The provisions of this chapter shall be known as the S-8 urban street combining zone regulations. The S-8 zone is intended to create, preserve, and enhance compact, attractive, and clearly defined street and plaza spaces and to assure ground-level continuity of retail and consumer service uses along key shopping frontages, and is typically appropriate to major pedestrian shopping streets in the central district. These regulations shall apply in the S-8 zone, and are supplementary to the regulations applying in the zones with which the S-8 zone is combined. (Prior planning code § 6450)

The S-8 zone may be combined with any other zone. (Prior planning code § 6451)

Except for projects that are exempt from design review as set forth in Section 17.136.025, no Local Register Property, Building Facility, Mixed Use Development, Telecommunications Facility, Sign, or other associated structure shall be constructed, established, or altered in exterior appearance, unless plans for the proposal have been approved pursuant to the design review procedure in Chapter 17.136, and when applicable, the additional provisions in Section 17.86.110, the Telecommunications regulations in Chapter 17.128, or the Sign regulations in Chapter 17.104. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12606 Att. A (part), 2004: prior planning code § 6452)

Only the following activities shall be located on the ground floor of any building within the first twenty (20) feet thereof facing the abutting street or streets, except as otherwise provided in Sections 17.86.050 and 17.86.080 and except that pedestrian entrances to activities elsewhere in the building may occupy not more than one-third of the face of the building as measured parallel to the street line or lines:
A. Civic Activities:

Essential Service
B. Commercial Activities:

Convenience Sales and Service

Medical Service

General Retail Sales

General Personal Service

Consultative and Financial Service

Consumer Laundry and Repair Service

Retail Business Supply
(Prior planning code § 6453)

Where otherwise allowed by the zones with which the S-8 zone is combined, the following activities may be located on the ground floor of a building within the first twenty (20) feet thereof facing the abutting street or streets upon the granting of a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134:
A. Civic Activities:

Community Assembly

Nonassembly Cultural

Administrative

Utility and Vehicular

Extensive Impact
B. Commercial Activities:

General Food Sales

Convenience Market

Fast-Food Restaurant

Alcoholic Beverage Sales

Mechanical or Electronic Games, subject to the provisions of Section 17.102.210C

Group Assembly

Administrative

Business and Communication Service

Research Service

General Wholesale Sales

Transient Habitation

Automotive Fee Parking, subject to the provisions of Section 17.86.080.
(Prior planning code § 6454)

Only the following facilities shall be located on the ground level of any lot, except as otherwise provided in Section 17.86.070:
A. Nonresidential Facilities:

Enclosed
B. Signs:

Residential

Special

Development

Realty

Civic

Business
(Prior planning code § 6455)

The following facilities may be located on the ground level of a lot upon the granting of a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134:
A. Nonresidential Facilities:

Open, limited to the following:

Off-street parking facilities, subject to the provisions of Section 17.86.080

Open-air dining facilities

Parks and plazas

Sidewalk Cafes
(Prior planning code § 6456)

A. Parking Areas. No off-street parking area shall be located on the ground level of any lot, except that a temporary parking lot may be permitted upon the granting of a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134 and subject to the following provisions:
1. That the permit shall have an automatic termination date not later than one year after the effective date of its granting;
2. That any continuation of the parking lot thereafter shall require a new permit.
B. Driveways and Loading Areas. No driveway or off-street loading area shall be located on the ground level of any lot, except upon the granting of a conditional use permit pursuant to the conditional use permit procedure. (Prior planning code § 6457)

No Advertising Sign shall be located in the S-8 zone. (Prior planning code § 6458)

A conditional use permit for any use under Sections 17.86.050, 17.86.070, or 17.86.080 may be granted only upon determination that the proposal conforms to the general use permit criteria set forth in the conditional use permit procedure in Chapter 17.134 and to the following use permit criteria:
A. That the proposal will not detract from the compact, urban character of the area;
B. That the proposal will not impair a generally continuous wall of building facades;
C. That the proposal will not weaken the concentration and continuity of retail facilities at ground level, and will not break up an important shopping frontage;
D. That the proposal will not interfere with the movement of people along an important pedestrian street;
E. That the proposal will conform in all significant respects with any applicable district plan which has been adopted by the City Council. (Prior planning code § 6461)

In the S-8 zone, proposals requiring regular design review approval pursuant to Section 17.86.030 may be granted only upon determination that the proposal conforms to the regular design review criteria set forth in the design review procedure in Chapter 17.136 and to all of the following additional criteria:
A. That the proposal will be compatible with an atmosphere of quality and refined architectural taste appropriate to a highly urban commercial center;
B. That the design of ground-level facilities will be interesting to pedestrians and will preserve, and where possible enhance, the basic continuity of key shopping frontages;
C. That the building facade and other walls will be considered and treated as a whole, and in relationship to adjoining buildings;
D. That all Signs will be harmonious with the architectural design of the building and adjacent buildings, and will not cover or detract from desirable architectural features. (Ord. 12776 § 3, Exh. A (part), 2006: prior planning code § 6462)