referenced section/chapter apply to the use; however, provisions in other sections/chapters may apply as well.

(Ord. 2205; Ord. 2223; Ord. 2231; Ord. 2272; Ord. 2340; Ord. 2406, 2427 §17, Ord. 2519, §16)

TABLE 4-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL ZONING DISTRICTS

LAND USE (1)	PERMIT REQUIREMENT BY ZONE								Subject to Standards in Section/ Chapter:
	OR	OC	CN	CC	DN	DS	CS	CR
AGRICULTURAL, RESOURCE & OPEN SPACE USES
Plant nurseries			UP	UP		UP	P	P
Community gardens	P	P	P	P	P	P	P	P	19.76.190
MANUFACTURING & PROCESSING
Beverage products, small scale, 2,500 sf max.				P		UP	P	P
Cannabis distributor							P		19.75
Cannabis manufacturer							P(9)		19.75
Food products, small scale, 2,500 sf max.				P		UP	P	P
Handicraft industries, small scale manufacturing						P(2)	P(2)
Laundries and dry cleaning plants							UP
Manufacturer taproom				P(5)			P(5)	P(5)	19.76.200
Printing and publishing				UP		UP	P
Recycling - Large collection facility							UP
Recycling - Small collection facility			P(3)	P(3)	P(3)	P(3)	P(3)	P(3)	19.60.060
Wholesaling and distribution							P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Cardrooms				UP	UP	UP	UP	UP	5.32
Churches/places of worship	UP	UP	UP	P(5)	P(5)	P(5)	P(5)	P(5)
Community centers/pavilions			UP	UP	P(4) (5)	P(4) (5)	P(5)	P(5)
Health/fitness clubs	UP	UP	UP	P	P(4)	P(4)	P	P
Indoor amusement/entertainment			UP	P	UP	UP	P	P
Libraries and museums	UP	P	UP	P	P	P	P	P
Membership organization facilities				UP	P(4)	P(4)	P	P
Nightclubs				UP	UP	UP	P(5)	P(5)	19.76.200
Outdoor commercial recreation		UP	UP	UP			UP	UP
Private residential recreational facilities	UP		UP	UP	P(4)	P(4)	UP	UP
Recreational vehicle (RV) parks							UP
Schools - Public and private	UP	UP	UP	UP	UP	UP	UP	UP
Schools - Specialized education and training	UP	P	UP	P	P(4)	P(4)	P	P
Temporary uses	TU	TU	TU	TU	TU	TU	TU	TU	19.22
Theaters, auditoriums and meeting halls			UP	P(5)	P(5)	P(5)	P(5)	P(5)
RESIDENTIAL USES
Assisted living facilities for the elderly	UP	UP	UP	UP	P(4)	P(4)	UP	UP
Caretaker and employee housing							UP
Emergency shelters	UP	UP		UP			UP
Home occupations	P	P							19.20
Household pets	P	P	P	P	P	P	P	P	19.76.040
Live/work	P(4)	P(4)	P(4)	P(4)	P(4)	P(4)	P(4)	P(4)
Mobile home parks							UP
Multi-family housing	P	P	P	P	P(4)	P(4)		P
Residential accessory uses and structures	P								19.76.020
Residential care homes, 6 or fewer clients	P	UP	P	UP			UP	UP
Residential care homes, 7 or more clients	UP	UP	UP	UP			UP	UP
Rooming and boarding houses	UP	UP	UP		P(4)	P(4)
Single-family housing	P		P(4)	P(4)
Single-room occupancy (SRO) housing			P(4)	P(4)	P(4)	P(4)	P	P(4)	19.76.140
Temporary emergency shelters	P	P	P	P	P	P	P	P	19.22
Transitional and supportive housing	UP	UP	P(4)	P(4)	P(4)	P(4)		P(4)
Two-family housing/duplexes	UP	UP	P(4)	P(4)	P(4)	P(4)
RETAIL TRADE USES
Accessory retail uses	P	P	P	P	P	P	P	P	19.76.020
Alcoholic beverage establishments			UP	P(5)	P(5)	P(5)	UP	P(5)	19.44.040 19.76.200
Auto, mobile home and vehicles sales				UP		UP	P	P
Auto parts sales without repair			UP	P		UP	P	P
Auto parts sales with repair				UP		UP	P	P
Building material stores				P			P	P
Cannabis retailer - storefront				UP			UP	UP	19.75
Cannabis retailer - delivery only		P		P			P		19.75
Drive-in and drive-through sales		UP	UP (6)	UP		UP (8)	UP	UP	19.76.070
Drug stores/pharmacies, 4,000 sq. ft. or less	P	P	P	P	P	P	P	P
Drug stores/pharmacies, more than 4,000 sq. ft.			UP	P	UP	P	P	P
Farm equipment and supplies sales							P	UP
Furniture, furnishings, and equipment, 2500 sq. ft. or less			P	P	P	P	P	P
Furniture, furnishings, and equipment, 2500 sq. ft. or larger			UP	P	UP	UP	P	P
Grocery stores, 4,000 sq. ft. or less	P	P	P	P	P	P	P	P
