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Fillmore |
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Code of Ordinances |
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Title 6. LAND DEVELOPMENT AND USE |
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Chapter 6.04. ZONING REGULATIONS |
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Article II. ZONING DISTRICTS |
§ 6.04.0615. Zoning District Development Standards.
1.
General Standards.
A.
The following standards are minimum unless stated as maximum by this ordinance. All setbacks shall be measured from the property line.
Any variation from these standards shall require the approval of a development permit in compliance with Section 6.04.66 and consistency with any adopted guidelines for the subject neighborhood/zoning district or a minor variance/variance in compliance with Sections 6.04.60 or 6.04.64.
Zoning District Development Standards
STANDARD CN CBD CO CH Lot Area (Sq. Ft.) 5,000 7,000 7,000 20,000 Lot Frontage (Feet) 50 50 50 100 Front Setback, Minimum (Feet) 5 0 0 10 Front Setback, Maximum (Feet) 15 0 20 N/A Rear Setback (Feet) 25 0 25 20 Side Setback (Each) 10 0 0 10 Side Setback (Street Side), Minimum (Feet) 5 0 0 0 Structural Parcel Coverage (Maximum) 60% 100% 60% 50% Structure Height (Maximum) 35 ft.
2 sts.35 ft.
2 sts.35 ft.
2 sts.35 ft.
2 sts.See CBD Development Standards for special requirements and exemptions. Shall also meet minimum standards of the Uniform Building Code.
The standards outlined in this chart under the CO zoning district are for the Sespe Avenue CO District. For property in the North Central Avenue CO District, the Sespe Avenue CO District standards shall apply, with the following exceptions:
Front Setback Minimum (Ft.) 10 Rear Setback, Main Structure (Ft.) 25 Rear Setback, Accessory Structure (Ft.) 5 Side Setback (Each) 5 (Single Story) 10 (Two-Story/Both Stories) Side Setback (Street Side) Minimum (Ft.) 5 Side Setback (Street Side) Maximum (Ft.) 10 Only required when adjoining a residential zoning district/use.
B.
Commercial Zone Standards. The following general standards shall apply to all commercial activities except as otherwise provided for in this Ordinance:
(1)
All uses shall generally be conducted within a completely enclosed structure. Limited outside uses (i.e., patio dining areas, garden sales and other uses deemed acceptable) may be approved with a development permit. In addition, limited outdoor displays or sales of merchandise shall be permitted in compliance with the following standards:
(a)
The outdoor display/sale of merchandise shall be limited to 6 times per year for periods not exceeding two consecutive days each;
(b)
No display shall be placed in a manner that will effect normal pedestrian or vehicular traffic flow; and
(c)
When an outdoor display occupies space on a public sidewalk, only the area immediately in front of the responsible business may be used, and the sidewalk shall be kept clear for a minimum width of four feet.
(2)
There shall generally be no visible storage of motor vehicles, trailers, airplanes, boats, or their composite parts; tents; equipment; or building materials on any portion of a parcel. The storage of rubbish, garbage, or junk is prohibited on any portion of a parcel. No storage shall occur on any vacant parcel. Building materials for use on the same premises may be stored on the parcel during the time that a valid building permit is in effect for construction;
(3)
All residential development (i.e., congregate housing and multi-family units) shall comply with the general, specific, and property development standards contained in Section 6.04.04 (Residential zones);
(4)
All roof-mounted air conditioning or heating equipment, vents or ducts shall not be visible from any abutting parcel, or any public rights-of-way. This shall be accomplished through the extension of the main structure or roof or screened in a manner which is architecturally integrated with the main structure; and
(5)
The exterior elevations of all structures shall be architecturally treated to ensure compatibility with all neighboring structures and the established character of the city.
2.
Zone Specific Standards (Revised February 18, 2004 per Ord 03-774). In addition to the general development requirements contained in Article III (General Regulations), the following table identifies specific standards which apply to individual commercial zoning districts:
SPECIFIC STANDARDS*
SPECIFIC STANDARDS CN CBD CO CH A. Alcohol Beverage Control License Y Y N Y B. Automobile Sales N N N Y C. Automotive Service Centers/Automotive Repair Specialty Shops N N N Y D. Bonus Height N Y N Y E. "CBD" Standards N Y N N F. "CO" Standards N N Y N G. Congregate Housing Facilities N Y N N H. Convenience Stores Y Y N Y I. Density Bonus (Residential Only) N Y N N J. Drive-Thru Establishments N N N Y K. Recycling Facilities Y Y N Y L. Service Stations N N N Y M. Service Station Conversions N N N Y N. Shopping Centers N N N Y O. Farmworker Congregate Housing N Y N N *Key: "Y" applies and "N" does not apply in the zoning district
3.
