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This chapter provides regulations applicable to development and land uses in the Innovation Zoning District (INN) as established by 16.06.010 (Zoning Districts Established). The Innovation Zoning District is applied to areas primarily for business and medical offices, corporate headquarters, medical services, business campuses with associated research and development facilities, education, technological advancement, makers labs such as people using digital tools to design new products, and craftsman products such as furniture and window design/construction. A limited amount of commercial uses are allowed within the Innovation Zoning District. Examples of allowable commercial uses include: businesses that sell products made in facilities on-site, restaurants that support the employment and primary uses, and hotels. Commercial businesses are intended as support services for the employees and customers of the office, business, and medical uses with their associated research and development operations. The Innovation Zoning District provides for a limited amount of housing as a supporting use to a facility such as a hospital, college or university, research and development campus that would directly benefit from having employees and students living on-site.
TABLE 16.13-1 ALLOWABLE USES AND PERMIT REQUIREMENTS FOR THE INNOVATION ZONING DISTRICT |
TABLE 16.13-1 ALLOWABLE USES AND PERMIT REQUIREMENTS FOR THE INNOVATION ZONING DISTRICT | ||
Symbol | Applicable Process | See Chapter |
P | Permitted Land Use - Compliance with development standards and zoning clearance required | |
C | Conditional Use - Conditional use permit required | |
MC | Minor Conditional Use - Conditional use permit required | |
"Blank" | Land use not allowed | |
Land Use (1) (2) (3) (4) (5) (6) | INN | See Standards in Section |
Communication Facilities | ||
Broadcast Studio/Recording Studio | C | |
Satellite Dishes/Antennas | C | |
Wireless Communication Facilities | C | |
Education, Public Assembly and Recreation | ||
Adult Entertainment Businesses | See Definition | |
Churches/Places of Worship | C | See Definition |
Health and Fitness Clubs | P | See Definition |
Libraries and Museums | ||
Recreational Facilities, Private | P | |
Schools, College and University | C | |
Schools, K-12 | ||
Studios, Professional | P | See Definition |
Manufacturing and Processing | ||
Bio Medical Manufacturing | P | |
Chemical Products Manufacturing | P | See Definition |
Clothing Products | P | See Definition |
Design/Innovation Technology | P | |
Electrical and Electronic Equipment Manufacturing | P | See Definition |
Food Products/Food and Beverage Manufacturing | P | See Definition |
Furniture and Fixture Manufacturing, Cabinet Shops | P | See Definition |
Glass Products | P | See Definition |
Green Technologies | P | See Definition |
Handicraft Industries and Small Scale Manufacturing | P | See Definition |
Information Technologies | P | |
Laboratories | P | |
Pharmaceutical Manufacturing | P | |
Printing and Publishing | P | See Definition |
Medical, Office, and Research and Development Uses | ||
Business Support Services | P | See Definition |
Medical Services - Office, Clinics and Laboratories | P | See Definition |
Medical Services - Hospital | C | See Definition |
Offices | P | |
Research and Development | P | See Definition |
Skilled Nursing - Short Term | C | See Definition |
Support Services | ||
Assisted Living/Skilled Nursing | C | See Definition |
Theaters, Auditoriums and Meeting | P(7) | See Definition |
Halls | ||
Automatic Teller Machines (ATMs) | P | |
Banks and Financial Services | P | See Definition |
Bars and Alcoholic Beverage Drinking Places | MC(7) | |
Cannabis Cultivation, Delivery, Dispensary, and Processing (Commercial) | ||
Cannabis Dispensary (Recreational Retail Storefront) | ||
