Chapter 17.32 MIXED-USE ZONES

§ 17.32.010 Purpose and Applicability.

The purpose of this chapter is to provide for the development of a range of uses suitable to the character of Woodland's corridors. Additional purposes of each zone are described below.

Corridor Mixed-Use-West Main (CMU-WM). West of Downtown, the Corridor Mixed-Use-West Main Zone is a mixed-use corridor intended to accommodate residential infill and neighborhood-serving retail. The residential density and intensity of nonresidential uses are intended to give the corridor an urban character and revitalize and replace older strip commercial development. Residential, retail, commercial service, and office uses are permitted in a horizontal or vertical mixed-use setting to enhance the streetscape. The CMU-WM zone implements the Corridor Mixed-Use General Plan land use designation.

Corridor Mixed-Use-East (CMU-E). The Corridor Mixed-Use-East zone facilitates the revitalization of the auto-oriented East Street corridor. Supporting a mix of uses, the zone permits a flexibility of design intended to enhance the urban character and streetscape of the corridor. Residential, retail, commercial service, office, and light industrial uses are permitted in a horizontal or vertical mixed-use configuration. The CMU-E zone implements the Corridor Mixed-Use General Plan land use designation.

Corridor Mixed-Use-Kentucky (CMU-K). The Corridor Mixed-Use-Kentucky zone accommodates a mix of uses including service and light industrial uses. Residential uses are allowed on the south side of Kentucky. The zone allows this area to continue to function as an agriculture-industrial corridor while sensitively integrating new, mixed-use development to activate specific sections of the corridor. The CMU-K zone implements the Corridor Mixed-Use General Plan land use designation.

Corridor Mixed-Use-Armfield (CMU-A). The Corridor Mixed-Use-Armfield zone supports a mix of uses similar to the CMU-E zone and permits a flexibility of design intended to enhance the urban character and streetscape of the area with residential, retail, commercial service, and office, uses in a horizontal or vertical mixed-use configuration while providing appropriate transitions and buffers between newer higher intensity uses and existing single-family residential uses. The CMU-A zone implements the Corridor Mixed-Use General Plan land use designation.

Corridor Mixed-Use-Flex (CMU-F). The Corridor Mixed-Use-Flex zone supports a sensitive transition between the North East Street corridor and the industrial areas to the east. Like the CMU-E zone, it facilitates the revitalization of the auto-oriented East Street corridor and supports a mix of uses to enhance the urban character and streetscape of the corridor, with residential, retail, commercial service, office, and light industrial uses in a horizontal or vertical mixed-use configuration. Smaller-scale custom, light industrial and artisan manufacturing are allowed to add flexibility and vitality to the corridor. The CMU-F zone implements the Corridor Mixed-Use General Plan land use designation.

Community Commercial Mixed-Use (CCMU). The Community Commercial Mixed-Use zone is intended to support commercial development that serves local neighborhoods as well as the rest of the City but does not regularly attract regional, visitor, or pass-through traffic. Uses in this zone include retail, services, grocery stores, restaurants, professional offices, hotels, and similar commercial uses, as well as higher density housing and mixed-use development. The CCMU zone implements the Community Commercial General Plan land use designation.

Neighborhood Mixed-Use (NMU). The Neighborhood Mixed-Use zone supports commercial development that meets the needs of local neighborhoods. Uses in this zone include smaller scale retail, grocery stores, office, and service-oriented businesses, as well as higher density housing and mixed-use development. The NMU zone implements the Neighborhood Commercial General Plan land use designation.

Corridor Mixed-Use-Gateway (CMU-G). The Corridor Mixed-Use-Gateway zone, located along an important north-south corridor, is envisioned by the General Plan to support a mix of uses including retail, medical services, offices, business park development and housing. The zone allows for vertical and horizontal mixed-use development. The CMU-G zone implements the Corridor Mixed-Use General Plan land use designation.

(Ord. 1722, 6/18/2024)

§ 17.32.020 Use Regulations.

Table 17.32.020-1: Use Regulations - Mixed-Use Zones, lists the uses permitted, permitted with a staff-level Zoning Administrator Permit, and permitted with a Conditional Use Permit (see § 17.100.100, Conditional Use Permit) granted at a public hearing. The right-hand column provides references to other sections of this Zoning Code where additional regulations are located. Refer to Division V, Chapter 17.144 for Definition of Uses.