Land Use District Specific Standards. In addition to the general development requirements contained in Article III (General Regulations) the following standards shall apply to specific commercial land use activities:
A.
Alcohol Beverage Control "ABC" License (Revised per Ord. 97-720). A business or establishment requiring the issuance of an "ABC" license is subject to the approval of a conditional use permit, and shall comply with the following standards, in addition to any conditions imposed by the commission:
(1)
The structure subject to the "ABC" license shall not be occupied by an adult entertainment business.
(2)
The conditional use permit application shall be reviewed by the police department prior to commission approval.
(3)
The structure subject to the "ABC" license shall not have more than five percent of the retail floor area of the structure utilized for the sale of alcoholic beverages.
(4)
In addition to the above conditions, a business or establishment within the CBD zoning district requiring the issuance of an "ABC" license, the structure subject to the "ABC" license shall not be:
(a)
Located within one thousand feet of another structure/use with a valid "ABC" license (except a restaurant);
(b)
Located within five hundred feet of any public park, religious institution or school within the city (except a restaurant); or
(c)
Located within two hundred feet of any property designated for residential use or used for residential purposes, including mixed use residential developments (except a restaurant); and
(5)
The distance between any structure subject to an "ABC" license and another structure with an "ABC" license, public park, religious institution or school or any property designated for residential use or used for residential purposes shall be measured in a straight line, without regard to intervening structures, from the closest property line of another structure with an "ABC" license, public park, religious institution or school or any property designated for residential use or used for residential purposes.
B.
Automobile Sales. Automobile sales dealerships (including all light/medium duty licensed motor vehicles, new and/or used) are permitted in the CH zoning district, and subject to the approval of a conditional use permit in the CBD zoning district. All automobile sales uses shall conform with the purpose/intent of this ordinance, shall enhance and promote the image of the city, and shall be developed/operated in the following manner:
(1)
The minimum site area for a new dealership shall be fifteen thousand square feet;
(2)
All vehicles stored (not for display) outdoors shall be screened from public view with a combination of landscaping, trellises and walls as appropriate;
(3)
All parts, accessories, etc., shall be stored within a fully enclosed structure;
(4)
Service and associated car storage areas shall be completely screened from public view;
(5)
All on-site lighting shall be energy efficient, stationary and directed away from adjoining properties and public rights-of-way;
(6)
All landscaping shall be installed and permanently maintained in compliance with Section 6.04.28 (Landscaping standards);
(7)
All on-site signs shall comply with the provisions of Section 6.04.38 (Sign standards);
(8)
All loading and unloading of vehicles shall occur on-site where feasible and not in adjoining public rights-of-way;
(9)
All vehicles associated with the business shall be displayed, parked or stored on-site on paved surfaces only and not in adjoining streets or alleys;
(10)
An adequate on-site queuing area for service customers shall be provided. Required parking spaces may not be counted as queuing spaces;
(11)
No vehicle repair or service work shall occur outside of a fully enclosed structure. Service bays with individual access from the exterior of the structure shall not directly face or front on a public right-of-way; and
(12)
Off-street parking requirements shall be established during project review to adequately accommodate all on-site uses including showroom, office, parts and service areas, as well as employee and customer parking.
C.