Cannabis Testing Laboratory | ||
Convenience Stores | P(7) | |
Day Care Centers/Child Day- Care Facilities | MC(7) | |
Design/Innovation Technology Firms | P | |
Eating and Drinking Establishments Services | P(7) | |
Eating and Drinking Establishments Services, with Drive-Through Facilities | ||
Hotels | P | |
Employee Workforce and Student Units | P(7)(8) | |
Laundry and Dry Cleaning, Drop-off Only | P | |
Medicinal Cannabis Delivery Service (Mobile Activities for Patients and Caregivers) | P | |
Medicinal Cannabis Delivery Service (Physical Delivery Logistics Location) | ||
Personal Services | P(7)(10)(11) | See Definition |
Public Safety and Utility Facilities | P | See Definition |
Retail Stores/General Merchandise | P(7) | See Definition |
Schools, Specialized Education and Training | P | See Definition |
Service Station | See Definition | |
Transportation | ||
Alternative Fuels and Recharging | P(9) | |
Heliport/Helipad associated with a Hospital/Hotel | C | |
Parking Lot/Structure | C | See Definition |
Transit Stations and Terminals | C | See Definition |
Vehicle Storage Facilities | See Definition | |
(1) See Section 16.04.020 regarding uses not listed. (2) See Chapter 16.110 for definitions of land uses listed. (3) A development permit may also be required (Chapter 16.56 Development Plan Permits). (4) Permanent and/or temporary outdoor storage of materials in conjunction with an onsite primary use requires approval of a conditional use permit (Chapter 16.52 Conditional Use Permits). (5) Storage of hazardous materials in excess of threshold established by the Uniform Building Code requires approval of a minor conditional use permit (Chapter 16.62 Conditional Use Permits) and compliance with Section 16.18.070 Hazardous Materials Storage. (6) Conversion or reuse of an existing residential structure may be allowed with approval of a conditional use permit (Section 16.32.030B.3). (7) Use shall be integrated as an accessory use of a primary specialty school, college, university, hospital, hotel, office and/or research use and such use shall be incorporated within the primary use's structure. Use shall not be located in a stand-alone building, except that a restaurant or eating and drinking establishment may be permitted as a stand-alone building if the use is integrated into the site with the primary use. Employee Workforce and Student Units may be located in a stand-alone building within a master planned project that encompasses more than 1,000,000 SF of non-residential uses. (8) Students and/or employees should have an association or affiliation with the primary use located on-site. (9) Not petroleum-based. (10) A Massage Accessory Use is limited with establishment of the following uses: Health and Fitness Centers, Recreational Facilities, Private, Medical Services – Offices, Clinics and Laboratories, Medical Services – Hospital, Skilled Nursing – Short Term, Assisted Living/Skilled Nursing, Hotels, Beauty and Barber Shops, and Tanning Salons. Refer to Section 16.44.270.B.3 (Massage Accessory Use) and Chapter 5.18 (Massage Businesses and Massage Therapists) for additional details. (11) Refer to Section 5.18.150 (Exemptions) for the types of “Professions and Services” which shall not be classified as a Massage Establishment. | ||
(Ord. 602-24 § 3 (part), 2024; Ord. 565-21, Exhibit B (part), 2021; Ord. 559-20 § 5 (part), 2020)
New land uses, structures, and alterations to existing uses or structures shall be designed, constructed, and/or established in compliance with the building setback, height, onsite landscaping requirements in Table 16.13-2, Innovation District General Development Standards, site and building design standards in Section 16.13.030, and applicable development standards (e.g. landscaping, parking, and loading, etc.) in Article III, Site Planning and General Development Standards.
