The purpose of this chapter is to establish regulations pertaining to the development of mixed-use projects within the City. It is intended to provide standards for projects that include a combination of permitted uses and other compatible uses not permitted in a single established zoning district.
(Ord. 2004-18, eff. 12/16/04)
The objective of this chapter is to encourage a compatible mixture of residential, commercial, industrial, public, and recreational uses.
(a) 
Properly designed and developed mixed-use projects shall further goals of the City's General Plan. Specifically, mixed-use projects should:
(1) 
Promote incubator businesses;
(2) 
Improve the aesthetics of the built environment;
(3) 
Promote an appropriate balance and scale of commercial uses that meet the need of nearby residents and workers;
(4) 
Provide sufficient safe and accessible plazas and greenways for active and passive enjoyment;
(5) 
Improve the quality of air and water through provisions for the planting of trees, greenspace protection, bicycle parking, car sharing, and electric vehicle parking;
(6) 
Reduce traffic by encouraging neighborhoods connected by mass-transit routes, safe and comfortable pedestrian access, and multi purpose trails;
(7) 
Expand residential opportunities;
(8) 
Improve health, safety, and welfare;
(9) 
Reduce urban sprawl; and,
(10) 
Promote in-fill development.
(b) 
An appropriate mixed-use development is:
(1) 
Diverse and contains a representative mix of residents, workers, and uses;
(2) 
Complete in that it is sustainable for the residents, workers, and patrons;
(3) 
Compact in that it contains the highest and best use for the land it occupies;
(4) 
Connected by safe streets, sidewalks, and multi-purpose trails; and
(5) 
Walkable/Transit Accessible so it is easily accessible without benefit of an automobile.
(Ord. 2004-18, eff. 12/16/04)
For purposes of this chapter, the following definitions shall apply:
Accessory Use.
"Accessory Use" means a use incidental, related, appropriate, and clearly subordinate to the main use of the lot or building, which accessory use does not alter the principal use of the subject lot or adversely affect other properties in the zone.
Downtown Specific Plan Area.
The Downtown Specific Plan Area is the area described in the Santa Maria Downtown Specific Plan.
Infill Development.
Infill development refers to construction of new housing, workplaces, shops, and other facilities within existing urban or suburban areas. The development can be of several types: building on vacant lots, reuse of underutilized sites (such as parking lots and old industrial sites), and rehabilitation or expansion of existing buildings.
Live-Work/Work-Live Units.
Live-Work/Work-Live units are single tenant spaces that include both a residential unit and a commercial or light industrial use such as an artist studio, photography studio, craftsperson shop (woodworking, ceramics, etc.), or similar use. This differs from other types of mixed-use developments where the residential use and commercial or other non-residential use is in different tenant spaces. Live-work units comprise one or more rooms with cooking space and sanitary facilities in conformance with the Uniform Building Code (UBC) and adequate working space available for and regularly used by persons residing therein.
Lot.
Lot means a parcel of land of at least sufficient size to meet zoning requirements for use, coverage, area and open space as required by this code.
Large efficiency Unit.
Large efficiency units are residential units that are between 400 and 600 square feet in size.
Small Efficiency Unit.
Small efficiency units are residential units that are 400 square feet or less in size.
(Ord. 2004-18, eff. 12/16/04)
(a) 
Unless otherwise specifically required by this chapter, a Planned Development (PD) permit or Conditional Use Permit (CUP) shall be required for mixed-use developments in conformance with Figure 1 in Section 12-49.05. An Administrative Use Permit shall be required for permitted projects that exceed the maximum height or setback requirements by 10 percent (10%) or less, or do not meet the minimum parking, open space or landscape requirements by 10 percent (10%) or less. Projects that exceed the required maximum height or setback requirements by more than 10 percent (10%), but less than or equal to 25%, or do not meet the minimum parking, landscape, or open space requirements by more than 10 percent (10%), but less than or equal to 25% require a Conditional Use Permit approved by the Planning Commission, even when such project is otherwise permitted. A project that exceeds maximum height or reduces the minimum setback requirements by more than 25%, or does not meet minimum landscape or open space requirements by more than 25% requires a Conditional Use Permit approved by the City Council after consideration by the Planning Commission. No project that fails to meet minimum parking requirements by more than 25% can be approved in any case. The planned development, conditional use, or administrative use permit shall be processed in accordance with Chapter 35 of this title.