Automotive Service Centers/Automotive Repair Specialty Shops. Automotive (light/medium duty licensed motor vehicle) parts, repair and service centers/facilities are allowable in the CH zoning district, subject to the approval of a conditional use permit (major) or development permit (minor) and in the CBD zoning district are subject to the approval of a conditional use permit (major and minor). Automotive service and repair facilities shall be developed/operated in the following manner:
(1)
The site shall be entirely paved, except for structures and landscaping, so that vehicles are not parked in a dirt or otherwise not fully improved area;
(2)
All stored (for more than five consecutive days), damaged or wrecked vehicles shall be completely screened so as not to be visible from adjoining properties or public rights-of-way;
(3)
Service access shall be located at the rear or side of structure(s) and as far as possible from adjoining residential uses;
(4)
Repair/service activities and vehicle loading and unloading shall only occur on-site and not in adjoining streets or alleys;
(5)
Service bays with individual access from the exterior of the structure shall not directly face or front on a public right-of-way;
(6)
All repair/service activities and operations shall be conducted entirely within an enclosed structure. Outdoor hoists shall be prohibited;
(7)
All repair facilities shall maintain closed windows when performing body and fender work, hammering, sanding or other noise-generating activity. Exterior noise shall be in compliance with Subsection 6.04.1805(14) (Noise attenuation);
(8)
All on-site lighting shall be energy efficient, stationary and directed away from adjoining properties and public rights-of-way;
(9)
All landscaping shall be installed and permanently maintained in compliance with Section 6.04.28 (Landscaping standards);
(10)
All on-site signs shall comply with the provisions of Section 6.04.38 (Sign standards);
(11)
All on-site parking shall comply with the provisions of Section 6.04.34 (Off-street parking standards). A specific parking plan shall be developed as part of the permit review process;
(12)
No work shall be performed on vehicles between the hours of 8:00 p.m. and 7:00 a.m. Monday through Saturday; or until 8:00 a.m. on Sundays;
(13)
The premises shall be kept in a neat and orderly condition at all times;
(14)
All discarded automotive parts or equipment or permanently disabled, junked or dismantled vehicles shall be removed from the premises in a timely manner; and
(15)
All hazardous materials resulting from the repair/service operation shall be properly stored and removed from the premises in a timely manner. Storage, use and removal of toxic substances, solid waste pollution, and flammable liquids, particularly gasoline, paints, solvents and thinners, shall conform to all applicable local, state, and federal regulations.
D.
"CBD" Standards. The following specific standards shall apply within the CBD zoning district in addition to the general regulations in Article III (i.e., general standards, parking, loading, noise, signs, etc.)
(1)
Setback encroachments. The following projections into required setback areas shall be permitted subject to the approval of an encroachment permit:
(a)
Special architectural features may project up to three feet beyond the property or right-of-way line and shall be twelve feet above the highest point of publicly owned ground over which they project. No feature shall project into an adjoining privately owned parcel, or obstruct a vehicle access route or parking area;
(b)
Awnings may project up to eight feet beyond the property or right-of-way line and shall be eight feet above the highest point of ground over which they project. An encroachment permit is not required for awnings that project less than three feet over the property or right-of-way line; and
(c)
Projecting signs may project over the property line or right-of-way line.
(2)
Build-to-line requirement.
(a)
First floors of structures shall be built to and parallel with the front property line or right-of-way line. This requirement shall apply to all new development or additions of twenty-five percent or more of gross floor area to an existing structure.
(b)
Second floors of all structures shall be built to and parallel with the front property line except that up to fifty percent of the second floor frontage may be setback.
(3)
Exceptions to Build-to-Line Requirements.
(a)
The corner portion of the structure situated on a street corner is exempt from the build-to-line requirement. The corner portion to be setback shall not exceed fifty percent of the structure frontage.
(b)
The first floor may be setback to accommodate an arcade or colonnade which shall be constructed to the property line.
(c)
Additions to existing structures that add less than twenty-five percent of new gross floor area to the structure shall not be required to meet the build-to-line requirement.
(d)
Special architectural features (i.e., windows, entryways, towers, balconies, decks and terraces) shall not be required to meet the build-to-line requirement.
(e)
Civic buildings (i.e., owned/leased by a governmental agency) may be setback from the front property line or right-of-way line provided the setback area is landscaped, enclosed with a decorative wall or provides a public space which contains a public improvement (i.e., fountain, sculpture, seating or plaza).
(f)
Additions of twenty-five percent or more of the existing gross floor area of structures with historic character and value as determined by the Director shall not be required to meet the build-to-line requirement.
(g)
If an addition of twenty-five percent or more is to be added to an existing structure with an associated on-site parking lot in the front yard, the build-to-line requirement may be waived by the director if the parking lot is screened by a decorative fence or wall along the front property or right-of-way.
(4)
Use of Ground Floor for Retail Commercial Businesses.
(a)
In order to maintain an active pedestrian environment, only retail commercial businesses shall be allowed within the front ⅓ of the ground floor for structures fronting on streets in the "core area" (Figure 1.6 on page 1:7 of the Downtown Specific Plan).
