City of West Sacramento, CA COMMERCIAL AND MIXED-USE ZONES

The purposes of the Commercial and Mixed-Use Zones are to:

Provide for the orderly, well-planned, and balanced development of commercial and mixed-use zones;

Designate adequate land for a full range of local-and regional-serving commercial and retail services consistent with the General Plan;

Maintain and strengthen the City's economic resources;

Provide appropriately located commercial areas that provide a variety of goods and services for residents, employees, and visitors;

Provide opportunities for a mix of complementary uses that may combine residential and non-residential uses or combine a variety of nonresidential uses on the same site; and

Promote pedestrian-oriented, mixed-use centers at appropriate locations.

Additional purposes of each Commercial and Mixed-Use Zone:

Central Business District (CBD). The CBD Zone is intended to preserve and expand the unique characteristics of the City's original commercial center. This zone provides for development of an urban civic and cultural core, including civic uses such as City Hall and the public library, as well as restaurants, retail, service, professional office, multi-unit residential, and similar and compatible uses. Residential densities range between 20.0 and 60.0 dwelling units per acre. This zone implements the Central Business District General Plan Land Use Designation.

Commercial (C). The C Zone is intended to provide areas for locally-oriented retail and service uses, multi-unit residential above ground floor, public and quasi-public uses, and similar and compatible uses. Residential densities range between 5.1 to 18.0 dwelling units per acre. This zone implements the Commercial General Plan Land Use Designation.

Commercial-Highway (CH). The CH Zone is intended to provide for retail, commercial, service, amusement, and transient residential uses proximate to highway locations and dependent upon highway travel. This zone implements the Highway Service Commercial General Plan Land Use Designation.

Mixed Use Neighborhood Commercial (MU-NC). The MU-NC Zone is intended to provide areas for a mix of medium-density residential units that support commercial retail, office, and open space uses. This zone provides for lower intensity mixed-use development that contains a mix of residential townhomes, condominiums, and apartments that support pedestrian-oriented shopping, office, and open space. This zone is intended to accommodate uses that provide essential daily services and retail needs as well as recreational amenities, within walking distance of the surrounding neighborhood. Residential densities range between 12.0 and 60.0 units per acre. This zone implements the Neighborhood Commercial Mixed Use General Plan Land Use Designation.

Mixed-Use Corridor (MU-C). The MU-C Zone is intended to provide areas for a mix of higher-density residential uses that support commercial retail and office uses along the City's major corridors. This zone provides for mixed-use developments along major corridors (e.g., West Capitol Avenue) that include a mix of residential and office/commercial or single-use residential, office, or commercial, with an emphasis on non-residential uses. Residential densities range between 20.0 and 60.0 units per acre. This zone implements the Corridor Mixed Use General Plan Land Use Designation.

Waterfront (WF). The WF Zone is intended to provide areas for high-intensity mixed uses which capitalize on the City's river frontage, including amusement, retail, and visitor-serving amenities. This zone provides for marinas, restaurants, retail, amusement, hotel and motel uses, mid-rise and high-rise offices, multi-unit residential units which are oriented principally to the river, public and quasi-public uses, and similar and compatible uses. Residential densities range between 40 and 120 dwelling units per acre. This zone implements the Riverfront Mixed Use General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.09.020 Land Use Regulations.