Use Classification	CMU-WM	CMU-E	CMU-K	CMU-A	CMU-F	CCMU	NMU	CMU-G	Additional Regulations
"P" = Permitted; "A" = Zoning Administrator Permit (ZAP) required; "C" = Conditional Use Permit (CUP) required; "—" = Not Allowed
Residential Uses
Single-Family
Detached	—	A	A¹	A	—	—	—	—
Attached	—	A	A¹	A	—	—	—	—
Duplex	—	A	—	A	—	—	—	—
Small Lot Subdivision	P	P	A¹	A	—	A²	—	P
Multi-Unit Dwelling	P	P	P¹	P	P	P²	P²	P²
Accessory Dwelling Unit	See § 17.84.030, Accessory Dwelling Units
Family Day Care
Small	P	P	P	P	P	P	P	P	See § 17.84.150, Day Care Centers, Family Day Cares and Residential Care Facilities
Large	P	P	P¹	P	P	P²	P²	P	See § 17.84.150, Day Care Centers, Family Day Cares and Residential Care Facilities
Live/Work	P²	P	P¹	A	A	A	P	P²	See § 17.84.230, Live/Work
Manufactured Home Park	—	C	—	—	—	—	—	—	See § 17.84.240, Manufactured Home Parks, RV/Trailer Parks, and Manufactured Buildings
Residential Care Facilities
Small	P	P	P	P	P	P²	P²	P	See § 17.84.150, Day Care Centers, Family Day Cares and Residential Care Facilities
Large	P	P	P	P	P	P	P	P	See § 17.84.150, Day Care Centers, Family Day Cares and Residential Care Facilities
Single-Room Occupancy
Small	—	P	—	—	P	—	—	—	See § 17.84.340, Single Room Occupancy Units
Large	—	C	—	—	C	—	—	—	See § 17.84.340, Single Room Occupancy Units
Supportive Housing	Subject only to those restrictions that apply to other residential uses of the same type in the same zone. Shall be allowed by right, subject to the requirements in California Government Code Section 65651.
Transitional Housing	Subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Commercial Uses
Adult Businesses	—	—	—	—	C	—	—	—	See § 17.84.040, Adult Businesses
Animal Care, Sales and Services
Animal Boarding Kennel/Pet Day Care	—	—	C	—	C	—	—	C
Grooming	P	P	P	P	P	P	A	P
Pet Store	P	P	P	P	P	P	P	P
Veterinary Services	P	P	P	P	—	P	A	A
Automobile/Vehicle Sales and Services
Automobile Rental Office	P	P	P	P	P	P	—	P	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Automobile/Vehicle Sales and Leasing, New	A³	A³	A³	—	—	—	—	A³	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Automobile/Vehicle Service and Repair, Major	—	C	C	—	C	—	—	—	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Automobile/Vehicle Service and Repair, Minor	P⁴	P⁴	P⁴	P⁴	P⁴	A	—	P⁴	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Farm/Agricultural Equipment Sales, Service and Rental	P	P	P	A	P	—	—	P	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Fueling Station	C⁵	C⁵	C⁵	—	—	C⁵	—	C⁵	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Large Vehicle and Equipment Sales, Service and Rental	—	—	—	—	C	—	—	—	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Washing (Full Service)	—	C⁶	—	—	—	—	—	—	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Washing (Self-Serve)	A⁶	A⁶	A⁶	—	A⁶	C⁶	—	A⁶	See § 17.84.090, Automobile/Vehicle Sales and Service Uses
Banks and Financial Institution
Bank and Savings and Loan	P	P	P	P	—	P	P	P
Nontraditional Financial Institution	A	A	—	—	—	A	—	—	See § 17.84.260, Nontraditional Financial Institutions
Business and Communication Services
General Business Services	P	P	P	P	P	P	P	P
Printing and Copy Services	P	P	P	P	P	P	P	P
Drive-Through Facility
Drive-Through, Food Establishment	C	—	—	—	—	C	—	A	See § 17.84.160, Drive-Through Establishments
Drive-Through, Limited	C	—	—	—	—	C	—	A	See § 17.84.160, Drive-Through Establishments
Eating and Drinking Establishments
Bar/Night Club/Lounge	C	C	C	C	C	C	—	C	See § 17.84.060, Alcoholic Beverage Sales
Brewpub/Wine Bar	A	A	A	A	A	A	—	A	See § 17.84.060, Alcoholic Beverage Sales
Microbrewery	A	A	A	A	A	A	—	A	See § 17.84.060, Alcoholic Beverage Sales
Micro-Distillery	A	A	A	A	A	C	—	A	See § 17.84.060, Alcoholic Beverage Sales
Restaurant, Full Service	P	P	P	P	P	P	P	P
Restaurant, Limited Counter Service/Fast Casual Food	P	P	P	P	P	P	P	P
Tasting Room	P	P	P	P	P	P	P	P	See § 17.84.060, Alcoholic Beverage Sales
Funeral and Interment Service	P	P	P	—	A	—	—	—
Hookah Lounge	C	C	—	—	—	—	—	C	See § 17.84.210, Hookah Lounges
Lodging
Bed and Breakfast	A	A	—	A	—	—	A	A	See § 17.84.100, Bed and Breakfast Lodging
Hotel and Motel	A	A	—	A	—	A	—	A
RV Park Resort	—	—	—	—	C	—	—	—	See § 17.84.240, Manufactured Home Parks, RV/Trailer Parks, and Manufactured Buildings
