In addition to the general purposes listed in Chapter 17.02, the specific purposes of the residential-office and office districts include the following:
A. 
Residential Office (RO). The residential office district implements the residential office land use category of the General Plan. It applies to existing mixed residential and office areas primarily along arterials and collectors. This district is meant to retain and encourage residential uses; office conversions of existing residential uses are discouraged and shall be evaluated. Uses include residential uses, offices oriented to provision of business and professional services, live/work, residential/office mixed use developments, bed and breakfast inns and public and quasi-public uses. Design is to be compatible with design characteristics of the surrounding neighborhood.
B. 
Commercial Office (OC). The commercial office district implements the business professional land use category of the General Plan. It is meant to encourage concentrations of administrative, professional and business offices, public and quasi-public uses and similar compatible uses, such as retail commercial uses oriented to the needs of nearby businesses. Intensive residential uses may also be allowed at appropriate locations. Conversions of residential rental units to nonresidential uses require review.
C. 
Medical Office (OM). The medical office district also implements the business professional land use category of the General Plan. It is intended to assure an adequate supply of land near the Queen of the Valley for supporting medical/dental offices, medical laboratories, pharmacies and similar related uses. It provides for general office uses on a temporary basis if it can be demonstrated that demand for medical office space is satisfied.
(O2003-12)
P = Permitted
C = Conditional
S = Specific Standards Apply
Blank = Not Allowed
Zoning Districts
RO
OC
OM
Added Use Regulations
A. Offices and Related Uses
 
 
 
 
1. Financial services
 
 
 
*Financial offices may be allowed on a temporary basis if it is demonstrated that market demand for medical office space is satisfied
Banks, savings and loans, credit unions
 
P
 
Financial services offices
P
P
C*
 
Other financial services (check cashing, etc.)
 
P
 
 
2. Medical services (medical, dental and health-related, with accessory sales)
 
 
 
*Excluding manufacture of pharmaceutical or other products for sale
Clinics
 
P
P
Hospitals
 
 
C
 
Laboratories
P*
P*
P
 
Major medical facilities (skilled nursing and similar)
 
C
C
 
Medical, dental, health-related offices
P
P
P
 
3. Offices, administrative, business and professional
P
P
C*
*General offices may be allowed on a temporary basis if it is demonstrated that market demand for medical office space is satisfied
B. Commercial Uses
 
 
 
 
1. Business sales and service
 
 
 
 
Locksmith
 
P
 
 
Printing and copy shops
 
P
 
 
2. Food and beverage service establishments and stores
 
 
 
*Accessory to principal food service use only
See standards Ch. 17.52
Bakeries, retail (with ancillary food service)
 
C
 
Catering
 
P*
 
 
Bars, cocktail lounges, nightclubs
 
CS
 
 
Food service establishments
 
 
 
With or without accessory serving of beer or wine;
 
C
 
 
With a bar, live entertainment or dancing;
 
CS
 
 
With drive-through use
 
CS
 
 
3. Personal service establishments
 
 
 
*C if open after 10 p.m. or if more than 10 students at a time
Art, music, dance and photographic studios
P*
P*
 
Barber shops/beauty and nail salons, personal grooming
P
P
 
 
Mail services
P
P
 
 
Shoe repair and shoe shine
 
P
 
 
Tailor/seamstress
 
P
 
 
Tattoo parlors
C
 
 
 
Travel agencies
P
P
 
 
4. Recreation facilities, commercial
 
 
 
 
Health clubs/gyms
 
C
 
 
Health spas
 
P
 
 
5. Retail uses
 
 
 
 
Drug stores and pharmacies
 
 
P*
*Sale of medical/health products only
Medical equipment and supply stores
 
 
P
 
Medicinal cannabis retailers
 
 
*
*See standards for Cannabis Establishment Clearance in Section 17.52.275
Optical shops
 
 
P*
*Sale of medical/health products only
6. Visitor accommodations
 
 
 
 
Bed and breakfast inns
CS
CS
 
See standards Ch. 17.52
Vacation rentals
CS
 
 
See standards Ch. 17.52
C. Public and Quasi Public Uses
 
 
 
 
1. General
 
 
 
 
Clubs and lodges, including for youth
C
C
 
Funeral and interment services
C
C
 
 
Parks, open space and recreation facilities, including docks, piers, etc.
C*
C*
 
*P if part of an approved public park plan or specific program approved by City Council
Other public/quasi public uses of an administrative, educational, religious, cultural, communications or public service nature, including community care facilities not otherwise listed, and excluding corporation yards and warehouses
C
C
C
 
2. Schools
 
 
 
 
Parochial, private
C
C
C
 
Public
P
P
P
 
Performing arts, art, martial arts, sports
C
C
 
 
Vocational, business trades
 
P
 
 
3. Transportation facilities
 
 
 
 
Parking facilities, commercial or municipal, 5+ spaces
C
P
C
 
Helipads
 
 
C
 
D. Residential and Related Uses
 
 
 