(b) 
Tentative and final or parcel maps shall be required for all mixed-use projects that include the creation of lots, condominiums, stock cooperatives, community apartments and planned unit developments, both new and conversion.
(Ord. 2004-18, eff. 12/16/04)
At the time of a planned development or conditional use permit application for a mixed-use development, the applicant shall declare from Figure 1, the proposed mix of uses for the project.
FIGURE 1
SECONDARY USES (ADDED TO BASE)
PRIMARY USES (BASE DISTRICT)
USE ZONE
OS
R-2
R-3
CPO
CC
C-11
C-22
M-1
CM
OS
 
P
P
P
P
P
P
P
P
R-2
X
 
P
P
P
P
P
CUP
CUP
R-3
X
X
 
CUP
CUP
P
P
CUP
CUP
CPO
X
CUP
CUP
 
P
P
P
P
CUP
CC
X
CUP
CUP
P
 
P
P
P
CUP
C-1
X
CUP
CUP
P
P
 
P
P
CUP
C-2
X
CUP
CUP
CUP
CUP
CUP
 
CUP
CUP
M-1
X
CUP
CUP
CUP
CUP
CUP
CUP
 
P
CM
X
X
X
X
X
X
X
CUP
 
P = Permitted;
CUP = Permitted subject to a Planned Development or Conditional Use permit (see subsection d)
X = Not Allowed
1 = Per SMMC Chapter 12-12.03(a) the C-1 District allows all permitted CC and CPO uses.
2 = Per SMMC Chapter 12-13.03(a) the C-2 District allows all permitted C-1, CC, and CPO uses.
(a) 
In the M-2, PF, AS-II, and AS-III zoning districts, and in the Santa Maria Business Park, mixed-use projects will be considered on a "case-by-case" basis and are subject to a pre-application.
(b) 
Mixed-Use projects are not permitted in an R-1, RSL-1, or RMH zoned district.
(c) 
A Conditional Use Permit is required when an existing developed site is converted to a mixed-use project or is not on a site with a Planned Development (PD) overlay. Developed sites are required to meet all design and performance standards outlined in this ordinance, with the exception of the base zoning coverage requirement in paragraph (h).
(d) 
A Planned Development Permit is required for Mixed Use Projects on properties with a Planned Development (PD) overlay.
(e) 
Home Occupations do not constitute a Mixed-Use.
(f) 
For sites with multiple base zoning districts, a Planned Development Permit shall establish the mix and location of uses.
(g) 
Mini-Storage warehouses are prohibited in mixed-use projects.
(h) 
When a mixed-use project is proposed outside of the four-square mile area, it shall meet the following performance standards:
(1) 
A minimum of 51% of the gross floor area shall be utilized by a land use permitted or conditionally permitted by the underlying, base zoning district.
(Ord. 2004-18, eff. 12/16/04; Ord. 2006-03, eff. 4/21/06)
Live-Work/Work-Live Units. Live-Work/Work-Live Units include, but are not limited to, photographers and photographic studios, artists and art studios, craftsperson and workshops, professional-technical service trades and researchers (architects, engineers, accountants/bookkeepers, appraisers) are allowed in mixed-use developments in conjunction with a City Business License.
(a) 
Live-Work/Work-Live spaces in existing buildings require an Administrative Use Permit and may require improvements to the structure or lot subject to the following:
(1) 
Any building that contains a Live-Work/Work-Live occupancy shall comply with the standards of the latest adopted edition of the California Building Code, including standards for habitability.
(2) 
Any Live-Work/Work-Live unit shall comply with all performance standards outlined in Section 12-49.08 of this chapter. Specifically, Live-Work Spaces shall adhere to the following:
(A) 
The combined area of live-work units shall be 1500 square feet, or less, and shall be classified as a Group R occupancy when the work areas are deemed accessory to the primary residential occupancy.