Short-Term Rental	A	A	—	—	—	—	—	A	See § 17.84.330, Short-Term Rental
Maintenance and Repair Services	P	P	P	P	P	P	P	P
Office Uses
Business, Professional, and Technology	P	P	P	P	P	P	P	P
Medical and Dental Offices	P	P	P	P	P	P	P	P
Personal Services
General Personal Services	P	P	P	P	P	P	P	P	See § 17.84.290, Personal Services
Instructional Services	P	P	P	P	P	P	P	P	See § 17.84.290, Personal Services
Massage Establishments	A	A	C	C	—	A	C	A	See § 17.84.290, Personal Services
Tattoo/Body Modification Parlor	A	A	A	A	A	A	C	A	See § 17.84.290, Personal Services
Recreation, Fitness, and Entertainment
Cinema/Theaters	—	—	—	—	—	—	—	—
Indoor Entertainment Facility	P	P	P	A	A	A	A	P
Indoor Sports and Recreation, Large-Scale	A	A	C	—	C	A	—	A
Indoor Sports and Recreation, Small-Scale	P	P	P	P	A	P	P	P
Outdoor Sports and Recreation	—	—	—	A	A	—	—	—
Retail
Artisan Shop	P	P	P	P	P	P	P	P
Convenience/Small Grocery Market	P	P	P	P	P	P	P	P	See § 17.84.020, Accessory Uses and § 17.84.060, Alcoholic Beverage Sales
Firearm Sales and Servicing	A	A	A	A	A	A	—	A	See § 17.84.180, Firearms Sales
General Retail Sales	P	P	P	P	P	P	P	P
Grocery Store	P	P	P	A	A	P	P	P
Large Format Retail Sales	—	—	—	—	—	—	—	P
Liquor Sales as Primary Use	C	C	C	C	C	C	C	C
Liquor Sales as Accessory Use, Small	A	A	A	C	C	A	A	A	See § 17.84.020, Accessory Uses and § 17.84.060, Alcoholic Beverage Sales
Liquor Sales as Accessory Use, Large	A	A	A	C	C	A	—	A	See § 17.84.020, Accessory Uses and § 17.84.060, Alcoholic Beverage Sales
Nursery and Garden Center	P	P	P	A	P	P	P	P
Pawn Shop	A	A	A	—	A	—	—	—
Secondhand/Consignment Store	P	P	P	P	—	P	P	P
Smoke Shop	A	A	—	—	A	—	—	—	See § 17.84.350, Smoke Shops
Public/Institutional Uses
College and Trade School	P	P	P	P	P	P	—	P
Community and Religious Assembly	A	A	A	A	A	A	A	A
Community Garden	—	—	A	A	—	—	A	—	See § 17.84.130, Community Gardens
Cultural Facility	P⁷	P⁷	P	P⁷	P⁷	—	P⁷	P⁷
Day Care Center	A	A	A	C	C	A	A	A	See § 17.84.150, Day Care Centers, Family Day Cares and Residential Care Facilities
Emergency Shelter	P	P	P	P	P	P	—	—	See § 17.84.170, Emergency Shelters, Daytime Service Facilities, and Low Barrier Navigation Centers
Government Buildings	P	P	P	P	—	P	—	P
Hospitals and Clinics
Hospital	C	C	C	—	—	—	—	C
Skilled Nursing Facility	A	A	A	A	—	—	—	A
Clinic	A	A	A	—	—	—	A	A
Park and Recreation Facility, Public	P	P	—	P	A	P	—	P
Parking Facilities (privately owned)	—	C	—	—	—	—	—	—
School	—	C	—	C	—	C	—	—
Social Service Centers/Daytime Service Facility	C	C	A	—	C	—	—	—	See § 17.84.170, Emergency Shelters, Daytime Service Facilities, and Low Barrier Navigation Centers
Industrial Uses
Agricultural Production, Light	—	—	A	—	A	—	—	—
Artisan/Small-Scale Manufacturing	P	P	P	P	P	—	—	P
Artist's Studio	P	P	P	P	P	P	P	P
Building Materials and Supply	A	A	A	A	A	A	—	A
Food and Beverage Manufacturing
Small Scale	A	A	A	—	P	A	—	A
Large Scale	—	—	—	—	P	—	—	—
Food Preparation	P	P	P	P	P	P	A	P
Industrial, Light	—	A	A	—	P⁸	—	—	—
Recycling Facilities
Reverse Vending Machine/Donation Contanier	A	A	A	A	A	A	—	A
Research and Development	P/A⁹	P/A⁹	P/A⁹	P/A⁹	P	P/A⁹	—	P/A⁹
Storage Yard	—	P¹⁰	P¹⁰	—	P¹⁰	—	—	—	See § 17.70.040, Outdoor Storage Areas, § 17.84.020, Accessory Uses, and § 17.64.100.B, Truck Storage
Warehousing, Storage, Logistics, and Distribution
Indoor Warehousing and Storage	P¹¹	P¹¹	P¹¹	P¹¹	P¹¹	—	—	—	See § 17.84.020, Accessory Uses
Logistics and Distribution	P¹¹	P¹¹	P¹¹	P¹¹	P¹¹	—	—	P¹¹	See § 17.84.020, Accessory Uses
Chemical or Mineral Storage	—	—	—	—	—	—	—	—
Personal Storage Warehouse Facility	—	—	—	—	—	—	—	—	See § 17.84.300, Personal Storage Facilities
Transportation, Communications, and Utilities
Communication Facilities
Antennas and Transmission Towers	See § 17.84.360, Telecommunication Facilities
Equipment within Buildings	See § 17.84.360, Telecommunication Facilities
Emergency Services	P	P	P	P	P	P	P	P
Transportation Passenger Facility	—	C	—	C	—	—	—	—
Cannabis Uses
Indoor Personal Cannabis Cultivation	P	P	P	P	P	—	—	—	See § 17.84.280, Personal Cultivation of Cannabis
Cannabis Retail	C	C	C	C	C	C	C	C	See § 17.84.120, Commercial Cannabis Businesses
Temporary/Other Uses
Farmers Market	P	P	P	P	—	P	P	P	See § 17.84.370, Temporary Uses
Mobile Vendor	See § 17.84.250, Mobile Vendors						—	—
Swap Market/Flea Market	—	C	—	C	—	—	—	—	See § 17.84.370, Temporary Uses