Table 17.09.020, Land Use Regulations—Commercial and Mixed Use Zones, sets the land use regulations for the Commercial and Mixed Use Zones. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.09.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED USE ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Use Classification	CBD	C	CH	MU-NC	MU-C	WF	Additional Regulations
Residential Uses
Residential Housing Type	See subclassifications below
Single-Unit Dwelling, Attached	P(1)/C	P(2)	-	P(3)/C	P(3)/C	C
Two-Unit Dwelling	P(1)/C	P(2)	-	P(3)/C	P(3)/C	P
Multi-Unit Residential	P(1)/C	P(2)	-	P(3)/C	P(3)/C	P
Accessory Dwelling Units	P	P		P	P	P	See §17.30.040, Accessory Dwelling Units
Family Day Care	See subclassifications below
Small	P	P	-	P	P	P
Large	M	M	-	M	M	M
Residential Facility, Assisted Living	-	-	-	C	C	-
Single-Room Occupancy	C	C	-	C	C	C	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Campground	-	-	C	-	-	-
Colleges and Trade Schools	P	P	-	-	-	-
Community Assembly	P	P	-	P		P
Cultural Institutions	P	P	-	P	P	P
Day Care Centers	P	M	-	P	P	M
Government Offices	P	P	-	P	P	P
Hospitals and Clinics	See subclassifications below
Clinic	C	M	-	M	M	M
Hospitals	C	C	-	C	C	C
Skilled Nursing Facility	-	-	-	M	-	-
Instructional Services	P	P	-	P	P	P
Park and Recreation Facilities	P	P	P	P	P	P
Parking Lots and Structures	C	C	P	-	M	C
Schools (TK-12)	C	-	-	C	-	C
Social Service Facilities	P	P	-	C	C	-
Tutoring Facilities	P	P	-	P	P	M
Commercial Uses
Adult Entertainment	-	C	-	-	-	-	See §17.30.050, Adult Entertainment Uses
Animal Care, Sales, and Services	See subclassifications below
Animal Sales and Grooming	P	P	-	P	P	P
Veterinary Services	P	P	-	P	P	-
Automobile/Vehicle Sales and Services	See subclassifications below
Automobile Rentals	-	P	C	-	-	-	See §17.30.070, Automobile/Vehicle Sales and Services
Automobile Repair, Major	-	C	P	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Automobile Repair, Minor	-	P	P	M	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	-	M	M	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	Must be located completely within an enclosed structure, including all vehicles for lease, sale, or display except as required by the DMV.						See §17.30.070, Automobile/ Vehicle Sales and Services
Fueling Stations	-	M	M	M	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Large Vehicle and Equipment Sales, Service and Rental	-	-	P	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Towing and Impound	-	-	P	-	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Washing	-	P(4)	P	M	-	-	See §17.30.070, Automobile/ Vehicle Sales and Services
Banks and Financial Institutions	See subclassifications below
Banks and Credit Unions	P	P	-	P	P	P
Business Services	P	P	-	P	P	P
Commercial Entertainment and Recreation	See subclassifications below
Cinema/Theaters	P	P	-	P	P	P
Indoor Sports and Recreation	P	P	-	P	M	P
Outdoor Entertainment	-	-	C	-	-	M
Outdoor Sports and Recreation	-	M	C	-	-	M
Drive-Through Facility	See §17.30.090, Drive-Through Facility
Eating and Drinking Establishments	See subclassifications below
Bars/Night Clubs/Lounges	M	C	-	M	M	M	See §17.30.160, Outdoor Dining and Seating
Restaurant	P	P	P	P	P	P	See §17.30.160, Outdoor Dining and Seating
Farmer's Markets	P	P	P	P	P	P	See §17.30.110, Farmer's Markets
Food Preparation	P	P	-	P	P	P
Funeral Parlors and Interment Services	-	P	-	-	-	-
Lodging	See subclassification below
Hotels	M	M	P	M	M	P
Maintenance and Repair Services	P	P	-	P	P	P
Mobile Vendor	See §17.30.140, Mobile Vending
Nurseries and Garden Center	P	P	-	P	P	M
Offices	See subclassifications below
Business, Professional, and Technology	P	P	-	P	P	P
Medical and Dental	P	P	-	P	P	P
Personal Services	See subclassifications below
General Personal Services	P	P	-	P	P	P	See §17.30.170, Personal Services
Fortunetelling	P	P	-	P	P	P	See §17.30.170, Personal Services
Massage Establishments	M	P	-	M	-	M	See §17.30.170, Personal Services
Tattoo or Body Modification Parlor	P	P	-	P	P	P	See §17.30.170, Personal Services
Retail Sales	See subclassifications below
Building Materials Sales and Services	-	P	-	M	-	-
Convenience Markets	P	P	P	P	P	P
Liquor Sales (primary use)	C	C		C	C	C
Liquor Sales - Accessory (building less than 10,000 square feet)	C	C		C	C	C
Liquor Sales - Accessory (building more than 10,000 square feet)	P	M		M	M	P
Food and Beverage Sales	P	P	-	P	P	P
General Retail	P	P	-	P	P	P
Secondhand Store	P	P	-	P	P	P
Industrial Uses
Custom and Artisan Manufacturing	P	P	-	P	P	P
Food and Beverage Manufacturing	See subclassifications below
Small Scale	M	P	-	M	M	M
Transportation, Communication, and Utility Uses
Airports and Heliports	-	-	C	-	-	-
Communication Facilities	See subclassifications below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Docking Facilities	-	-	-	-	-	C
Light Fleet-Based Services	-	P	P	-	-	-
Marinas	-	-	-	-	-	C
Recycling Facility	See subclassifications below
Reverse Vending Machine	-	P	P	M	M	-	See §17.30.190, Recycling Facilities
Agricultural and Extractive Uses
Urban Agriculture	See subclassifications below
Community Garden	P	P	-	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, less than 1 acre	P	P	-	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, 1 acre or more	C	-	-	C	C	C	See §17.30.230, Urban Agriculture
Private Garden	P	P	-	P	P	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses, and §17.22.020, Accessory Buildings and Structures
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Outdoor Dining and Seating	See §17.30.160, Outdoor Dining and Seating
Outdoor Display and Sales	See §17.30.150, Outdoor Display and Sales
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

