Chapter 18.12 - Commercial and Manufacturing Zoning Districts

Sections:

18.12.010 - Purpose of Chapter
18.12.020 - Purposes of Commercial and Manufacturing Districts
18.12.030 - Commercial and Manufacturing District Land Uses and Permit Requirements
18.12.040 - Commercial and Manufacturing District General Development Standards
18.12.050 - Floor Area Ratio Criteria
18.12.060 - Mixed Use Component
10.12.070 - Downtown Commercial District Development Standards
18.12.080 - Manufacturing District Performance Standards

18.12.010 - Purpose of Chapter

This Chapter provides regulations applicable to existing development and new land uses in the commercial and industrial zoning districts established by Section 18.06.020 (Zoning Districts Established).

18.12.020 - Purposes of Commercial and Manufacturing Districts

The purposes of the individual commercial and manufacturing/industrial zoning districts and the manner in which they are applied are as follows.

A. CN (Neighborhood Commercial) District. The CN zoning district is applied to areas appropriate for retail sales, offices, and services serving the daily needs of nearby residents. This district may also accommodate mixed-use developments with residential and commercial uses. The development standards and permit requirements of the CN district are intended to create a pedestrian-oriented environment. The floor area ratio for commercial development is 0.20, and the density for residential development within the CN district is four units per acre for mixed use developments and 12 units per acre for stand-alone multi-family residential projects. The CN zoning district is consistent with the Residential, Residential High Density, Commercial, Public (Hospital/Office), and Tahoe Donner PC land use classifications of the General Plan.

B. CG (General Commercial) District. The CG zoning district is applied to areas appropriate for a wide range of retail shopping uses. This district may also accommodate mixed-use developments with residences. The floor area ratio for commercial development is 0.20, and the density for residential development within the CG district is four units per acre for mixed-use developments and 12 units per acre for stand-alone multi-family residential projects. The CG zoning district is consistent with the Commercial and Public (Hospital/Office) land use classifications of the General Plan and the Commercial land use classification of the Downtown Specific Plan.

C. CH (Highway Commercial) District. The CH zoning district is applied to locations along highways and it is intended to provide highway and tourist related services. The floor area ratio for commercial development in the CH zoning district is 0.20. The CH zoning district is consistent with the Commercial land use classification of the General Plan.

D. CS (Service Commercial) District. The CS zoning district is applied to areas appropriate for more intensive commercial activities than are allowed in other commercial zoning districts. The floor area ratio for commercial development in the CS zoning district is 0.20, and the density for residential development within the CS district is 4.0 units per acre for mixed-use developments. The CS zoning district is consistent with the Commercial and Industrial land use classifications of the General Plan.

E. M (Manufacturing/Industrial) District. The M zoning district is applied to areas appropriate for manufacturing/industrial uses including processing, distributions, and storage. The floor area ratio for industrial development in the M zoning district is 0.20. The M zoning district is consistent with the Industrial land use classification of the General Plan.

F. DMU (Downtown Mixed Use) District. The DMU zoning district is applied to areas in the Downtown Study Area appropriate for a combination of retail sales, offices, services , lodging, and residential land uses. The development standards and permit requirements of the DMU district are intended to create a pedestrian-oriented mixed-use environment. In general, most non-retail related uses are prohibited in ground floor spaces along Commercial Row within this district. For a complete list of allowed uses, see Table 2-7 in Chapter 18.12. There is no maximum floor area ratio. The maximum density for residential development is 24 dwelling units per acre. The DMU zoning district is consistent with the Mixed Use land use classification of the Downtown Specific Plan.

G. DC (Downtown Commercial) District. The DC zoning district is applied to areas in the Downtown Study Area appropriate for a wide range of commercial uses in or near the Downtown Core, including retail sales, restaurants, and offices. There is no maximum floor area ratio. The DC zoning district is consistent with the Commercial land use classification of the Downtown Specific Plan.

H. DVL (Downtown Visitor Lodging) District. The DVL zoning district is applied to the "gateway property" at the southwest corner of the I-80 / Highway 267 interchange. The DVL district accommodates lodging as the primary use. Secondary & appurtenant uses such as a restaurant, meeting rooms, and a visitor center are allowed. The maximum floor area ratio is 0.25. The DVL district is consistent with the Visitor Lodging land use classification of the Downtown Specific Plan.

I. DM (Downtown Manufacturing) District. The DM zoning district is applied to areas in the Downtown Study Area appropriate for manufacturing/industrial uses. There is no maximum floor area ratio. The DM zoning district is consistent with the Industrial land use classification of the Downtown Specific Plan.

18.12.030 - Commercial and Manufacturing District Land Uses and Permit Requirements

A. General land use permit requirements. Tables 2-6 and 2-7 identify the uses of land allowed by this Development Code in the commercial and manufacturing/industrial zoning districts, and the land use permit required to establish each use, in compliance with Section 18.06.040 (Zoning District Regulations).

Note: Where the last column in the tables ("See Standards in Section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.

B. Activities within railroad rights-of-way. Railroad and railroad-related operations, activities, and facilities within the Union Pacific railroad right-of-way and operating properties are not subject to the requirements of this Development Code.

 

For allowed uses and permit requirements for Commercial and Manufacturing and Downtown Commercial and Manufacturing Districts, see the MASTER USE TABLE.

 

18.12.040 - Commercial and Manufacturing District General Development Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-8, in addition to any other applicable requirements of this Chapter, and the development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards).

TABLE 2-8

COMMERCIAL AND MANUFACTURING DISTRICT
GENERAL DEVELOPMENT STANDARDS

Notes:

(1) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).

(2) Maximum allowable height for structures. See 18.30.090 (Height Measurement and Height Limit Exceptions).