Notes:
1.	Residential uses are allowed only on the south side of Kentucky Avenue unless part of an adopted Specific Plan.
2.	Residential not permitted on the ground floor facing Main Street or CR102.
3.	Used Car Sales must be associated with a new car dealership, except for a large format used car dealership. A single use, used car lot is not permitted. See § 17.84.090.B, Auto/Vehicles Sales, New and Used.
4.	A ZAP is required where adjacent to an R-L, N-P, or R-LM zone.
5.	Beer and wine sales associated with a fueling station is subject to a CUP. The sale of hard alcohol is not permitted.
6.	Only allowed as an accessory use to a gas station or car dealership, typically on the same parcel. See § 17.84.090.D.2.
7.	A ZAP is required for establishments greater than 2,000 gross square feet.
8.	A ZAP is required for outdoor processing and storage.
9.	A ZAP is required for establishments greater than 5,000 gross square feet.
10.	May not exceed 5,000 gross square feet. Must be located on the rear half of the lot or screened from view from the right-of-way and must be accessory to a primary use.
11.	May not exceed 5,000 gross square feet and must be accessory to a primary use. See § 17.84.020, Accessory Uses.

(Ord. 1722, 6/18/2024; Ord. 1743, 10/7/2025)

§ 17.32.030 Development Standards.