TABLE 16.13-2 INNOVATION DISTRICT GENERAL DEVELOPMENT STANDARDS (1) (2) | |
Development Feature | Standard |
TABLE 16.13-2 INNOVATION DISTRICT GENERAL DEVELOPMENT STANDARDS (1) (2) | |
Development Feature | Standard |
Required Building Setbacks | |
Front | 10 feet minimum |
Rear | 10 feet minimum |
Street Side(3) | 10 feet minimum |
Interior Side(3) | 10 feet minimum |
From Freeway | 100 feet minimum |
From Residential Districts | 75 feet minimum when adjacent to a residential district |
Maximum Building Height(4) | 150 feet |
Minimum Ceiling Heights | 14 feet - ground floor 10 feet - above ground floor |
Minimum Lot Size | 10,000 square feet for 1 and 2 stories, 20,000 square feet for 3 and 4 stories, and 40,000 square feet for 5 or more stories |
Required Building Massing Stepbacks | |
Floors 3 and Higher | Minimum 10 additional feet from face of second floor below |
Accessory Structures | Same as main structure |
Public Art Standards | |
Minimum Public Art | One percent (1%) of construction costs (capped at $400,000) to public art for projects where a building permit value exceeds $5,000,000 |
Eligible Artworks | Public art located at or near the site; no commercial messages, including designs and logos |
Landscaping/Open Space Standards | |
Minimum On-site Landscaping/Open Space(5) | 20 percent of the project's lot area. Amenities such as court yards, roof top gardens, outdoor dining, food trucks/vendors spaces, shade structures, plazas, and artwork on-site may count towards landscaping/open space requirements. |
Minimum Surface Parking Area Landscaping Standards(6) | |
5 - 24 spaces | 5 percent of the parking area |
25 - 49 spaces | 7.5 percent of the parking area |
50 spaces plus | 10 percent of the parking area |
Parking Requirements | |
See Chapter 16.34, Off-Street Parking and Loading Standards | |
(1) Portions of a site may be developed prior to development of the entire site, if it can be demonstrated that the portion does not compromise the overall comprehensive development of the site. (2) Development standards may vary for projects over ten acres in size when comprehensively planned in compliance with Chapter 16.64, Master Development Plans, or Chapter 16.66, Specific Plans. (3) Measured from right of way line or property line. (4) For structures greater than fifty (50) feet in building height and within 500 feet of existing residential districts, a public hearing shall be required, and the review shall include an evaluation of view sheds to maintain views for residential homes in the residential district and a shadow survey to avoid nonresidential buildings casting shadows on residential homes. No building shall exceed any Federal Aviation Administration (FAA) requirements. (5) See Chapter 16.28, Landscaping Standards and Water Efficient Landscaping. (6) Minimum required parking lot landscaping area is included in required minimum on-site landscaping/open space area. | |
(Ord. 559-20 § 5 (part), 2020)
The following standards are provided to ensure high quality development. In order to meet a certain standard, one or a combination of features shall be incorporated in the project’s design. Exhibits A and B, depicted in Section 16.13.040, help to depict conceptual designs of what is possible within the Innovation District. Exhibit A depicts a single building project. Exhibit B depicts a multiple building project.
A. Site Planning.
1. Site Character.
a. Standard: Natural amenities (e.g., views, mature trees, creeks, riparian corridors, and topographic features) unique to the site should be preserved and incorporated into the project's design whenever possible.
b. Standard: Structures that are historic or are otherwise distinctive because of their rural appearance, age, cultural significance, or unique architectural style as determined by the Director shall be preserved and incorporated into project proposals.
c. Standard: Structures shall not face their back side or loading areas onto existing or planned amenities (e.g. parks, open space, and water features) and/or streets.
d. Standard: Frontage roads or drives shall be provided adjacent to open space areas unless a project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.
e. Standard: Buildings over 10,000 square feet in size shall include an outdoor employee seating area for use during breaks and/or for lunch.
2. Land Use Buffering.
a. Standard: Noise, traffic, or odor-generating activities should be located adjacent to similar activities on adjacent properties whenever possible. Buffering between different land uses shall be in compliance with Section 16.18.120 (Screening and Buffering).
b. Standard: Loading areas, access and circulation driveways, trash enclosures, and mechanical equipment should be located within the project as-far-as practical from any adjacent residences.
c. Standard: When adjoining uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines) should be provided between the uses.
d. Standard: Window orientation in nonresidential buildings should preclude a direct line of sight into adjacent residential units and private open spaces located within one hundred (100) feet of the shared property line. Required, maintained landscaping for screening, such as evergreen trees, may provide a barrier to block the direct line of sight.
e. Standard: When nonresidential buildings back-up to open space areas of residential projects, parks, or open space districts, the rear setback area shall be landscaped (consistent with Section 16.28) with direct line of sight obscuring vegetation to screen parking lots.