Specific Limitations:
(1)	Permitted on upper stories in a mixed-use development. Ground floor residential and residential-only development is allowed subject to Conditional Use Permit approval.
(2)	Permitted on upper stories in a mixed-use development.
(3)	Permitted on upper stories and in the rear of the site where nonresidential space with a minimum depth of 45 feet is provided along the street frontage. Street fronting residential and residential-only development is allowed subject to Conditional Use Permit approval.
(4)	Only as accessory to a fueling station.

(Ord. 19-1 § 3; Ord. 22-21 § 2)

§ 17.09.030 Development Standards.

Table 17.09.030, Development Standards—Commercial and Mixed Use Zones, prescribes the development standards for the Commercial and Mixed Use Zones. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this title.

TABLE 17.09.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED USE ZONES
Standard	CBD	C	CH	MU-NC	MU-C	WF	Additional Regulations
Lot, Density, and Open Space
Density (units/acre)	Residential development that is part of a mixed-use building shall comply with the allowed floor area ratio (FAR) range and is not subject to the allowed density range. Standalone residential development shall comply with the allowed density range.
Minimum	20	5	N/A	12	20	40
Maximum	60	18	N/A	60	60	120
Minimum Lot Size (square feet)	5,000	10,000	10,000	10,000	10,000	10,000
Minimum Lot Width (feet)	50	80	80	80	80	80
Maximum Lot Depth to Width Ratio	4:1	4:1	4:1	4:1	4:1	4:1
Building Form and Location
Floor Area Ratio (FAR)
Minimum	0.3	0.25	N/A	0.3	0.3	.5
Maximum	3	0.5	0.5	1.5	3.0	10 (office) 3 (other)
Maximum Height (feet)	65(A)	65(A)	55(A)	65(A)	65 (A)	250(A)
Minimum Setbacks (feet)
Front	0(B)	0	15	0(B)	0(B)	0	See §17.22.050, Encroachments into Required Setbacks
Street Side	0(B)	0	15	0(B)	0(B)	0	See §17.22.050, Encroachments into Required Setbacks
Interior Side	0	0	8	0	0	0	See §17.22.050, Encroachments into Required Setbacks
Rear	10	10	10	10	10	0	See §17.22.050, Encroachments into Required Setbacks
Alley	0	0	0	0	0	0
Parking, from front and street side lot line	40(C)	40(C)	40(C)	40(C)	40(C)	40(C)
Open Space Standards
Minimum Open Space (square feet per residential unit)	Total/unit: 150 Private: minimum 50 sf for 50% of units Common: minimum 100 sf/unit						See §17.22.090, Open Space

Maximum Height Adjacent to Residential Zones. The maximum height within 40 feet of a Residential Zone is limited to 40 feet. The maximum height within 50 feet of a Residential Zone is 50 feet.