Table 17.32.030-1: Development Standards - Mixed-Use Zones, establishes the development standards for the Mixed-Use zones. Letters refer to subsections that directly follow the table.

Table 17.32.030-1: Development Standards - Mixed-Use Zones
Standard	CMU-WM, CMU-E, CMU-F, CMU-G	CMU-K	CMU-A	CCMU	NMU
Intensity and Lot Standards
Density (du/ac)	Min. 20, Max. 40. For CMU-G, Min. 15, Max. 45	Min. 20, Max. 40	Min. 20, Max. 40	Min. 15, Max. 30	Unlimited
FAR of Residential and Nonresidential Combined	0.25 – 2.0 for single use; 0.5 – 3.0 for residential mixed-use (A)	0.25 – 2.0 for single use; 0.5 – 3.0 for residential mixed-use (A)	0.25 – 2.0 for single use; 0.5 – 3.0 for residential mixed-use (A)	0.15 – 0.7 for single use; 0.5 – 3.0 for residential mixed-use (A)	0.15 – 0.5
Max. Lot Coverage	70%	60%	70%	60%	60%
Building Form and Placement Standards
Building Height
Max. Height	55 ft. (B)	55 ft. (B)	45 ft. (B)	55 ft. (B)	45 ft. (B)
Min. Height on Corner Sites	Min. 2 stories required on all corner parcels with frontage on Main, West Main and East Streets	Min. 2 stories required on all corner parcels with frontage on Kentucky Avenue	—	—	—
Minimum Setbacks
Front	10 ft. (C)(D)	10 ft. (C)(D)	10 ft. (C)(D)	15 ft. (C)(D)	20 ft. (D)
Interior Side Setback	0 ft.; where abutting a residential zone, minimum setback is that of the abutting residential zone			5 ft.	5 ft.
Street Side Setback	10 ft. (C)(D)	10 ft. (C)(D)	10 ft. (C)(D)	10 ft. (C)(D)	10 ft. (D)
Rear Setback	0 ft.; where abutting a residential zone, minimum setback is that of the abutting residential zone			10 ft.	10 ft.
Open Space Standards
Min. Common or Private Open Space (Residential)	48 sf per unit	48 sf per unit	48 sf per unit	48 sf per unit	48 sf per unit

Additional FAR. Additional FAR may be granted for uses that offer significant community benefits. Eligible benefits include, but are not limited to, the provision of public open space and the promotion of transit accessibility. The additional development capacity and nature of community benefits shall be determined through an Agreement between the City and applicant.

Maximum Height Adjacent to Residential Zones. The maximum height within 40 feet of a residential zone is limited to 40 feet. The maximum height within 50 feet of a residential zone is 50 feet. If an adjacent residential use is 40 feet or taller, the maximum height requirement shall be that stated in Table 17.32.030-1: Development Standards - Mixed-Use Zones, above.

FIGURE 17.32.030.B-1: MAXIMUM HEIGHT ADJACENT TO RESIDENTIAL ZONES

Required Building Location. The following building location requirements apply in all Mixed-Use zones with the exception of the NMU zone.

Buildings shall be located within 10 feet of the minimum required front setback line for at least 40% of the linear street frontage.

Buildings shall be located within 10 feet of the required setback line within 30 feet of the street corner.

FIGURE 17.32.030.C-1: REQUIRED BUILDING LOCATION

Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, as outdoor dining/seating area, or with landscaping.

Exceptions. These requirements may be modified or waived by the Director upon finding that:

Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

Front Setback Exception. Where 50% or more of the block is developed and has lesser setbacks, the setbacks shall be the average of the two nearest buildings on the same side of the street.

(Ord. 1722, 6/18/2024)

§ 17.32.040 Supplemental Regulations.

Mixed-Use, Commercial, and Employment Zones Design Standards. See § 17.56.070, Mixed-Use, Commercial and Employment Zones Design Standards.

Citywide Standards. All development is subject to the provisions of Division III, Citywide Standards.

(Ord. 1722, 6/18/2024)