A bona fide retail commercial business operating within the front ⅓ shall derive at least seventy-five percent of its gross receipts from the sale of merchandise to the general public.
A single user of an entire structure shall derive at least thirty-three percent of its gross receipts from sale of merchandise to the general public. The remainder of the business activity may come from services that are commonly associated with the merchandise for sale.
(b)
Windows facing a public street right-of-way shall have merchandise visible to passing pedestrians.
(c)
One passageway may be provided through the front ⅓ area to the rear of the structure. The passageway shall not exceed a maximum width of five feet or the minimum width necessary to comply with the American's with Disabilities Act.
(d)
No structure shall exceed forty-eight feet in height of habitable space. This limit provides for appropriate fire protection for the top or, maximum, third story (Revised per Ord. 02-765 Adopted June 11, 2002).
(5)
Alley Setback. Vehicular garages that face an alley shall be setback from the alley a minimum of five feet and a maximum of eighteen feet.
(6)
Structure Heights.
(a)
Single story structures shall have a minimum height of sixteen feet.
(b)
The first story of a two-story structure shall have a minimum height of sixteen feet when measured from the lowest elevation of the first floor to the lowest elevation of the second floor.
(c)
Exceptions to the structural height maximum regulations are as follows:
1)
Pitched roofs may exceed the maximum structural height by eight feet; and
2)
Architectural features (i.e., towers, flagpoles, turrets or ornamental portions of parapet walls) may exceed the maximum structure height by four feet for one-story structures and by eight feet for two-story structures.
(7)
Public Space Provisions. An area equal to at least two percent of the total gross floor area of new commercial structures over five thousand square feet shall be provided for passive public space (i.e., garden, plaza, sculpture display, rooftop sitting or eating area).
(8)
Standards For Mixed Uses (Revised per Ord. 02-765 Adopted June 11, 2002).
(a)
Mixed Use - Developments which contain both commercial and residential uses shall comply with the following provisions:
1)
Single-family, two-family, multi-family and congregate dwelling units are allowed;
2)
Useable common outdoor space shall be provided for all structures containing four or more units. A minimum of one hundred square feet of common area shall be provided per unit;
3)
A private outdoor balcony, deck or patio shall be provided for each unit and shall have a minimum of eighty square feet, not less than 6 feet in any dimension;
4)
Residential uses may be located on the ground floor behind retail space; and
5)
The maximum residential density in a mixed use project shall be fifty dwelling units per acre unless a bonus density is granted.
(b)
Single-family, two-family or multi-family units which comply with the provisions of this section and the Downtown Specific Plan are allowed in the area bounded by Main Street, the extension of Saratoga Street, Santa Clara Avenue and Mountain View Street.
(c)
Multi-family residential units shall not exceed a density of 50 dwelling units per acre unless a bonus density is granted.
(9)
Standards For Outdoor Dining Facilities. Outdoor dining facilities in the public right-of-way shall comply with the following provisions:
(a)
Approval of a temporary use permit in compliance with Section 6.04.58 is required to operate. The permit shall be limited to one year. A maximum of ten permits shall be allotted each year on a first come, first served basis;
(b)
Outdoor dining areas located within a public right-of-way shall be associated with an established restaurant/deli or food market use;
(c)
If located on public parking spaces, the dining area shall occupy no more than four parking spaces which shall be located adjacent to the associated facility. Where the dining area encroaches into the sidewalk, a minimum four-foot wide path shall be maintained;
(d)
The maximum number of seats to be provided shall be consistent with the fire department occupancy standard for a similar sized area for an indoor restaurant;
(e)
Outdoor dining may occur only between the hours of 7:00 a.m. and midnight. The parking spaces affected shall be open for public use at all other hours;
(f)
Moveable tables, chairs and trash cans shall be provided for each dining area. Umbrellas, canopies and moveable potted plants may be used in the outdoor dining area;
(g)
Each dining area shall be separated from adjoining parking spaces and vehicle travel lanes by a continuous, removable barrier (i.e., wooden planter boxes or canvas decorative fencing). The barrier shall be no less than eighteen inches high and no greater than forty inches high;
(h)
No food preparation or service facilities shall be located in the outdoor dining area;
(i)
The public right-of-way where outdoor dining areas are located shall be cleaned of all trash, spills and debris at the end of each day; and
(j)
Proof of the availability of adequate storage area for the outdoor dining equipment shall be provided prior to the issuance of the temporary use permit.
