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27.48 E2 Districts - Executive Offices
Sections:
27.48.010 Purpose.
27.48.020 Permitted uses.
27.48.030 Special uses.
27.48.040 Off-street parking and loading.
27.48.050 Conditions of use.
27.48.060 Floor area ratio.
27.48.065 Parcel coverage.
27.48.070 Building height.
27.48.080 Minimum plot area standards and dimensions.
27.48.090 Minimum yards.
27.48.100 Buffers.


27.48.010 PURPOSE. The E2 District is intended to create and maintain professional and administrative offices. Allowed uses are the same as in the E1 District. The E2 District is intended for small sites served by nearby commercial facilities. (Ord. 1991-18 § 25 (part), 1991; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03 (part)).

27.48.020 PERMITTED USES. The following uses are permitted:
(a)  Permitted uses in the E1 district;
(b)  Residential units, only on parcels designated with a residential overlay district classification subject to R4 district “Minimum Development Standards” in Section 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; however secondary units are prohibited.  (Ord. 2010-15 § 12, 2010; Ord. 2009-7 § 27, 2009; Ord. 2003-12 § 9, 2003; Ord. 1992-2 § 32, 1992; Ord. 1991-18 § 25 (part), 1991; Ord. 1982-22 § 36, 1982; Ord. 1981-27 § 37, 1981; Ord. 1969-34 § 2 (part), 1969: prior code § 148.03(A)).

27.48.030 SPECIAL USES. Special Uses in the E1 district may also be allowed subject to approval of a special use permit.  Residential units on parcels without a residential overlay district classification subject to R4 district “Minimum Development Standards” in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited.  (Ord. 2010-15 § 13, 2010; Ord. 1992-2 § 33, 1992; Ord. 1991-18 § 25 (part), 1991; Ord. 1985-17 § 44, 1985; Ord. 1981-27 § 38, 1981; Ord. 1976-5 § 9, 1976; Ord. 1971-4 § 2, 1971; Ord. 1970-14 § 3, 1970; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03(B)).

27.48.040 OFF-STREET PARKING AND LOADING. Automobile parking and loading facilities shall be provided as required or permitted in Chapter 27.64. (Ord. 1991-18 § 25 (part), 1991; Ord. 1969-34 § 2 (part), 1969: prior code 148.5.03(C)).

27.48.050 CONDITIONS OF USE. Permitted uses and special uses in the E2 districts are subject to the following condition:
All uses permitted within this district shall be conducted within completely enclosed buildings and shall be subject to the same "performance standards" set forth in Chapter 27.56, except as may be specifically authorized by special permit. (Ord. 1991-18 § 25 (part), 1991; Ord. 1991-12 § 69, 1991; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03(D)).

27.48.060 FLOOR AREA RATIO. The maximum floor area ratio for buildings and structures on a zoning plot shall be as follows:
(a)  In an E2-.5 district, the floor area ratio shall not exceed .5;
(b)  In an E2-1 district, the floor area ratio shall not exceed 1.0;
(c)  In an E2-1.5 district, the floor area ratio shall not exceed 1.5;
(d)  In an E2-2 district, the floor area ratio shall not exceed 2.0. (Ord. 1991-18 § 25 (part), 1991; Ord. 1985-17 § 45, 1985; Ord. 1979-1 § 21, 1979; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03(E)).

27.48.065 PARCEL COVERAGE. A minimum of 20 percent at-grade open space shall be provided on the parcel, except in the /R overlay district where 10 percent minimum at-grade open space is required. Open space shall contain landscaping and/or decorative outdoor landscape elements, water features, paved or decorated surfaces of rock, stone, brick or other similar material (excluding driveways, parking, loading, or storage areas), and sculptural elements. (Ord. 1991-18 § 25 (part), 1991; Ord. 1987-1 § 18, 1987; Ord. 1985-17 § 46, 1985).

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27.48.070 BUILDING HEIGHT. Building height shall not exceed the standards set forth on the Building Height Plan of the General Plan. (Ord. 1991-18 § 25 (part), 1991).

27.48.080 MINIMUM PLOT AREA STANDARDS AND DIMENSIONS. All buildings and structures hereafter erected in the E2 District shall be on a zoning plot having an area of not less than six thousand square feet and a width of not less than fifty feet at the building line. (Ord. 1991-18 § 25 (part), 1991; Ord. 1982-22 § 37, 1982; Ord. 1979-1 § 22, 1979; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03(F)).

27.48.090 MINIMUM YARDS. No buildings or open parking areas shall be constructed or enlarged unless the following yards are provided and maintained in connection with such buildings, structures, parking lots, or enlargements: yards not less than seven and one-half feet along any street frontage. (Ord. 1991-18 § 25 (part), 1991; Ord. 1979-1 § 24, 1979; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03(G)).

27.48.100 BUFFERS. When an E2 zoned plot is contiguous to any residential district, an adequate landscape buffer shall be maintained adjacent to the R zoned property. The depth of this buffer along street frontages shall be at least equal to one-half the height of the building measured from the property line. The depth of this buffer along interior lot lines shall be at least equal to one-half the height of the building, or fifteen feet, whichever is greater. Open parking otherwise in conformance with standards listed in this chapter may be permitted within the required buffer area except in the last six feet. (Ord. 1991-18 § 25 (part), 1991; Ord. 1979-1 § 25, 1979; Ord. 1975-31 § 3, 1975; Ord. 1969-34 § 2 (part), 1969: prior code § 148.5.03(H)).


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