3. Building Placement.
a. Standard: Projects containing multiple buildings shall place a minimum fifteen percent (15%) building frontage adjacent to the front setback line. The Director may waive or reduce this standard for projects where implementation of this standard is not feasible.
b. Standard: Multiple buildings in a single project shall have a functional relationship with one-another to achieve a "village" scale by use of at least two of the following features:
1) Cluster buildings around open plaza areas, not parking lots.
2) Provide courtyards with landscaping and other pedestrian amenities.
3) Provide convenient pedestrian circulation between buildings and between parking areas and buildings using enhanced paving materials.
4) Link buildings together visually using trellis structures, arcades, and enhanced paving.
c. Standard: Buildings should have their entrances oriented towards transit stops for convenient access.
4. Trash/Loading/Storage Areas.
a. Standard: All trash and recyclable enclosures shall match the primary structure’s architecture and building materials.
b. Standard: All trash and recyclable bins shall be stored in approved enclosures in compliance with Section 16.18.150 (Solid Waste and Recyclable Materials).
c. Standard: The location of enclosures should allow convenient access for each tenant.
d. Standard: Enclosures should be located as far away from adjacent residential uses as practical.
e. Standard: Loading facilities shall not be located at the front of buildings. These facilities shall be located at the rear of the site or in an area that is adequately screened from view.
f. Standard: Loading facilities shall be fully screened from view from all adjacent public streets and freeways.
g. Standard: Screening of loading areas shall be accomplished with architectural elements or landscaping, or a combination of both.
5. Utility and Mechanical Equipment.
a. Standard: All mechanical equipment (e.g., compressors, air conditioners, heating and ventilating equipment, chillers, stand pipes, etc.) shall be concealed from view in compliance with Section 16.18.120 (B) (Screening and Buffering). Screening devices shall be compatible with the architecture and color of the adjacent buildings.
b. Standard: Mechanical equipment shall not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design.
c. Standard: Utility equipment (e.g., electric and gas meters, electrical panels, and junction boxes) shall be located in utility rooms within the structure or utility cabinets with exterior access.
B. Parking and Circulation.
1. General.
a. Standard: Parking spaces on public streets within one hundred (100) feet of the property allow for a 1:1 ratio parking reduction to required on-site parking.
b. Standard: Design should be creative and utilize features such as wrapping buildings around parking lots, subterranean parking/podium parking, shared vehicle parking, EV charging, bicycle infrastructure, and seating.
c. Standard: Projects over 10,000 square feet in floor area shall incorporate at least two of the following features:
1) Shared vehicle parking.
2) EV charging.
3) Bicycle infrastructure.
4) Dedicated raised pedestrian access from parking areas to the project entrance.
d. Standard: Parking lots shall be separated from buildings by a raised walkway, landscape strip, or combination of such a minimum five (5) feet in width, with a minimum three (3) foot wide walkway. Mow strips are not required in this situation. Parking aisles and/or parking spaces shall not directly abut a building.
e. Standard: A multiple building project may have multiple ownerships, but shall be integrated with a common circulation system.
2. Project Entry.
a. Standard: Parking lots with over one hundred (100) parking stalls shall provide a main entry drive from a public street for a minimum distance of forty (40) feet and shall include a minimum four (4) foot-wide sidewalk from the street to the first cross aisle on at least one side, and at least one of the following features:
1) A minimum seven (7) foot wide landscaped enter median from the public street to the first cross aisle.
2) Two seven (7) foot-wide landscaped parkways flanking the main entry drive. The parkway that abuts the sidewalk may be reduced in width to four (4) feet.
b. Standard: The first aisle juncture that intersects the main entry drive shall be placed at least forty (40) feet back from the public street right-of-way to provide adequate queuing distance off the street. Final locations shall be subject to review and approval by the city engineer.
c. Standard: Entry drives shall be located a minimum of two hundred (200) feet apart and at least one hundred (100) feet from any street intersection property line to driveway centerline. Also, access drives shall be located a minimum of twenty (20) feet from side property lines unless a shared drive is provided.
