The purpose of the Corridor Mixed Use Commercial (CMU) district is to establish a mixed use residential/commercial district of high-density residential, commercial and office uses by intensifying the land use and providing opportunities for new mixed use (residential and commercial/office) developments.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
The following uses shall be permitted:
A. 
Residential uses with a minimum density of 17 units per acre and a maximum density of 45 units per acre with activated ground floor uses, including, but not limited to, residential amenity space, leasing office, lobby, and business center.
B. 
Residential mixed use developments with a minimum density of 17 units per acre and a maximum density of 45 units per acre with ground floor commercial uses located along the primary frontage.
C. 
Commercial Uses on the Ground Floor as Part of a Residential Mixed Use Development.
1. 
Banks/savings and loans, excluding check cashing businesses;
2. 
Business services;
3. 
Office uses;
4. 
Civic facilities;
5. 
Food, such as restaurants and cafés, quick service, full service, bakeries with retail sales, retail and carry-out;
6. 
Food stores, up to 25,000 square feet, excluding convenience markets;
7. 
General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;
8. 
Health clubs;
9. 
Health services, such as medical, dental, optical, physical therapy and pharmacies;
10. 
Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);
11. 
Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, body art, shoe repair, travel agency, tailor, photography studio, and similar uses; and
12. 
Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.
D. 
Commercial and/or Office Uses Not Part of a Residential Mixed Use Development.
1. 
Any commercial use permitted in the CC District.
E. 
Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
The following conditional uses shall be permitted in the CMU Zoning District upon the granting of a use permit:
A. 
Approval by Zoning Administrator (refer to Chapter 18.54 for a detailed description of the administrative use permit process).
1. 
Child day care facilities;
2. 
Educational and instructional uses (business, beauty, computer, dance, martial arts) with an occupant load of 50 or more through the Uniform Building Code;
3. 
Exterior sidewalk ATMs (automated teller machines), when there is adequate security and lighting and adequate queuing area that does not impede pedestrian or vehicular traffic flow (drive-thru ATMs are not permitted);
4. 
Outdoor displays, such as flowers or newspapers, in conjunction with an existing adjacent business;
5. 
Sidewalk cafés per Section 18.36.190;
6. 
Veterinary offices and small animal hospitals including short-term overnight boarding of animals for medical purposes and incidental care such as bathing and trimming, provided that all operations are conducted within a completely enclosed building;
7. 
All other uses determined by the Zoning Administrator to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.
B. 
Approval by Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process).
1. 
Bars, comedy clubs, nightclubs, and lounges;
2. 
Commercial recreation facilities;
3. 
Convenience markets;
4. 
Entertainment and recreation uses with an occupant load of 50 or more through the Uniform Building Code;
5. 
Fast food/quick service restaurant, full service/sit down restaurant, and retail and carry out;
6. 
Health services (including, but not limited to: laboratories, drug treatment clinics, palm reading);
7. 
Live music (amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(B);
8. 
Lodging, hotels and motels;
9. 
Massage;
10. 
Retail tobacco store, only where located more than 1,000 feet from another such use and a "sensitive use." Distance shall be measured from the closest exterior wall of the structure or portion of the structure in which the use is located to the property line of the "sensitive use";
11. 
Service stations with the following operational characteristics:
a. 
All operations, except for the sale of gasoline and the washing of automobiles, are conducted in a building enclosed on at least three sides, pump islands located no closer than 20 feet to any property line, and alcoholic beverages not sold on site, with the exception of beer and wine,
b. 
Gas station marketeers subject to the provisions of the Gas Station Marketeer Policy Statement;
12. 
Any other use determined by the Planning Commission to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.
C. 
Approval by City Council (refer to Chapter 18.56 for a detailed description of the use permit process).
1. 
Mixed use residential developments.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022; Ord. 918-23, 10/24/2023)
A. 
All business, services, and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas, approved sidewalk cafés, and approved outdoor displays.
B. 
Additions and modifications to commercial or residential projects, which are subject to the provisions of Chapter 18.76, Site Development Review, shall be designed to integrate with the existing project in terms of siting and architectural design. Above-ground utility installations, when permitted through specific site development review, shall be screened from public view. Roof top equipment, with the exception of solar energy equipment, shall be screened by architecturally-designed panels which are in proportion and scale with the roof line of the building.
C. 
Trash and refuse collection facilities and disposal facilities shall be enclosed within the building or screened by a solid wall and not be visible from public streets.
D. 
All development shall comply with the provisions listed in Chapter 7.04 regarding management of waste and recyclable materials.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
Walls, fences, or hedges over three feet in height are subject to review and approval through the administrative site development (ASD) review or site development (SD) review process. No walls, fences, or hedges shall exceed six feet unless for the purposes of screening trash and loading facilities, or as required for sound attenuation.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
A minimum of 17 units per acre and a maximum of 45 units per acre is permitted. The minimum site area per dwelling unit shall be 968 square feet.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
The minimum FAR shall be 0.5 and the maximum shall be 1.5 for mixed use developments. The minimum FAR shall be 0.3 and the maximum shall be 1.0 for standalone nonresidential uses.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
The amount of the site area covered by structures shall not be restricted.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
On Mission Boulevard, the front yard setback shall be five feet from the property line and a minimum of 15 feet from the face of curb to ensure a comfortable pedestrian environment.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022; Ord. 917-23, 9/26/2023)
No side yards shall be required, subject to the following exceptions:
A. 
On the side street side of a corner site, a side yard of not less than 10 feet shall be required.
B. 
One foot shall be added at ground level to each interior side yard for each three feet of height by which the structure exceeds 12 feet.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
A minimum rear yard setback of 10 feet shall be required.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
The maximum height of buildings shall be 55 feet, excluding non-habitable architectural features, mechanical penthouses and elevator towers; provided, that they do not exceed 25% of the roof area of the building.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
Prior History: Former 18.35.170 Residential open space adopted by Ord. 906-22 § 4, 2022; amended by Ord. 875-20 § 4, 2020; repealed by Ord. 917-23.
All signs, marquees, and awnings shall be subject to the applicable limitations and requirements set forth in Chapter 18.30. A Sign Plan shall be required with each development. Any encroachments into the public right-of-way shall require approval of an encroachment permit by the Public Works Department.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)
Parking shall be required subject to the following:
A. 
Residential Use. Provide automobile and bicycle parking at residential district standards for the RM 1500 zoning district per Section 18.32.160, except that 100% affordable rental developments may provide off-street parking pursuant to the standards contained in Section 18.32.160(B)(5).
B. 
Commercial Uses. Provide automobile and bicycle parking at commercial district standards per Section 18.36.150 (off-street parking in commercial districts). For commercial uses on the ground floor as part of a mixed use development, shared parking shall be evaluated on a case-by-case basis.
(Ord. 875-20 § 4, 2020; Ord. 906-22 § 4, 2022)