(B) 
Buildings with three or more live-work units shall be classified as R-1 occupancies pursuant to the California Building Code.
(C) 
The combined area of work-live units shall be 1500 square feet, or less, and shall be classified as B, M, or F occupancy, according to the primary work use when the residential area shall be deemed as accessory to the work occupancy.
(D) 
All Live-Work units shall be separated from each other and the rest of the building by not less than one-hour fire resistive occupancy separation and sound transmission control assembly per California Building Code, Appendix Chapter 12.
(E) 
The residential area of the Live-Work or Work-Live units shall meet the requirements of the California Building Code for Efficiency Dwelling Units Section 310.7.
(F) 
All Live-Work/Work-Live occupancies shall comply with the California Energy Code for residential buildings.
(G) 
Live-Work/Work-Live buildings shall comply with the requirements of California Building Code 11A and 11B (Disabled Access for Newly Constructed Buildings).
(H) 
Consistent with Title 24 of the California Code of Regulations and requirements of Federal law, in lieu of an accessible public restroom in each work-live/live-work unit, fully accessible restroom facilities may be provided in common areas located on an accessible route of travel within a reasonable distance of the accessible units as defined by Title 24, Part 5, Section 413.5.2 and 413.5.3 of the California Plumbing Code.
(I) 
Parking shall be accessible per California Building code, chapters 11A and 11B.
Except with respect to those requirements, standards, and provisions specifically imposed in Title 12 and the California Building Code, construction materials and methods of construction shall be governed by an in accordance with the California Building Code. In the event there is a conflict between any requirement, standard, or provision between this ordinance and any other requirement, standard, or provision of state law, the more restrictive shall apply.
(Ord. 2004-18, eff. 12/16/04)
(a) 
Accessory uses, as defined by this ordinance, shall be allowed provided such uses are established on the same lot or parcel of land, are incidental to, and do not substantially alter the character of a permitted principal use. In addition, accessory uses and structures shall be in accordance with the development standards provided in Section 12-49.08.
(Ord. 2004-18, eff. 12/16/04)
(a) 
The property development standards set out in the following sections of this chapter apply to all sites and structures proposed for a mixed-use project. Proposed mixed-use projects within the downtown as identified in the City's adopted Downtown Specific Plan shall conform to the adopted Downtown Specific Plan's development standards.
(b) 
Whenever there is a conflict with a standard of this chapter and the standards identified by the Downtown Specific Plan, the standards of the Downtown Specific Plan shall apply.
(c) 
Unless otherwise determined by the Entrada Specific Plan or Downtown Specific Plan, building heights and setbacks for Mixed-Use projects are established from Figure 2, Dimensional Standards, with the distance given in feet from property lines.
FIGURE 2
Primary Zoning District Dimensional Standards (feet)
STANDARDS
R-2
R-3
CPO
CC
C-1
C-2
M-1
CM
Building Height
30
35
35
30
40
40
35
40
Front Setback
20
20
0
0
0
0
0
0
Side Setback
5
10
0
0
0
0
0
0
Corner Setback
15
15
0
0
0
0
0
0
Rear Setback
10
10
0
0
0
0
0
0
Notes:
1.
The Zoning Administrator, through an Administrative Use Permit may grant minor exceptions up to 10 percent (10%) of the maximum for building heights and minimum building setbacks pursuant to Section 12-49.04(a).
2.
The Planning Commission, through a Conditional Use Permit or Planned Development Permit may grant exceptions up to 25 percent (25%) for building heights and minimum building setbacks pursuant to Section 12-49.04(a).
3.
Exceptions to heights and setbacks greater than 25 percent (25%) require approval of the City Council, through a Conditional Use Permit or Planned Development Permit pursuant to Section 12-49.04(a).
4.
Mixed Use projects adjacent to an R-1 zoning district require one-foot of building setback for each foot of building height.
5.
Setbacks are subject to the sight distance triangle requirement per SMMC 12-27.03.