3. Site Access.
a. Standard: Projects with more than one hundred (100) parking stalls that are located on an arterial or larger road shall coordinate access points with median openings and existing driveways on the opposite side of the roadway. Final locations shall be subject to review and approval by the city engineer.
b. Standard: Projects with more than two hundred (200) parking stalls that are located on an arterial or a larger street shall provide deceleration lanes adjacent to their major entry per city standards.
c. Standard: Whenever possible, access drives should be located on side streets to maintain efficient traffic flow on major roadways.
d. Standard: All driveway radii shall be per city standards.
4. Pedestrian Access.
a. Standard: Drop-off points (i.e., wider aisles, frontal loading/unloading) shall be located near major building entries and plaza areas for projects over fifty thousand (50,000) square feet of floor area.
b. Standard: Parking areas shall be designed so that pedestrians walk parallel to moving cars in parking aisles. Minimize the need for pedestrians to cross parking aisles and landscape islands to reach building entries by providing walkways.
c. Standard: Clearly defined pedestrian access shall be provided from transit/bus stops to primary building entrances. In projects with more than one hundred (100) parking stalls, pedestrian walkways shall be provided through the parking areas from transit/bus-stops.
d. Standard: All projects shall provide a connection of the on-site pedestrian circulation system to the off-site public sidewalk.
e. Standard: Meandering sidewalks shall be provided in the Innovation zoning district when required by the Director.
f. Standard: Parking lots with over one hundred (100) stalls shall provide a separate pedestrian walkway from the public sidewalk to the on-site walkways. At a minimum, this main entry sidewalk shall provide the following:
1) Be located on one side of the main entry drive aisle.
2) Be a minimum of four feet (4) wide.
3) Be raised and protected from the drive aisle by a six (6) inch high curb.
4) Be constructed of concrete or an interlocking paving system. Asphalt sidewalks are not allowed.
g. Standard: Emphasis at pedestrian crossings of driveways and major circulation aisles shall be accentuated at building entries by extending the sidewalk to the back edge of the parking spaces.
5. Bus Turnouts.
a. Standard: Bus turnouts may be required wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts shall be considered by the city engineer when at least two of the following conditions apply:
1) Bus parking in the curb lane is prohibited;
2) Traffic in the curb lane exceeds two-hundred and fifty (250) vehicles during peak hour;
3) Passenger volumes exceed twenty (20) persons boarding an hour;
4) Traffic speed is greater than forty-five (45) miles per hour; and
5) Accident patterns are recurrent.
b. Standard: Bus turnouts shall be designed in compliance with city standards.
C. Architectural Design.
1. Architectural Style.
a. Standard: No specific architectural style or design theme is required. A variety of architectural characteristics may be considered to add to the city's overall image. However, while variety in design is generally encouraged, compatibility of new projects with their architectural style and surroundings should be a priority.
2. Design Consistency.
a. Standard: Designs shall demonstrate a consistent use of colors, materials, and detailing throughout all elevations of a building and throughout all buildings of a multiple building project.
b. Standard: Elevations that do not directly face a street shall not be ignored or receive only minimal architectural treatment. Building articulation is required on all sides of the building.
c. Standard: Each facade shall be designed for public view and shall be appropriately landscaped in compliance with the landscaping standards in Chapter 16.28 (Landscape Standards).
3. Form and Mass.
a. Standard: Designs shall provide a sense of human scale and proportion. Structures shall be designed to avoid a "box-like" appearance and adhere to the required building step backs discussed in Table 16.13-2 Innovation District General Development Standards. In addition, structures should incorporate the following design features:
1) Provide horizontal and vertical wall articulation through the use of arcades, towers, and wall recesses and projections.
2) Provide architectural detail through the use of columns, three- dimensional decorative cornice bands, recessed entries and windows, and awnings and canopies.
