14-2H-3: USE STANDARDS:

   A.   Purpose:

      1.   It is the intent of this section to establish appropriate standards for location, design, and operation of uses to assure that they will be developed in a manner consistent with the purpose of the Form-Based Zone where they are allowed.

      2.   This section provides additional standards for certain uses and activities to ensure compatibility with site features and existing uses.

    B.   Allowed Uses:

      1.   Uses Allowed:

         a.   Table 14-2H-3B-1 (Uses) indicates for each Form-Based Zone whether a principal land use is permitted (P), allowed with provisions (PR), or allowed by special exception (S). Specific land uses are grouped into the categories and subgroups listed in Table 14-2H-3B-1 (Uses).

         b.   Table 14-2H-3B-1 (Uses) includes cross-references to applicable specific use standards for each use. Where necessary and appropriate, the cross-reference indicates the conventional zone use standards that must be followed.

         c.   Each use listed in Table 14-2H-3B-1 (Uses) is defined in Chapter 4 (Use Regulations) of Title 14 (Zoning Code). If a use is only applicable within areas established in compliance with this Article, the use is defined in Chapter 14-9 (Definitions).

      2.   Accessory Uses Allowed:

         a.   Table 14-2H-3B-2 (Accessory Uses) indicates for each Form-Based Zone where accessory uses are allowed.

         b.   Table 14-2H-3B-2 (Accessory Uses) includes cross-references to applicable specific use standards for each use. Where necessary and appropriate, the cross-reference indicates the conventional zone use standards in Title 14 (Zoning Code) that apply.

Table 14-2H-3B-1: Uses
Use Categories	T3NE	T3NG	T3NG-O	T4NS	T4NS-O	T4NM	T4NM-O	T4MS	Specific Standards
Residential Uses
Household Living Uses
Detached Single-Family Dwellings	P	P	P	-	-	-	-	-
Detached Zero Lot Line Dwellings	PR	PR	PR	PR	PR	-	-	-	14-4B-4A-4
Group Households	PR	PR	PR	PR	PR	PR	PR	PR2	14-4B-4A-6
Live/Work	-	-	-	PR	PR	PR	PR	PR2	14-2H-3C-2
Missing Middle Housing	P	P	P	P	P	P	P	P2
Group Living Uses
Assisted Group Living	-	-	-	S	S	S	S	PR2	14-4B-4A-8(RM- 44)
Independent Group Living	-	-	-	-	-	S	S	S2	14-4B-4A-9(RM- 44)
Fraternal Group Living	-	-	-	-	-	S	S	S2	14-4B-4A-10(RM-44)
Commercial Uses
Eating and Drinking Establishments	-	-	PR/S1	-	PR/S1	-	PR/S1	P	14-4B-4B-10(CN-1)
Office Uses
General Office	-	-	P1	-	P1	-	P1	P
Medical/Dental Office	-	-	P1	-	P1	-	P1	P
Retail Uses
Sales Oriented	-	-	P1	-	P1	-	P1	P
Personal Service Oriented	-	-	P1	-	P1	-	P1	P
Alcohol Sales Oriented	-	-	-	-	S1	-	S1	S	14-4B-4B-15
Hospitality Oriented	PR	PR	PR	PR	PR	PR	PR	PR	14-4B-4B-18(CN-1)
Indoor Commercial Recreational Uses	-	-	-	-	-	-	-	PR/S	14-4B-4B-7
General Animal Related Commercial Uses	-	-	-	-	S1	-	S1	PR	14-4B-4B-2(CN- 1)
Commercial Parking	-	-	-	-	-	-	-	PR2	14-4B-4B-9
Institutional And Civic Uses
Community Service Uses
Community Service - Shelter	-	-	-	S	S	S	S	S2	14-4B-4D-5(RM-44)
General Community Service	-	-	-	S	S	S	S	PR	14-4B-4D-3(CN-1)
Day-care Uses	S	S	S	PR	PR	PR	PR	PR	14-4B-4D-7
Educational Facilities
General	S	S	S	PR	PR	PR	PR	PR	14-4B-4D-10
Specialized	-	-	-	-	-	PR	PR	PR	14-4B-4D- 12(CN-1)
Park And Open Space Uses	PR	PR	PR	PR	PR	PR	PR	PR	14-4B-4D-15
Religious/Private Group Assembly Uses	S	S	S	PR	PR	PR	PR	PR2	14-4B-4D-16(CO-1)
Other Uses
Temporary Uses	PR	PR	PR	PR	PR	PR	PR	PR	14-4D-2
Community Garden	PR	PR	PR	PR	PR	PR	PR	PR	14-2H-3C-1
Communication Transmission Facility Uses	PR	PR	PR	PR	PR	PR	PR	PR	14-4B-4E- 4a
Basic Utility Uses	-	-	-	PR3	PR3	PR3	PR3	-	14-4B-4D-1(CN-1)
1   Max 1,500 sf. per building; shall not be open to the public between the hours of 11:00 P.M. and 6:00 A.M.
2   Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from the front of the design site.
3   Use must be completely within enclosed building.