TABLE 2-8

COMMERCIAL AND MANUFACTURING DISTRICT
GENERAL DEVELOPMENT STANDARDS (Continued)

Notes:

(1) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).

(2) Maximum allowable height for structures. See 18.30.090 (Height Measurement and Height Limit Exceptions).

TABLE 2-8

COMMERCIAL AND MANUFACTURING DISTRICT
GENERAL DEVELOPMENT STANDARDS (Continued)

Notes:

(1) The total allocation of FAR may be used for a visitor lodging facility. Additional uses may be approved based on the following standards:

(a) Seven percent (7%) of the available FAR may be used for one table service restaurant. This restaurant must be constructed in conjunction with a lodging project, but the restaurant floor area is not subject to the proportion requirement described in Note (1)(b) below.

(b) In addition to the restaurant described in Note (1)(a), commercial development consistent with the allowed uses for the DVL district in Table 2-7 may be approved. The floor area of this commercial development shall be counted towards the available FAR and shall be phased in proportion to the amount of lodging floor area. The floor area allowed for commercial development in any phase of development on the property shall be no greater than 16% of the lodging floor area within the same phase.

(c) Additional floor area above the 0.25 FAR, up to a maximum of 3,500 square feet, may be allocated to the site for the construction of a visitor center.

(2) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).

(3) Maximum allowable height for structures. See 18.30.090 (Height Measurement and Height Limit Exceptions).

18.12.050 - Floor Area Ratio Criteria

The floor area ratio (FAR) requirements established by Table 2-8 for the CN, CG, CH, CS, and M zoning districts may be increased by the review authority to a maximum of 0.35, subject to the following standards.

A. The review authority shall find that the FAR increase is proportional to the public benefit provided by the project, including exemplary design and environmental sensitivity, and compliance with the other provisions of this Section.

B. FAR may be increased by 0.05, or 2,200 square feet per acre, up to a maximum of 0.35, based on each/any of the following project features:

1. The primary use of the site is for lodging;

2. Lands are dedicated for public open space, public access, and/or public recreation beyond that necessary for the project;

3. The site is within the preferred infill area shown on Sheet 28 of the Town Zoning Map;

4. The project will provide enhanced public facilities which are needed by the Town beyond those required for the project as mitigation measures (for example, transit facilities);

5. The project is a mixed commercial/industrial development that contain one or more businesses that support other businesses within the development and reduce traffic and parking demand for the development to an extent greater than that generated by the increased floor space; and/or

6. The project incorporates transportation control measures that reduce traffic and parking demand for the development to an extent greater than that generated by the increased floor space.

C. Residential floor space within mixed use projects and live/work spaces shall not be counted toward the maximum allowed FAR.

D. No increase in the FAR shall be granted unless the Town Engineer first determines that the increased project intensity will not create unmitigable traffic circulation impacts in the site vicinity or elsewhere in the Town.

18.12.060 - Mixed Use Component

All land uses and projects proposed in the CN, CG, CS, and M zoning districts having a single tenant or business with 20,000 square feet or more of floor space shall include a mixed use component as follows:

A. A project with a single retail, service, or office tenant or business of over 20,000 square feet of floor space shall include other retail, office, and/or restaurant tenants and businesses equal to 30% of the floor space of the project. The project shall also include a minimum of two residential units for the first 40,000 square feet of floor space, or fraction thereof, of the project and one additional residential unit for each 10,000 square feet of floor space, or fraction thereof, thereafter.

B. A project with a single industrial tenant or business of over 20,000 square feet of floor space shall include other retail, office, restaurant, and/or industrial tenants and businesses equal to 30% of the floor space of the project.

C. Land uses and projects with a required mixed use component are eligible to receive incentives in accordance with Section 18.58.140 (Mixed Use Development).

18.12.070 - Downtown Commercial District Development Standards

A. In-lieu parking fees. A parking impact fee may be paid at the discretion of the Director for uses in the DMU and DC districts in lieu of complying with Section 18.48.040 (Number of Parking Spaces Required). The amount of the impact fee per parking space shall be set by Town Council resolution.

B. In-lieu bicycle parking fees. A bicycle parking impact fee may be paid at the discretion of the Director for uses in the DMU and DC districts in lieu of complying with Section 18.48.090 (Bicycle Parking and Support Facilities). The amount of the impact fee per bicycle parking space shall be set by Town Council resolution.

C. In-lieu frontage improvement fees. The Director may require the payment of a frontage improvement fee for uses in the DMU and DC districts in lieu of actual construction of frontage improvements required by Section 18.30.020.B (Access). The amount of the improvement fee shall be determined by the Town Engineer based on the costs to construct the required frontage improvements.

D. Commercial Row land use limitations. In general, most non-retail related uses are prohibited in ground floor spaces along Commercial Row, but are allowed in second and third floor spaces. These limitations are further outlined under Section 18.20.070 (Commercial Row Overlay District).

18.12.080 - Commercial and Manufacturing District Performance Standards

All land uses proposed in the Commercial and Manufacturing zoning districts shall be operated and maintained so as to not be injurious to public health, safety or welfare, and shall comply with the following standards.

A. Air emissions. No approved land use shall generate or cause any visible dust, gasses, or smoke to be emitted into the atmosphere, except in accordance with the air quality regulatons of the Northern Sierra Air Quality Management District and the California Air Resources Board or for the operation of motor vehicles on the site.

B. Glare and heat. No direct or sky-reflected glare or heat, whether from floodlights or from high temperature processes (including combustion or welding or otherwise) shall be visible or felt at the property line.

C. Ground vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.

D. Odor. No approved land use shall generate or emit any obnoxious odor or fumes perceptible at the property line.