(d) 
Parking. Parking shall be provided per chapter 12-32 of this title except as follows:
(1) 
Through the Administrative Use Permit process, the Zoning Administrator, may approve up to a 10% reduction in parking. The Planning Commission, through a Conditional Use Permit or Planned Development Permit, may approve up to a twenty-five (25%) reduction in parking if the mixed use development incorporates one or more of the following traffic-reduction methods:
(A) 
The project is located along a mass transit line as identified by the Santa Maria Area Transit and the design of the mixed-use project encourages the use of the mass transit (i.e. provides a bus shelter, bus turn-out lane, etc.).
(B) 
The residential units are owner-occupied, rented, leased, or sold to owners or employees of any commercial use on the same property.
(C) 
The commercial use employs 10 or more persons and provides a compressed workweek, flexible time, or telecommuting option for its employees as a condition of approval of the Conditional Use Permit or Planned Development Permit.
(D) 
Any part of the project property is located within a 500-foot radius of a parking lot owned by the City of Santa Maria, or City of Santa Maria Redevelopment Agency.
(E) 
The project, through its design, incorporates a pedestrian and/or bicycle path connecting it to a Multi Purpose Trail (MPT) corridor.
(F) 
One Santa Maria Area Transit (SMAT) bus pass is provided for each on-site income-restricted dwelling unit for the term of each unit's affordability status.
(2) 
Parking requirements may be satisfied through a shared parking agreement with adjacent properties, provided that the shared parking lot has parking spaces in excess of that required for the uses on that site, or that the shared parking is intended for the uses on that site, or that the shared parking is intended for use during non-peak hours, and the amount of shared parking can satisfy the amount of parking required by the mixed-use project.
(3) 
The total number of parking spaces for the aggregate of all uses on a mixed-use site shall not be less than one space for each residential unit, except when the residential component shall qualify for the four square mile parking exception (Section 12-32.07A).
(4) 
Parking structures shall be allowed in conjunction with a mixed-use project provided that the parking structure is architecturally integrated in the development's architectural theme. Parking structures shall visually conceal automobiles from adjacent roadways and have the appearance of an appropriately scaled and themed building.
(5) 
Unless otherwise regulated by an existing Specific Plan, it is required that open, surface parking be located to the rear of a mixed-use development. Surface parking and driveways adjacent to streets, alleys, sidewalks, and/or dwelling units shall be screened with a decorative low wall, fence, or landscaped berm of sufficient size and density to screen automobiles. Space defining elements such as trellises, columns, walls, arbors and hedges shall be provided to enhance the appearance of parking lots. These elements shall be consistent with the development's architectural theme.
(6) 
Mixed-use developments with freestanding or zero lot-line residential units shall provide at least one covered parking space per unit, accessed from an alley or other public or private arterial.
(7) 
Residential components of mixed-use projects shall provide parking according to the standards set forth in Figure 3.
FIGURE 3
Number of Parking Spaces Required (per unit) for Residential Portions of Mixed-Use Projects
STANDARDS
Condos
Apartments (600 square feet or larger)
Large Efficiency Unit (400 to 600 square feet)
Small Efficiency Unit (less than 400 square feet)
Outside Four Square Mile Area
1 covered
1 covered
0.75 uncovered
0.5 uncovered
Inside Four Square Mile Area
1 covered
1 uncovered
0.75 uncovered
0.5 uncovered
Notes:
1.
Where covered parking is referenced in Figure 3, this shall indicate that covered parking is required.
2.
Where uncovered parking is referenced in Figure 3, this shall indicate that uncovered parking is permitted.
(e) 
In-fill Lot Architectural Standards. Mixed-use projects proposed adjacent to or across the street from two or more existing structures, shall compliment the established architectural character of the neighborhood in terms of:
(1) 
Consistencies of roofline, roof materials, and roof colors.
(2) 
Use of similar proportions in building mass, outdoor spaces, and colors and material.
(3) 
Similar window and door patterns.
(4) 
Similar streetscapes including landscaping, light fixtures, and other site amenities.
(5) 
Similar decorative elements such as ornamental grillwork and accent tiles.