 

Table 14-2H-3B-2: Accessory Uses
Use Categories	T3NE	T3NG	T3NG-O	T4NS	T4NS-O	T4NM	T4NM-O	T4MS	Specific Standards
Accessory Dwelling Units (ADUs)1	PR	PR	PR	PR	PR	PR	PR	PR
Accessory Retail Sales	-	-	-	-	-	-	-	PR	14-4C-2B
Accessory Uses Within Parks And Open Spaces Uses	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2C
Bed And Breakfast Homestays	PR	PR	PR	-	-	-	-	-	14-4C-2D
Bed And Breakfast Inns	PR	PR	PR	-	-	-	-	-	14-4C-2E
Childcare Homes	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2G
Communication Towers, Antennas, And Satellite Recieving Devices	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2H (residential)
Daycare	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2I
Decks And Patios, Uncovered	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2J-2
Fences, Walls, And Hedges	PR	PR	PR	PR	PR	PR	PR	PR	14-2H-4B
Home Occupations	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2M
Mechanical Structures	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2N
Off Street Loading	-	-	-	PR	PR	PR	PR	PR	14-4C-2O
Outdoor Dumpster Areas	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2Q
Outdoor Lighting	PR	PR	PR	PR	PR	PR	PR	PR	14-4C-2R
Outdoor Service Areas	-	-	PR	-	PR	-	PR	PR	4-3-1 (RFC-G within 100' of a residential zone)
Swimming Pools, Hot Tubs, And Tennis Courts	PR	PR	PR	PR	PR	PR	PR	-	14-4C-2T (Residential Zones)
Signs	PR	PR	PR	PR	PR	PR	PR	PR	14-5B-8H
Small Wind Energy Conversion Systems	-	-	-	-	-	-	-	PR	14-4C-2Y (CC-2)
Rooftop Services Areas	-	-	-	-	-	-	-	PR	14-4C-2AA (CN-1)
1   ADUs attached to the primary building must comply with sub-section 14-4C-2A. ADUs that are detached from the primary building units must comply with the carriage house requirements, see sub-section 14-2H-6C.

 

   C.   Standards For Specific Uses:

      1.   Community Gardens:

         a.   General Standards:

            (1)   Only the following buildings and structures are allowed on-site:

               (a)   Stands for sale of produce grown on-site limited in size to one hundred twenty (120) square feet;

               (b)   Sheds for storage of tools limited in size to one hundred twenty (120) square feet;

               (c)   Greenhouses, consisting of buildings made of glass, plastic, or fiberglass in which plants are cultivated, limited in size to one hundred twenty (120) square feet and designed in compliance with setbacks for accessory structures; and

               (d)   Other small hardscape areas and amenities (including, but are not limited to, benches, bike racks, raised/accessible planting beds, compost or waste bins, picnic tables, seasonal farm stands, fences, garden art, rain barrels, and children's play areas).

            (2)   The combined area of all structures shall not exceed fifteen percent (15%) of the community garden site area.

            (3)   On-site storm water systems and irrigation shall be consistent with applicable City standards.

            (4)   See sub-section 14-2H-5H (Community Garden) for additional standards.

         b.   Limitations On Use:

            (1)   Retail is allowed on-site but only for retail of produce grown on-site.

            (2)   Outdoor storage of tools and materials is not permitted.

         c.   Maintenance Required: Maintenance of community gardens shall ensure that no conditions constituting a nuisance are created, including that water and fertilizer will not drain onto adjacent property. If conditions constituting a nuisance are created, the owner or other individual(s) responsible for the community garden shall ensure that it is replaced with landscaping in compliance with all applicable standards in Title 14 (Zoning Code) and/or seeded.

      2.   Live/Work:

         a.   General Standards: These standards establish regulations for the construction and operation of live/work units and for the reuse of existing commercial and industrial buildings to accommodate live/work opportunities where allowed in the zone. Live/work differs from home occupations in that the "work" component of the live/work occupancy may:

            (1)   Include employment of persons not living in the residential portion;

            (2)   Function predominately as work space with limited living facilities;

            (3)   Have a separate designated access or private entrance specifically for the business use;

            (4)   Include alterations or features not customarily found in residential units;

            (5)   Have window displays; and

            (6)   Include food handling, processing, or packing.

         b.   Limitations On Use: The non-residential component of a live/work unit shall be one of the following uses:

            (1)   Sales oriented retail;

            (2)   Personal service oriented uses, except for dry cleaners, taxidermists, and crematoriums;

            (3)   Daycare uses;

            (4)   Bed and breakfast homestays; or

            (5)   Office uses limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices.

         c.   Occupancy Standards: The "live" component of a live/work unit shall be the principal residence of at least one (1) individual employed in the business conducted within the live/work unit.

         d.   Operation Standards:

            (1)   No clients or deliveries to the live/work unit are permitted before 7:00 A.M. or after 10:00 P.M.

            (2)   Sale Or Rental Of Portion Of Unit: No portion of a live/work unit may be separately rented or sold as a commercial or industrial space for any person not living in the premises or as a residential space for any household where no members of said household work in the same unit.

            (3)   Noise and other standards shall be those applicable to commercial properties in the applicable zone. However, storage of flammable liquids or hazardous materials beyond what is normally associated with a residential use is prohibited.

            (4)   On-Premises Sales: On-premises retail sales must clearly be subordinate to the primary use of the live/work unit. On-premises sales are limited to products manufactured, processed, or fabricated in the live/work unit or associated with the principal use of the live/work unit. Occasional open studio programs and gallery shows are also allowed.

            (5)   Nonresident Employees: Up to three (3) persons who do not reside in the live/work unit may work in the unit.

            (6)   Client And Customer Visits: Client and customer visits to live/work units are limited to ten (10) per day to ensure compatibility with adjacent commercial or industrial uses, or adjacent residentially-zoned areas. (Ord. 21-4866, 11-16-2021; amd. Ord. 23-4914, 11-6-2023; Ord. 23-4917, 11-21-2023)