Chapter 27.44 — E1 DISTRICTS—EXECUTIVE PARK

The E1 district is intended to provide, create, preserve, and enhance areas devoted primarily to conference, research, and administrative activities in attractive surroundings. Accessory uses include personal services, restaurants, health clubs, day care, and limited retail sales. E1 zoning is typically appropriate to large acreages with good accessibility which can be suitably landscaped and made compatible with adjacent residential development.

The following uses shall be permitted:

(a) Administrative, executive, and professional offices, provided that the professional offices are limited to those professions listed in Section 5.24.160, and including similar professional occupations, and provided that no office of a veterinarian shall include an animal hospital or kennel.

(b) Accessory uses; including, but not limited to:

(1) Sale of personal goods and services, when provided in the principal building, including, but not limited to, the following:

  - (A)  Flower, food, and news vending; 

  - (B)  Printing and photocopying; 

  - (C)  Travel agencies; 

  - (D)  Ticket outlets; 

• (2) Other services which are customary appurtenant uses.

• (c) Health and recreation facilities.

• (d) Public utility and service uses.

• (e) Financial and business offices and related facilities.

(f) Research laboratories (experimental and testing), provided no production or manufacturing occurs, and provided that all activities conform with the performance standards established for the M1 district.

(g) Residential units, subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29.

• (h) Restaurants without drive-through facilities.

• (i) Schools and day care facilities.

(j) Warehousing, storage, and distribution facilities as accessory uses but not exceeding 10,000 square feet per establishment or not more than 60% of gross floor area per establishment.

(k) Other compatible uses as determined by the Zoning Administrator.

The following uses may also be permitted subject to approval of a special use permit:

(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020;

• (b) Automobile gasoline service station;

• (c) Clubs, lodges, and fraternal organizations;

• (d) Hotels;

• (e) Parking facilities, as a principle use;

• (f) Religious institutions; and

(g) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.

Permitted uses and special uses in the E1 districts are subject to the following conditions:

(a) All public utility service connections to structures and facilities shall be located underground in accordance with specifications to be approved by the Director of Public Works and in accordance with the rules and regulations applicable thereto as approved by the Public Utilities Commission of the State;

(b) 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.

Automobile parking and loading facilities shall be provided as required or permitted in Chapter 27.64.

The maximum floor area ratio of buildings and structures on a zoning plot shall be as follows:

• (a) In an E1-.4 district, the floor area ratio shall not exceed .4;

• (b) In an E1-.5 district, the floor area ratio shall not exceed .5;

• (c) In an E1-.62 district, the floor area ratio shall not exceed .62;

• (d) In an E1-1 district, the floor area ratio shall not exceed 1.0;

• (e) In an E1-2 district, the floor area ratio shall not exceed 2.0.

A minimum of 35% at-grade open space shall be provided on the parcel. 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.

All buildings and structures hereafter erected in the E1 district, shall be on a zoning plot having an area of not less than 20,000 square feet, and a minimum width at the building line of not less than 100 feet.

Building height shall not exceed the standards set forth on the Building Height Plan of the General Plan.

No building 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 15 feet along any street frontage.

(a) When an E1-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 15 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 15 feet.

(b) Required Fences or Walls. A solid fence or solid wall is required for parcels abutting residential districts as provided in Section 27.84.030.