(10)
Standards For Street Vendors. Street vendors are allowed, in compliance with the following provisions:
(a)
Approval of a temporary use permit in compliance with Section 6.04.58 is required to operate. This permit shall be limited to one year. A maximum of ten permits shall be allotted each year on a first come, first served basis;
(b)
Each permit shall designate a specific location on public or private property on which the vendor shall be located. The vendor shall not operate in any other location than as specified on the permit;
(c)
The vending cart shall be no more than four feet wide and six feet long. This cart shall be moveable and self-contained. The appearance of the cart shall be subject to review and approval by the director;
(d)
No music or amplified sounds are permitted to be associated with the vending cart; and
(e)
Goods to be sold shall be limited to the following:
1)
Fresh fruit, juices and vegetables;
2)
Flowers;
3)
Prepared foods;
4)
Ice cream; and
5)
Bakery items.
(11)
Standards For Miscellaneous Uses.
(a)
Interior design shops shall provide retail sales and display of housewares on the premises in a prominent location accessible and visible to the public.
(b)
Handicraft-type businesses (i.e., saddlery, stained glass, sculpture) shall provide retail sales and crafting on the premises in a prominent location accessible and visible to the public.
(c)
Nightclubs, bars and cocktail lounges, including dance floors are allowed provided that residential use is not located on the same floor or the floor immediately above.
(d)
Thrift stores or sale of second-hand goods are allowed provided that only one use of this type may be located on each side of a city block.
E.
"CO" Standards. All parcels fronting on both sides of Central Avenue from Kensington Drive to First Street "NCAA" (North Central Avenue Area) shall comply with the following standards:
(1)
All construction/development (except civic or public structures) shall maintain a residential appearance, character and scale;
(2)
Residential land uses are allowable in compliance with the RPD-L development standards;
(3)
Individual land uses (i.e., residential or professional office uses) or mixed land uses (i.e., residential and professional office uses) are allowable in compliance with their respective development standards;
(4)
Drive-thru facilities are not allowable; and
(5)
Off-street parking may only be situated at the rear of the structure, with access from an alley if available, and not in front or street side yards.
F.
Congregate Housing Facilities Standards. Standards governing Congregate Housing facilities are outlined in Section 6.04.22.
G.
Convenience Stores. The retail sales of groceries, staples and sundry items within structures of less than five thousand square feet of gross floor area is permitted in the CBD zoning district and is subject to the approval of a Conditional Use Permit in the CN and CH zoning districts. All convenience stores shall be developed/operated in the following manner:
(1)
The minimum site area for a new convenience store in the CN and CBD zoning districts shall be seven thousand square feet and in the CH zoning district it shall be ten thousand square feet;
(2)
The site shall have direct frontage along a major or secondary street. In the CH zoning district the site shall not have direct access on a local residential street;
(3)
One access drive may be permitted for each street frontage. The design and location of the access drive(s) shall be subject to the approval of the director;
(4)
No new convenience store shall be located less than one thousand feet from an existing or previously approved convenience store, or an existing elementary, junior high school, or high school, as measured from one property line to another;
(5)
All on-site lighting shall be energy efficient, stationary and directed away from adjoining properties and public rights-of-way;
(6)
All landscaping shall be installed and permanently maintained in compliance with Section 6.04.28 (Landscaping standards);
(7)
All on-site signs shall comply with the provisions of Section 6.04.38 (Sign standards);
(8)
All on-site parking shall comply with the provisions of Section 6.04.34 (Off-street parking standards). A specific parking plan shall be developed as part of the permit review process;
(9)
The premises shall be kept in a neat and orderly condition at all times;
(10)
If on-site dispensing of automotive fuels is provided, the design, location and operation of these facilities shall be consistent with the provisions of Subsection 6.04.0615(3.K) (Service station standards). Additionally, the cashier location shall provide direct visual access to the pump islands and the vehicles parked adjacent to the islands;
(11)
A bicycle rack designed to accommodate a minimum of four bicycles shall be installed in a convenient location, visible from the inside of the store;
(12)
Each convenience store shall provide at least one public, disabled-accessible restroom located within the store;
(13)
Public pay telephones, if provided on-site, shall not be set up for incoming calls. Public telephones shall be featured with "call out" service only; and
(14)
A convenience store located adjacent to any residential zoning district/use shall have an eight-foot high decorative masonry wall along all property lines adjacent to the district(s). The design of the wall and its construction materials shall be subject to the approval of the Director.