 
1. Residential*
 
 
 
Residential projects of 5+ units or equivalent in :FP flood evacuation area see standards Ch. 17.38
See standards Ch. 17.52
**Permitted if all proposed uses are permitted and no density bonus, conversion of residential; otherwise C
***In residential units only
~Existing mobile home parks only
Single-family detached residential
 
 
 
1 unit per lot
P
 
 
 
More than 1 detached single-family unit per lot
C
C
 
 
Single-family attached (condominiums)
CS
CS
 
Multifamily residential
P
C
 
 
Mixed use developments consisting of residential and other uses allowed in this district
P/C**
P/C**
 
Condominium conversion of rental units
CS
CS
 
 
Group residential, including SROs
CS
CS
 
Intermediate care facility
 
 
 
 
Small (0-6 residents)
P***
P***
 
Large (7 or more residents)
C
C
 
 
Live/work quarters
C
C
 
 
Mobile home parks
 
C~
 
Residential care facilities
 
 
 
 
Small (0-6 residents)
P***
P***
 
 
Large (7 or more residents)
C
C
 
 
2. Day care
 
 
 
*In residential units only
Day care facility, child or adult (up to 14 children or 8 adults)
P*
P*
 
Day care center (15 or more children or 9 or more adults)
C
C
C
 
E. Accessory Structures and Uses
 
 
 
*Accessory uses for residential are as described for the residential districts
See standards Ch. 17.52
Accessory structures and uses customarily accessory to a permitted or conditional use and contained on the same site
PS*
PS*
PS*
Automatic teller machines
C
C
 
 
Beekeeping
PS
PS
PS
Cottage food operations
PS
PS
 
 
Fences, hedges
PS
PS
 
 
Outdoor display or sales
PS
PS
PS
 
Recycling/solid waste areas
PS
PS
PS
 
Recycling facility, small <500 sf
PS
PS
 
 
Satellite dishes/receiving antennae
PS
PS
PS
 
Signs
PS
PS
PS
See Ch. 17.55, Sign Ordinance
F. Other Uses
 
 
 
 
Conversion of residential units to nonresidential uses
CS
CS
 
For OC District, see standards Ch. 17.52; for the RO District, see Section 17.12.040(M)
Nonresidential condominiums
CS
CS
CS
See standards Ch. 17.52
Other similar permitted or conditional uses found consistent with the General Plan and applicable district pursuant to Ch. 17.04
P/C*
P/C*
P/C*
*Determination as to whether use is permitted or conditional depends on requirements for the similar use
See standards Ch. 17.52
Temporary uses
PS/CS
PS/CS
PS/CS
(O2003-12; O2009-11; O2010-12, 7/6/10; O2011-13, 10/18/11; O2011-17, 11/30/11; O2012-18, 12/4/12; O2013-3, 5/21/13; O2014-3, 3/4/14; O2015-13, 11/3/15; O2017-018, 12/19/17; O2019-001, 1/15/19)
Property Development Standards
RO
OC
OM
Additional Standards
Floor Area Ratio (FAR)
See General Plan for FARs and densities applicable to property
See Ch. 17.52 for calculation of FARs, densities
Height-principal buildings-stories/height in feet whichever is more restrictive
3/35
40
40
 
Minimum Lot Area (sq. ft.)
5,000
5,000
5,000
 
Lot Width (feet) at front setback line
50
50
50
 
Lot Frontage (feet) at front property line
50
50
50
(1)
Front Setback (feet)
 
 
 
 
Arterial or collector
20
30
30
(2)
 
Local street
20
15
15
Side Setback (feet)
 
 
 
 
Arterial or collector
15
30
30
(2)
 
Local street
15
15
15
Side Yard (feet)
 
NA
NA
(3)
 
 
 