(f) 
Maximum Horizontal Wall Dimension. Any wall surface easily visible from neighboring properties or the public right-of-way shall be no longer than 100 feet without a break. Such break shall, at a minimum, consist of a recess or offset measuring at least 20 feet in depth and one-quarter of the building in length or a series of recesses or offsets, at intervals of not more than 40 feet that vary in depth from the building wall by a minimum of 4 feet. Not less than 25 percent (25%) of the building wall shall be varied in this way. The objective of this standard is to avoid large, undifferentiated wall surfaces. Smaller offsets at 40-foot intervals are an acceptable substitute.
(g) 
Landscape and Open Space. Landscape and Open Space requirements shall be established from Figure 4, Landscape and Open Space Standards.
FIGURE 4
Primary Zoning District Landscape and Open Space Standards Outside of Four Square Mile Area
STANDARDS
R-2
R-3
CPO
CC
C-1
C-2
M-1
CM
NOTES
Landscape
20%
20%
15%
15%
15%
15%
15%
15%
1
Open Space
300
250
0
0
0
0
0
0
2, 3, 4, 5, 6, 7, 8, 9
Primary Zoning District Landscape and Open Space Standards Inside of Four Square Mile Area
STANDARDS
R-2
R-3
CPO
CC
C-1
C-2
M-1
CM
NOTES
Landscape
20%
20%
15%
15%
15%
15%
15%
15%
1
Open Space
0
0
0
0
0
0
0
0
2, 3, 4
Notes:
1.
Total percentage of site including setback areas.
2.
Expressed in square feet per dwelling unit.
3.
Open Space is in excess of percentage of site landscaping and may include amenities such as barbecue areas, tot-lots, swimming pools, walking trails, basketball and/or volleyball courts, and horseshoe pits for use by the residential tenants of the mixed-use project.
4.
Dwelling units may count patio or balcony areas in the open space square-footage requirements.
5.
Mixed-use developments in the CPO, CC, C-1, C-2, M-1, and CM base zoning districts that include residential units shall provide a minimum of 250 square feet open space with active amenities per dwelling unit.
6.
The open space requirement for large and small efficiency units shall be no less than 60 square feet.
7.
The Zoning Administrator, through an Administrative Use Permit, may grant minor reductions, up to 10 percent (10%) of the required landscaping or open space pursuant to Section 12-49.04(a).
8.
The Planning Commission, through a Conditional Use Permit or Planned Development Permit, may grant reductions up to 25 percent (25%) of the required landscaping or open space pursuant to Section12-49.04(a).
9.
The City Council, through a Conditional Use Permit or Planned Development Permit, may grant reductions over 25 percent (25%) of the required landscaping or open space pursuant to Section 12-49.04(a)(1).
(h) 
Streetscape Design. Mixed-use projects shall be designed to accommodate pedestrian uses along street frontages. The following design elements shall be incorporated into new or redeveloped mixed-use developments:
(1) 
Mixed-uses in relation to street frontages.
(A) 
Mixed commercial uses and non-residential portions of live-work uses, when located in buildings along one or more street frontages shall have primary access on a street frontage.
(B) 
Floors above the first floor (ground level) of mixed-use buildings located on the street frontage may contain commercial tenant spaces or residential units.
(C) 
Outdoor seating and dining uses are allowed.
(2) 
Design elements along street frontages. Mixed-use buildings along street frontages shall create a safe pedestrian-friendly environment by providing a combination of the following:
(A) 
Awnings, balconies, porches, landscaped planter boxes, trellises, columns, cornices, arches, decorative tiles, decorative grillwork, and outdoor furniture along street frontages.
(B) 
Pedestrian-friendly architectural elements shall be architecturally consistent with the development's overall theme and any adopted Specific Plan if applicable.
(C) 
Buildings shall not back onto streets.
(3) 
Where possible, loading areas and trash enclosures shall be located toward the rear of mixed-use developments and not be visible to adjacent streets.
(4) 
Bike racks shall be provided in an attractive and functional manner.