H.
Density Bonus. Provisions governing density bonus/affordable housing are outlined in Subsection 6.04.0415(2.G).
I.
Drive-Thru Establishments. New drive-thru establishments may only be permitted in the CH zoning district, are subject to the approval of a conditional use permit, and shall be developed/operated in the following manner:
(1)
Pedestrian walkways should not intersect the drive-thru drive aisles, but where they do, they shall have clear visibility, and they shall be emphasized by enhanced paving and marking/striping;
(2)
Drive-thru aisles shall have a minimum ten-foot interior radius at curves and a minimum twelve-foot width. Each drive-thru entrance/exit shall be at least two hundred feet from an intersection of public rights-of-way. Also, each entrance to an aisle and the direction of flow shall be clearly designated by signs/pavement marking(s) or raised curbs;
(3)
Each drive-thru aisle shall provide sufficient stacking area behind the ATM's, menu board(s), etc. to accommodate a minimum of six vehicles or one hundred eighty feet, whichever is greater;
(4)
Access to a drive-thru aisle(s) shall be separated by at least twenty-five feet from any other driveways (i.e., access driveways to parking lots, alleys, etc.);
(5)
The provision of drive-thru service facilities shall not justify a reduction in the number of required off-street parking spaces;
(6)
Drive-thru aisles shall be constructed with (PCC) concrete;
(7)
All service areas, restrooms and ground mounted and roof mounted mechanical equipment shall be screened from public view;
(8)
The drive-thru facility may only be an accessory use to an allowed primary land use. The minimum interior floor area for the primary land use (i.e., cleaners, drive-thru restaurant, etc.) shall be one thousand seven hundred fifty square feet;
(9)
Landscaping shall screen drive-thru or drive-in aisles from public rights-of-way and shall be used to minimize the visual effect of menu boards and/or directional signs;
(10)
Menu boards shall not exceed twenty-four square feet in area, with a maximum height of six feet, and shall face away from public rights-of-way. Outdoor speakers shall be located at least 50 feet from any residential zoning district/use;
(11)
Drive-thru facilities within an integrated shopping center shall have an architectural style consistent with the theme established in the center. The architecture of any drive-thru facility shall provide compatibility with surrounding uses in terms of form, materials, color, scale, etc.; and
(12)
An eight-foot high solid decorative masonry wall shall be constructed on each property line that is adjacent to a residential zoning district/use. The design of the wall and its construction materials shall be subject to the approval of the director.
J.
Recycling Facilities. Standards governing recycling facilities are outlined in Section 6.04.36.
K.
Service Station Standards. Service stations may only be allowed in the CH zoning district, are subject to the approval of a conditional use permit and shall be located/ developed/operated in the following manner:
(1)
New service stations shall be permitted only at the intersections of major and secondary arterials, and their intersections with State Highway 126. A maximum of two service stations shall be permitted at each intersection (Revised per CC Ord. 98-736).
(2)
The minimum site area for new service stations shall be fifteen thousand square feet, with a minimum street frontage of one hundred feet;
(3)
All repair/service activities and operations shall be conducted entirely within an enclosed structure, except as follows:
(a)
The dispensing of petroleum products, water and air from pump islands;
(b)
The provision of emergency service of a minor nature; and
(c)
The sale of items via vending machines which shall be placed next to the main structure in a designated area not to exceed thirty-two square feet, and which shall be screened from public view.