3) Use different, but compatible, building materials with varying textures and colors.
b. Standard: Entries shall have areas that are protected from the elements and shall create a focus and sense of entry for the building by use of at least two of the following design features:
1) An entry courtyard with landscaping and a feature, such as a fountain or sculpture.
2) Provide wall recesses.
3) Use roof overhangs.
4) Incorporate canopies and awnings.
5) Include arcades with a small courtyard or feature.
6) Install pedestrian oriented signs.
4. Roofs.
a. Standard: Variations in roof lines shall be used to add interest to, and reduce the massive scale of large commercial buildings. Roofs shall incorporate at least two of the following features:
1) Parapets concealing flat roofs and rooftop equipment. The average height of a parapet shall not exceed fifteen (15) percent of the height of the supporting wall and parapets shall not at any point exceed one-third the height of the supporting wall. Parapets shall incorporate a three-dimensional cornice.
2) Overhanging eaves, extending at least three (3) feet past the supporting walls.
3) Sloping roofs that do not exceed the average height of the supporting walls with an average slope greater than or equal to one-foot for vertical rise for every three feet of horizontal run and less than or equal to one-foot of vertical rise for every one foot of horizontal run.
4) Three or more roof slope planes.
b. Standard: Parapet walls shall be treated as an integral part of the structure design.
c. Standard: Parapet walls should receive architectural detailing consistent with the rest of the facade design and should not appear as unrelated elements intended only to screen the roof behind.
d. Standard: Where a mansard roof is incorporated into the parapet design, views from above the structure should also be considered relative to any visible structural support elements.
5. Building Materials.
a. Standard: False or decorated facade treatments, wherein one or more unrelated materials appear to be "stuck on" a building, should be avoided.
b. Standard: Artificial materials that attempt to imitate real materials (e.g., wood, stone, brick, etc.) are not allowed.
c. Standard: The composition of materials should avoid giving the impression of thinness and artificiality.
d. Standard: Veneers should turn corners, avoiding exposed edges.
e. Standard: Stock, pre-fabricated, "off-the-shelf" metal buildings are prohibited as primary structures.
6. Colors.
a. Standard: Facade colors shall be low reflective, subtle, neutral or earth tone colors. The use of high-intensity colors, metallic colors, black, or fluorescent colors is prohibited.
b. Standard: Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent area.
c. Standard: The transition between base and accent colors shall relate to changes in building materials or the change of building surface planes. Colors should not meet or change without some physical change or definition to the surface plane.
7. Additions to Existing Structures.
a. Standard: The design of an addition to an existing structure shall follow the general scale, proportion, massing, and detailing of the original structure. The addition shall be integrated and harmonious with the original structure, not a stark contrast.
b. Standard: Additions shall be an interpretation of the existing building wherein the main characteristics of the existing structure are incorporated into the design of the addition by use of at least two of the following design features:
1) Repeat window and door spacing;
2) Use harmonizing colors and materials; and/or
3) Include similar, yet distinct, architectural details (e.g., window/door trim, lighting fixtures, tile/brick decoration, etc.).
D. Employee Workforce and Student Units.
1. General.
a. Standard: The use of the units by employees or students shall be associated or affiliated with the primary use of the site.
b. Standard: Each unit shall provide three hundred (300) to six hundred (600) square feet of habitable space with a maximum of two (2) occupants per unit.
c. Standard: At a minimum, each unit must contain full sanitary facilities including a sink, toilet, shower and/or bath facilities.
d. Standard: Shared amenities shall be at least twenty (20) percent of the gross floor area and include food preparation/dining facilities, entertainment and work spaces.
e. Standard: Units are intended for rent only.
(Ord. 559-20 § 5 (part), 2020)
Exhibits A and B, depicted in Section 16.13.040, help to depict conceptual designs of what is possible within the Innovation District. Exhibit A depicts a single building project. Exhibit B depicts a multiple building project.
(Ord. 559-20 § 5 (part), 2020)