Grocery stores, 4,000 to 40,000 sq. ft.			UP	P	UP	P	P	P
Grocery stores, 40,000 sq. ft. or larger			UP	P	UP	UP		P
Liquor stores - limited hours			P	P	UP	P	P	P
Liquor stores			UP	P	UP	UP	P	P
Outdoor retail sales and activities			P	P			P	P	19.76.120
Outdoor retail sales, temporary	TU	TU	TU	TU	TU	TU	TU	TU	19.22
Pet shops			UP	P		UP	P	P
Restaurants, 5,000 sq. ft. or less	P	P	P	P	P	P	P	P
Restaurants, accessory, less than 5% of floor area	P	P	P	P	P	P	P	P
Restaurants, 5,000 sq. ft. or larger	UP	UP	UP	P	P	P	P	P
Restaurant with full bar			UP	P(5)	P	P	P(5)	P(5)	19.76.200
Retail stores, general merchandise, 2,500 sq. ft. or less			P	P	P	P	P	P
Retail stores, general merchandise, 2,500 sq. ft. or larger			UP	P	P	P	P	P
Shopping centers, 200,000 sq. ft. or less			PD	P				P
Shopping centers, 200,000 sq. ft. or larger				P				P
Tasting rooms			P	P	P	P	P	P
Walkup sales windows using public sidewalk	P	P	P	P	UP	UP	P	P
Warehouse retail stores				UP			P	P
SERVICES USES
Automated teller machines (ATMs), non-drive thru	P	P	P	P	P	P	P	P
Banks and credit unions, 3000 sq. ft. or less	P	P	P	P	P	P	P	P
Banks and credit unions, 3,000 sq. ft. or larger		P	P	P		UP	P	P
Bed and breakfast inns, 1 to 5 guest rooms	UP		UP	UP	UP	UP	UP	UP	19.76.050
Business support services		P	P	P	P(4)	P(4)	P
Cannabis testing laboratory		P		P			P		19.75
Car wash facility				UP			P	P
Car wash facility, self-service			UP	P			P	P
Catering services			UP	P	UP	UP	P
Community social services	UP	UP		UP	UP (5)	UP	UP	UP
Construction or contractor’s yard							P
Day care facilities, child/adult day care center	UP	UP	UP	UP	UP	UP	UP	UP
Day care facilities, large family day care homes	UP	UP	UP	UP	UP	UP	UP	UP	19.76.060
Day care facilities, small family day care homes	UP	UP	UP	UP	UP	UP	UP	UP
Drive-in and drive-through services		UP	UP(7)	UP			UP	UP	19.76.070
Financial services	P	P	P	P	P(4)	P		P
Gas station			UP	UP		UP	UP	UP	19.76.090
Hotel or motel				UP	UP	UP	P	P
Kennels and animal boarding							UP	UP
Medical offices	P	P	P	P	P(4)	P(4)		P
Medical services - Clinics and labs	P(5)	UP		P	UP	P(4)	P	P
Medical services - Extended	UP	UP		UP				UP
Medical services - Hospitals		UP
Mortuary/funeral home				P		UP	P	P
Offices, accessory to primary use			P	P	P	P	P	P
Offices, business and professional	P	P	P	P	P(4)	P(4)		P
Offices, temporary	TU	TU	TU	TU	TU	TU	TU	TU	19.22
Personal services 2,500 sq. ft. or less	P	P	P	P	P	P	P	P
Personal services, 2,500 sq. ft. or larger	UP	UP	UP	P	P	P	P	P
Printing and publishing - Computer/electronic				P	UP	UP	P	P
Public safety and utility facilities	UP	UP	UP	UP	UP	UP	UP	UP
Rental, indoor - small			UP	P	UP	P(4)	P	P
Rental, outdoor - large				UP			UP	UP
Repair/maintenance - Consumer products, 2,500 sq. ft. or less	P		P	P	P(4)	P(4)	P	P
Repair/maintenance - Consumer products 2,500 sq. ft. or larger	P		UP	P	P	P	P	P
Repair/maintenance - Vehicle				UP		UP	P	P
Research and development (R&D)	UP	UP		P	P(4)	P(4)	P	P
Storage, accessory only	P	P	P	P	P	P	P	P
Storage, outdoor				P			P	P	19.60.060
Storage, personal storage facility			UP	UP			P	UP
Storage, second floor or above	P	P	P	P	P	P	P	P
Veterinary clinics & animal hospitals, indoor			UP	P			P	P
Veterinary clinics & animal hospitals, outdoor			UP	UP			UP	UP
Walkup service windows using public sidewalk	P	P	P	P	UP	UP	P	P
Warehousing							P
TRANSPORTATION & COMMUNICATION USES
Alternative fuel/recharging facilities			UP	P	UP	P	P	P
Broadcast studios		P (10)	P (10)	P (10)	P (2)	P (2)	P (10)		19.78
Heliports							UP
Parking facilities/vehicle storage				UP	UP	UP	UP	UP
Pipelines and utility lines	P	P	P	P	P	P	P	P
Telecommunications facilities		P/UP	P/UP	P/UP	P/UP	P/UP	P/UP	P/UP	19.78
Transit stations and terminals		UP	UP	UP	UP	UP	P	UP

