The provisions of this chapter shall be known as the S-16 Industrial-Residential Transition Combining Zone regulations. The intent of the S-16 zone is to provide a compatible transition between residential and industrial zones by limiting the impacts of new nonresidential development, particularly trucking facilities and industrial development, on adjacent residential zones. It is also intended to promote compatible economic development and provide opportunities for new joint living and working quarters. These regulations shall apply in the S-16 zone and are supplementary to the regulations applying in the zones with which the S-16 zone is combined. Where the standards and regulations contained herein conflict with those of the underlying zoning regulations, then the standards and regulations contained herein shall apply. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The S-l6 zone may be combined with any other zone whose General Plan land use classification is “Business Mix” or “General Industrial/Transportation” and abuts a residential zone, or with any industrial zone that abuts a residential zone. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

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 Telecommunications regulations in Chapter 17.128, or the Sign regulations in Chapter 17.104. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The following activities, as described in the use classifications in Chapter 17.10, are permitted:
A. Civic Activities:

Essential Service

Limited Child-Care

Nonassembly Cultural (with less than ten thousand (10,000) square feet of gross floor area)

Administrative (with less than ten thousand (10,000) square feet of gross floor area)

Telecommunications
B. Commercial Activities:

Convenience Sales and Service

General Retail Sales

General Personal Service

Consultative and Financial Service

Administrative

Business and Communication Service

Retail Business Supply

Research Service (with less than ten thousand (10,000) square feet of gross floor area)
C. Manufacturing Activities:

Custom (with less than ten thousand (10,000) square feet of gross floor area)

Light (with less than ten thousand (10,000) square feet of gross floor area)
(Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The following activities, as described in the use classifications in Chapter 17.10, may be permitted upon the granting of a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134 and the special regulations in Section 17.98.090:
A. Civic Activities:

Community Assembly

Community Education

Nonassembly Cultural (with more than ten thousand (10,000) square feet of new gross floor area)

Administrative (with more than ten thousand (10,000) square feet of new gross floor area)

Utility and Vehicular
B. Commercial Activities:

General Food Sales

Convenience Market (subject to provisions in Section 17.102.210A)

Mechanical or Electronic Games (subject to provisions in Section 17.102.210C)

Medical Service

Consumer Laundry and Repair Service

Group Assembly

Research Service (with more than ten thousand (10,000) square feet of new gross floor area)

General Wholesale Sales (with less than fifty thousand (50,000) square feet of gross floor area)

Construction Sales and Service

Automotive Fee Parking

Animal Care
C. Manufacturing Activities:

Custom (with more than ten thousand (10,000) square feet of new gross floor area)

Light (with more than ten thousand (10,000) square feet of new gross floor area)
D. Agricultural and Extractive Activities:

Plant Nursery
E. Accessory Activities:

Joint Living and Working Quarters (as defined in Section 17.10.040C and subject to the provisions in Section 17.102.190 and the special regulations in Section 17.98.090A.)

Open Storage
(Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The following activities, as described in the use classifications in Chapter 17.10, are prohibited:
A. Commercial Activities:

Alcoholic Beverage Sales

Automotive Repair and Cleaning

Automotive Sales, Rental, and Delivery

Automotive Servicing

Fast-Food Restaurant

Scrap Operation, subject to provisions of Section 17.102.210F

Transport and Warehousing, subject to provisions in Section 17.102.210F
B. Manufacturing Activities:

General

Industrial Transfer/Storage Hazardous Waste Management
C. Agricultural and Extractive Activities

Crop and Animal Raising

Mining and Quarrying
(Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The following facilities, as described in the use classifications in Chapter 17.10, may be permitted upon the granting of a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134 and the special regulations in Section 17.98.090:
A. Nonresidential Facilities:

Open
B. Telecommunications Facilities:

Macro

Monopole
(Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

A. Maximum Floor Area Ratio Generally. The maximum floor area ratio of any facility shall be 4.0 unless a lesser floor area ratio is specified by the applicable General Plan land use classification. Any new construction or addition or alteration that results in a total F.A.R. of more than 2.0 on any portion of any lot within one hundred fifty (150) feet of a residential zone shall require a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134.
B. Maximum Floor Area Within One Hundred Fifty (150) Feet of a Residential Zone. The 2.0 floor area ratio shall only apply to the portions of all properties located in the first one hundred fifty (150) feet of the S-16 zone. The one hundred fifty (150) foot measurement is not measured from the zoning boundary but begins at the nearest property line within the S-16 zone that is adjacent to the residential zone. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The following supplemental development standards shall apply to all new development and alterations and additions adding more than ten percent to existing floor area, unless otherwise indicated:
A. New Joint Living and Working Quarters. Construction of new joint living and work quarters, subject to the regulations in Section 17.102.190, is allowed subject to the following standards:
1. Size of Units. The average unit size of all joint living and work quarters in a development project shall be a minimum of one thousand (1,000) square feet of floor area. No individual unit shall be less than eight hundred (800) square feet of floor area.
2. Use of Space. Generally, as a guideline and not as a mandate, one-third of the floor area should be used for living space.
3. Minimum Usable Open Space. A minimum of seventy-five (75) square feet of group usable open space shall be provided for each joint living and working quarters unit. All required group usable open space shall conform with the standards set forth in Section 17.126.030, except that group usable open space may be located anywhere on the lot, and may be located entirely on the roof of any building on the site.
4. Required Parking. A minimum of one space shall be provided for each one thousand (1,000) square feet of floor area. This requirement preempts any conflicting requirement in Chapter 17.116.
5. Buffering. The general buffering requirements of Section 17.110.020 shall apply to joint living and working quarters.
B. Upper-story Stepback on Lots Abutting a Residential Zone or on a Block with Residential Activity. On any portion of any lot that:
1. Abuts a residential zone, or
2. Is directly across a street, alley, or path from a residential zone, or
3. Abuts a legally established residential activity, or
4. Is on a street where fifty (50) percent or more of the frontage on the street within three hundred (300) feet of the lot has legally established residential activities, no building or other facility shall, except for the projections allowed by Section 17.108.030, exceed thirty (30) feet in height unless each portion above that height is set back a minimum of one foot for each foot of additional height. This setback shall be measured from the inner line of the minimum yard required by subsection C below. C. Minimum Yards on Lots Abutting a Residential Zone or on a Block with Residential Activity. On any portion of any lot that:
1. Abuts a residential zone, or
2. Is directly across a street, alley, or path from a residential zone, or
3. Abuts a legally established residential activity, or
4. Is on a street where fifty (50) percent or more of the frontage on the street within three hundred (300) feet of the lot has residential activities, a yard with a minimum depth or width, as the case may be, of ten feet shall be provided along the entire lot line that abuts or is across from said residential zone or residential activity. This yard shall be landscaped and unobstructed except for the accessory structures or other facilities allowed therein by Section 17.108.130. A solid masonry or lumber wall at least six feet high shall be provided along the entire length of any lot line not facing a street. Where the lot in question is twenty-five (25) feet or less in width, a solid masonry wall at least six feet high may be provided in lieu of any side yard required by this section.
D. Landscaping.
1. Front Yards. All front yards required by subsection C above shall be landscaped with trees and shrubs, except for driveways serving required parking or loading, and incidental pedestrian access.
2. Minimum Landscaping. For new construction or addition or alteration of more than ten percent of existing floor area, a minimum of ten percent of the site area must be landscaped.
3. Off-street Parking Facilities. Landscaping shall be provided for off-street parking facilities with more than ten spaces. A minimum of one tree for every six spaces shall be distributed evenly throughout the parking area. Parking rows shall be separated from driveways by a landscaped planter.
4. Required Irrigation. All planting areas shall be provided with an irrigation system that is permanent, below grade, and activated by automatic timing controls.
E. Screening of Parking on a Lot. A concrete or masonry wall at least three feet high shall be provided for parking areas located adjacent to a public right-of-way.
F. Minimum Usable Open Space for Nonresidential Activities. For nonresidential activities, a minimum of one square foot of usable group open space shall be provided for every one hundred (100) square feet of floor area with a minimum of one hundred (100) square feet of usable group open space provided on every lot subject to the applicable Usable Open Space Standards in Section 17.126.030.
G. Loading Berths. No loading berths shall be located within one hundred (100) feet of any residential zone except upon the granting of a conditional use permit pursuant to Section 17.102.080 and the conditional use permit procedure in Chapter 17.134.
H. Truck Parking. Any activity that operates or stores three or more Trucks shall require a conditional use permit pursuant to the conditional use permit procedure in Chapter 17.134 on any lot that:
1. Abuts a residential zone, or
2. Is directly across a street, alley, or path from a residential zone, or
3. Abuts a legally established residential activity, or
4. Is on a street where fifty (50) percent or more of the frontage on the street within three hundred (300) feet of the lot has legally established residential activities.
For the purposes of this section, a “Truck” is defined as a “Commercial Vehicle” having a “Manufacturer’s Gross Vehicle Weight Rating” exceeding ten thousand (10,000) pounds or a “Trailer,” as those terms are defined in the California Vehicle Code.
I. Access. Where a lot has access from two or more streets, primary access shall not be from a street which serves as a residential zone boundary, unless all such streets serve as residential zone boundaries. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The performance standards specified in Chapter 17.120 shall apply in the S-l6 zone. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)

The requirements regarding substitution of nonconforming uses specified in Chapter 17.114.070 (A)(3) shall apply in the S-16 zone. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12289 § 3 (part), 2000)