FIGURE 17.09.030.A: MAXIMUM HEIGHT ADJACENT TO RESIDENTIAL ZONES

Required Building Location. The following building location requirements apply in the CBD, MU-NC, and MU-C Zones:

Build-To Line. Buildings shall be located within 10 feet of the required setback line for at least 40% of the linear street frontage.

Corner Build Area. Buildings shall be located within 10 feet of the required setback line within 30 feet of the street corner.

Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, as outdoor dining/seating area, or with landscaping.

Exceptions. These requirements may be modified or waived by the Director upon finding that:

Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

FIGURE 17.09.030.B: REQUIRED BUILDING LOCATION, CBD, MU-NC, AND MU-C ZONES

Limitations on Location of Parking. Off-street parking spaces shall be located to the rear of principal buildings whenever possible. Above ground parking may not be located within 40 feet of a street facing property line. Exceptions may be granted where the Director makes the following findings:

The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and

The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.

(Ord. 19-1 § 3)

§ 17.09.040 Supplemental Regulations.

Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side lot line or pedestrian walkway shall include windows, doors, or other openings for at least 50% of the building wall area located between two and one-half and seven feet above the level of the sidewalk level. Such walls may run in a continuous plane for no more than 30 feet without an opening.

Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

Exceptions for Parking Garages. Multi-level garages are not required to meet the ground-floor transparency requirement.

Reductions. The building transparency requirement may be reduced or waived by the review authority upon finding that:

The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible; and

Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

FIGURE 17.09.040.A: BUILDING TRANSPARENCY/REQUIRED OPENINGS

Building Articulation. Any building over 125 feet wide shall be broken down to read as a series of buildings no wider than 75 feet each.

FIGURE 17.09.040.B: BUILDING ARTICULATION

Building Orientation.

Buildings shall be oriented to face streets and pedestrian walkways.

Building frontages shall be generally parallel to streets and pedestrian walkways.

Buildings shall be designed and oriented to minimize the visual intrusion into adjoining residential properties. Window, balcony, and deck locations shall be directed away from window areas of adjoining residences (on site or off site).

Building Entrances.

The primary building entrance shall face a public sidewalk.

Entrances located at corners shall generally be located at a 45-degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements.

All building and dwelling units located in the interior of a site shall have entrances from a pedestrian walkway that is designed as an extension of the public sidewalk and connect to a public sidewalk.

FIGURE 17.09.040.D: BUILDING ENTRANCES

Exterior Building Materials and Colors.

A unified palette of quality materials shall be used on all sides of buildings.

Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard or other quality, durable materials approved by the review authority. Stucco, when used, shall cover no more than 50% of the front façade of the ground floor.

Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planner or existing pedestrian routes or trails shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

Pedestrian Walkway Design.

Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

Where a required walkway crosses parking areas or loading areas, it shall be clearly identifiable through use of a raised crosswalk, a different paving material, or similar method.

Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

Limitations on Curb Cuts. Curb cuts shall be minimized and located in the location least likely to impede pedestrian circulation. Curb cuts shall be located at least 10 feet from an intersection curb return or pedestrian crosswalk.

Metal Storage Containers. Metal storage containers may not be used as permanent storage in Commercial and Mixed-Use Zones. Metal storage containers may be allowed on a temporary basis in connection with a valid building permit in any zone in the City.

(Ord. 19-1 § 3; Ord. 20-4 § 2)