(i) 
Connectivity. Mixed uses, when located on the same site and in separate buildings shall provide landscaped pedestrian walkways or bike paths connecting the mixed uses, structures open spaces, and buildings.
(Ord. 2004-18, eff. 12/16/04)
The following performance standards shall apply to mixed-use developments.
(a) 
Glare and Lighting. The glare and lighting standards of this section shall apply to all mixed-use developments.
(1) 
Use of Reflective Glass. Mirrors or highly reflective glass shall not cover more than 20 percent of a building surface visible from a street unless an applicant submits information demonstrating to the Zoning Administrator that use of such glass would not significantly increase glare visible from adjacent streets or pose a hazard for moving vehicles.
(2) 
Outdoor lighting. Outdoor lighting shall be shielded in a manner that prevents a direct line between its luminary and any residentially zoned, planned, or developed parcel. Within 50 feet of a residential zoning district or within 50 feet of the lot line of a lot containing a residential use, lighting shall be installed no higher than 20 feet above the ground directly below the light fixture.
(3) 
Outdoor lighting shall not exceed the following levels:
(A) 
0.50 foot-candles at the property line if the subject property abuts a residential zoning district or a lot containing a residential use.
(B) 
2.00 foot-candles at the property line if the subject property abuts a non-residential zoning district or lot containing only non-residential uses.
(4) 
Glare and heat from arc welding, acetylene torch cutting or similar processes shall be contained within a completely enclosed and vented building.
(b) 
Odor. The odors released from any operation or activity shall not exceed detectable concentration beyond lot lines, measured at any location on the lot lines. Commercial or industrial uses with attached residential units shall provide state-of-the-art ventilation systems to prevent odors from penetrating residential units.
(c) 
Vibration. No use, activity, or process shall produce vibrations that are perceptible without instruments at the property line for more than three minutes in any one hour of the day between the hours of 7:00 a.m. and 10:00 p.m. No use, activity or process shall produce vibrations for more than 30 seconds in any one-hour between the hours of 10:00 p.m. and 7:00 a.m.
(d) 
Hours of Operation. Unless otherwise approved through a Conditional Use Permit or Planned Development Permit, the hours of operation for any mixed-use project with a residential component shall not begin before 7:00 a.m. or continue after 11:00 p.m. For live/work or work/live units, the hours of operation shall not be before 7:00 a.m. or after 10:00 p.m. This standard shall include other activities directly related to the operation of the commercial or industrial component, including but not limited to pick-up and/or deliveries.
(e) 
Work Conducted. All work shall be performed entirely indoors unless approved through a Conditional Use Permit or Planned Development Permit. Any outdoor work allowed through a Conditional Use Permit or Planned Development Permit shall not be performed in designated parking areas or open space area. In addition, approved area for outdoor work shall not be counted as open space.
(f) 
Flammable, Explosive, and Combustible Materials. The use or storage of flammable, explosive, or combustible materials shall at all times comply with the adopted Uniform Fire Prevention Code, adopted California Building Code, and any other adopted ordinances or regulations of the City of Santa Maria.
(g) 
Noise. All mixed-use developments shall comply with the City of Santa Maria adopted standards for noise. Where a mix of uses is provided, the most strict noise standards for the provided use shall apply.
(1) 
Exception to allow elevated noise levels in outdoor living areas. Outdoor living areas such as patios and balconies may be incorporated into multifamily development projects in areas which experience elevated noise levels. These noise levels may not exceed the "Normally Unacceptable" Community Noise Exposure levels (75dB and above) specified in Figure 2 of the "Noise Element Guidelines" (Appendix C of the California General Plan Guidelines). Furthermore, prospective buyers and future occupants of dwellings shall be provided the following notice: This property is presently located in an urban area which periodically and regularly experiences elevated noise levels. Potential sources of this noise may be automobile traffic, railroad operations, flying aircraft, industrial/commercial uses and general human activity in an urban environment. You may wish to consider what noise level annoyances, if any, are associated with the property before you complete your purchase and/or rental agreement and determine whether they are acceptable to you.
(Ord. 2004-18, eff. 12/16/04)