 

KEY TO PERMIT REQUIREMENTS

 

Symbol	Permit Requirement	Procedure is in Section/chapter:
P	Permitted use, zoning clearance required.	19.16.070
UP	Conditional use, use permit required.	19.24
PD	Conditional use, planned development permit required.	19.28
TU	Temporary use.	19.22
	Use not allowed. (See Section 19.02.020(E) regarding uses not listed.)

 

Notes:

(1)   See Chapter 19.04 for definitions of the listed uses.

(2)   With accessory retail use on site.

(3)   Permitted only as accessory use and subject to an administrative use permit in compliance with Chapter 19.25.

(4)   Use allowed only on second floor or above, or in basements. A use permit is required for ground-level occupancy, except for accessible units required by the Building Code, which are allowed by right.

(5)   Businesses within 300 feet of a residential district which operate between the hours of 10 p.m. to 6 a.m. or allow amplified music require use permit approval.

(6)   Drive-in and drive-through sales of pharmaceuticals incidental to the operation of drug stores/pharmacies may be allowed with a use permit in the CN Zoning District. No other drive-in or drive-through sales shall be permitted in the CN Zone.

(7)   Drive-in and drive-through services incidental to the operation of banks and financial services may be allowed with a use permit in the CN Zoning District. No other drive-in or drive- through services shall be permitted in the CN Zone.

(8)   Use only allowed on sites immediately adjacent to State Route 32 that take vehicle access no closer than 100 feet from State Route 32 travel way, and site design must provide for multi- modal access.

(9)   Manufacturing involving non-volatile manufacturing techniques, and premises under 5,000 s.f. permitted; Manufacturing involving volatile manufacturing techniques, and/or premises of 5,000 s.f. or greater requires use permit approval.

(Ord. 2427 §17, Ord. 2440 §26, Ord. 2459 §1, Ord. 2461 §3, Ord. 2494 §23, Ord. 2504 §§2, 3, Ord. 2519 §16, Ord. 2553 §2, Ord. 2580 §11; Ord. 2600)