(4)
Pump islands shall be located/set back a minimum of twenty feet from a street property line; however, a canopy or roof structure over a pump island may encroach up to ten feet within this distance. Additionally, the cashier location shall provide direct visual access to the pump islands and the vehicles parked adjacent to the islands;
(5)
There shall be no more than two vehicular access points to any one street;
(6)
There shall be a minimum distance of thirty feet between curb cuts along a street frontage;
(7)
No driveway may be located closer than fifty feet to the end of a curb corner nor closer than twenty feet to a common property line;
(8)
The width of a driveway may not exceed thirty feet, measured at the back of the apron;
(9)
On-site parking shall be provided in compliance) with Section 6.04.34 (Off-street parking standards);
(10)
Outside storage of motor vehicles is prohibited;
(11)
No vehicles may be parked on sidewalks, parkways, driveways or alleys;
(12)
No vehicle may be parked on the premises for the purpose of offering same for sale;
(13)
All light sources, including canopy, perimeter, and flood shall be energy efficient, stationary and shielded or recessed within the roof canopy to ensure that all light is directed away from adjacent properties and public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic hazard or adversely affect adjoining properties. No luminaries shall be higher than fifteen feet above finished grade;
(14)
Landscaping shall comprise a minimum of fifteen percent of the service station site area, exclusive of required setbacks, and shall be provided and permanently maintained in compliance with the following provisions, as well as those outlined in Section 6.04.28 (Landscaping standards):
(a)
A minimum five-foot wide (inside dimension) and six-inch high curbed planter area shall be provided along interior property lines, except for openings to facilitate vehicular circulation to adjacent properties. Where adjacent to a periphery wall, trees planted not more than 16 feet apart shall be included in the planter areas;
(b)
An on-site planter area of not less than two hundred square feet shall be provided at the corner of two intersecting streets. Landscaping shall not exceed a height of thirty-six inches at this location;
(c)
A minimum of fifty square feet of planter area shall be located along each portion of the main structure fronting on a public right-of-way; and
(d)
Additional landscaping may be required by the Director to further screen the service station from adjacent properties.
(15)
All on-site signs shall comply with the provisions of Section 6.04.38 (Sign standards);
(16)
Openings of service bays shall not face public rights-of-way and shall be designed to minimize the visual intrusion onto adjoining properties;
(17)
No used or discarded automotive parts or equipment, or disabled, junked or wrecked vehicles may be located in any open area outside of the main structure;
(18)
Where an existing service station adjoins property in a residential zoning district/use, an eight-foot high decorative masonry wall shall be constructed along the common property line at the time the station requires a permit for on-site improvement/modification. Materials, textures, colors and design of the wall shall be compatible with on-site development and adjoining properties and shall be subject to the approval of the Director. When the wall reaches the established front yard setback line of a residentially zoned parcel abutting or directly across an alley from the service station, it shall decrease to a maximum height of 36 inches;
(19)
Restroom entrances otherwise visible from adjacent properties or public rights-of-way shall be concealed from view by planters or decorative screening;
(20)
Noise from bells, loudspeakers or tools shall be in compliance with Subsection 6.04.1805(14) (Noise attenuation) and shall not be audible from residentially zoned/occupied parcels between the hours of 7:00 p.m. and 7:00 a.m. on weekdays and Saturdays, and before 10:00 a.m. and after 7:00 p.m. on Sundays, in compliance with Subsection 6.04.1805(14) (Noise attenuation);
(21)
All parking, loading, circulation aisles, and pump island areas shall be constructed with (PCC) concrete; and
(22)
Service stations may receive used motor oil for subsequent recycling and removal, subject to approval by the fire department.
L.
Service Station Conversions. A structure originally constructed as a service station and which is proposed for conversion to another allowable use shall require approval of a development permit and upgrading/remodeling which may include, but is not limited to, the removal of all gasoline appurtenances (i.e., underground tanks), canopies, pump islands and overhead doors, additional landscaping provisions as required by Section 6.04.28 (Landscaping standards), additional street improvements or modification of existing improvements to conform to access provisions, and exterior remodeling.
M.
Shopping Centers. Shopping Centers (small scale, up to fifteen thousand square feet, multi-tenant centers) may only be allowed in the CH zoning district, are subject to the approval of a conditional use permit and shall be developed/operated in the following manner:
(1)
All development and operational standards outlined in Subsection 6.04.0615(3.G) (Convenience stores), (except for item numbers 4 and 12) shall apply to shopping centers;
(2)
The development shall provide internal continuity, uniformity, and compatibility relating to architectural design, vehicular and pedestrian access, and on-site provisions for landscaping, loading, parking, and signs; and
(3)
To the extent feasible, the on-site vehicular circulation system shall provide continuity with adjacent and similar commercial developments.
N.
Farmworker Congreate Housing Facilities Standards (Revised per Ord. Ord. 03-774). Standards governing Congregate Hosing facilities are outlined in Section 6.04.23