1 story
5
 
 
2-2.5 stories
10
 
 
3 stories
15
 
 
Rear Yard (feet)
15
20 (3 stories)
NA
NA
(3)
Notes:
NA = Not Applicable
(1)
Lot frontage may be reduced to 40 feet for lots with divergent lot lines, such as those that front on the bulb of a cul-de-sac or a sharply curved street.
(2)
Front and side setbacks may be reduced to 15 feet with design review when the reduction improves the overall site design, design of the building, or better integrates the building with its site and surroundings.
(3)
Residential-Office, Commercial and Medical Office District development proposed on land that abuts a RS, RI of RT District is subject to transitional standards described in Section 17.12.040.
See Chapter 17.52 (Site and Use Regulations) for additional regulations pertaining to agricultural buffers, creeks and watercourses, historic preservation, noise, outdoor storage, recycling areas, wetlands, and other site development standards.
(O2003-12)
A. 
Design Guidelines. Design guidelines shall be referred to where applicable.
B. 
Parking and Loading. On-site parking and loading shall be provided in accord with provisions of Chapter 17.54.
C. 
Accessory Structures. Accessory structures in the RO district shall meet accessory standards for residential districts in Chapter 17.52. Accessory structures for the CO and MO districts shall meet the same standards as for principal buildings. Walks or similar types of surfaced areas constructed at grade, parking (See subsection G below), fences (See Chapter 17.52, Site and Use Regulations) and signs (See Chapter 17.55, Sign Ordinance) may be located in setback areas.
D. 
Transitional Standards. Where RO, CO or MO district development is proposed on land which abuts Residential RS, RI, or RT District lands, the standards below shall be observed:
1. 
RO District transitional standards shall be the same as for the multifamily (RM) district.
2. 
In the CO or MO districts, front and side setbacks shall be those required in the adjacent residential district, except when properties abut along rear lot lines; and design review shall identify potential impacts of the proposed project on the residential use (e.g., noise, privacy, visual) and utilize landscaped buffers consisting of a mix of trees and shrubs, six-foot solid masonry walls, building setbacks/stepbacks and/or other effective techniques to address such impacts.
E. 
Screening of Trash, Outdoor Storage. See Chapter 17.52 for outdoor storage screening requirements.
F. 
Rooftop Equipment. Rooftop equipment shall be screened and integrated into the building architecture. Screens shall not disproportionately increase the mass of the building.
G. 
Landscaping. All planting strips, yards, setbacks and other required open space areas shall be landscaped in accord with a landscape plan addressing city standards, approved by the decision-making body as part of the design review or other discretionary permit. In the commercial office and medical office districts, parking may be located in the front setback provided a minimum of 15 feet is landscaped. All landscaping shall be maintained in a healthy, weed-free condition. Landscape maintenance agreements with the city may be required on sensitive sites.
H. 
Street Trees. Street trees may be required to be installed by the Community Resources Director in accordance with city standards.
I. 
Public Works Improvements. Curb, gutter, sidewalks, street, drainage, utility undergrounding and similar improvements may be required to be installed by the Public Works Director in accordance with Policy Resolution 27 or Public Works Department standard specifications.
K. 
Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and residential properties.
L. 
Noise. See Section 17.52.310, Noise standards.
M. 
Conversion or Loss of Residential Uses to Nonresidential Uses in the Residential-Office District. A use permit is required where a project proposes to convert any residential use to a nonresidential use; the application was submitted after the effective date of the ordinance codified in this chapter and there would be loss of one or more dwelling units.
1. 
Tenant Provisions. The applicant shall notify any tenants of the application for conversion as follows:
a. 
Notice of Intent. A notice of intent to convert shall be delivered to each existing tenant's apartment 60 days prior to the filing of a use permit application. This notice shall contain:
(1) 
Name and address of the current owner;
(2) 
Name and address of the proposed applicant;
(3) 
Notice of the tenant's right to speak at any public hearing;
(4) 
Notice that tenant will receive 180 days notice to vacate;
(5) 
Statement of terms and conditions of tenancy;
(6) 
Provisions for moving expenses;
(7) 
Other information as required by the Community Development Department.
b. 
Notice to Vacate. Each tenant shall receive written notice to vacate the unit. Such notice shall provide at least 180 days from the first notice of intent, including at least 30 days from the filing of the use permit, provided that approval of a use permit shall not impair the length of term or any other rights of a tenant under a validly existing lease or tenant agreement.
c. 
Tenancy Terms. The tenancy shall be continued on the same terms and conditions after the date of approval of the use permit.
d. 
Expenses. Each lower income household forced to relocate due to conversion shall receive moving expenses equal to one and one-half times their current monthly rent.
e. 
Ineligible Tenants. All persons becoming tenants after filing of the application to convert, shall be informed of the application to convert and shall not be eligible for moving expenses.
2. 
Housing Impact Fees. Pursuant to Chapter 15.94 shall be imposed for all converted nonresidential square footage
3. 
Periods of Several Rental Housing Shortage. If at the time the use permit is submitted, the vacancy rate, as established annually pursuant to Section 17.52.080(B)(2), is less than three percent, residential uses may not be converted to a nonresidential use unless the applicant submits a plan acceptable to the Housing Director that demonstrates how new dwelling units will be added.
4. 
Finding Required. In approving a conversion use permit, the decision-making body shall make the following finding in addition to standard use permit findings:
The proposed project demonstrates how residential units will be added to the city's housing stock to mitigate the loss of units to be converted.
(O2003-12; O2019-001, 1/15/19)
New nonresidential or mixed use structures, additions and exterior remodels of any building or structure, or the subdivision of any lot shall require design review as described in Chapter 17.62 (Design Review Permits). The painting of walls with murals, wall graphics or unusual paint colors compatible with their context also requires design review. Residential development is subject to design review in accordance with Chapter 17.62. Signs require review in accordance with Chapter 17.55, Sign Ordinance.
(O2003-12; O2019-001, 1/15/19)