The following general property development standards shall apply to all properties and structures permitted in mixed use zones.
A. General.
1. Building Height.
a. MXN Zone. Buildings and structures in the MXN zone may be permitted and shall not exceed a height of fifty (50) feet.
b. MXC and MXUV Zones. Buildings and structures in the MXC and MXUV zones may be permitted a height of up to fifty (50) feet. Buildings and structures exceeding fifty (50) feet in height shall require approval of a conditional use permit. At the Director's discretion, architectural treatments may exceed fifty (50) feet in height without a conditional use permit; provided, that:
i. The addition does not exceed ten (10) feet in height (for a maximum height of sixty (60) feet);
ii. The allowance would be compatible with the architectural design; and
iii. The allowance would provide additional articulation that could otherwise not be achieved within fifty (50) feet.
2. Density (Maximum and Minimum). As determined by Chapter
17.35 (Mixed Use Zones).
3. Floor Area Ratio (Maximum and Minimum). As determined by Chapter
17.35 (Mixed Use Zones).
4. Daylight Plane Requirement. Buildings and structures shall not intercept a forty-five (45) degree daylight plane inclined inward at an adjacent residential property line. The forty-five (45) degree daylight plane shall be measured from a height of six (6) feet above existing grade at the residential property line, as illustrated in Figure 17.55-1 (Daylight Plane Requirement).
Figure 17.55-1 Daylight Plane Requirement |
5. Driveways and Circulation.
a. Driveway access shall be located no closer than one hundred fifty (150) feet from the beginning of the curve of a street corner.
b. Driveways on major highway, secondary highway, collector, and other streets as determined by the City Engineer shall be designed using a modified APWA 110-1, Type C commercial driveway design that will provide a street/drive approach transition with a maximum algebraic grade difference of seven percent (7%).
c. All driveways shall have a minimum stacking distance of:
i. Twenty (20) feet from the face of the curb, adjacent to a residential local collector.
ii. Forty (40) feet from the face of the curb, adjacent to a secondary or major highway.
iii. One hundred (100) feet from the face of the curb, adjacent to a secondary or major highway that has the potential for a future traffic signal.
iv. The length of the longest anticipated delivery vehicle, if the longest anticipated delivery vehicle exceeds the minimum stacking distances referenced in this section.
d. Reciprocal ingress and egress, circulation, and parking arrangements shall be required where feasible to facilitate the ease of vehicular movement between adjoining properties, to limit unnecessary driveways, and to create more cohesive, community-oriented development.
e. All parcels shall be limited for access onto and off of the property. Driveways shall be shared between adjacent properties unless otherwise specified by the City Engineer.
6. Trash Enclosure. Trash enclosure location(s) and access shall be designed to the satisfaction of the Director. Enclosures shall be conveniently located and designed to allow collection vehicles to service the trash/recycling bins without backing up, where feasible. The enclosure(s) shall also be designed in a manner to reduce or eliminate the potential for collection vehicles to block required parking spaces as part of regular trash or recycling pick-up. The number of trash and recycling containers required shall be determined by the City. Trash enclosures shall be designed with a solid roof, subject to the approval of the City.
7. For any mixed use development with a nonresidential use, or combination of nonresidential uses, with more than fifty (50) full time employees, a transportation demand management (TDM) program shall be submitted to and approved by the Director and/or the South Coast Air Quality Management District (SCAQMD). Programs should include but are not limited to carpooling, vanpooling, public and/or private transit, alternative work hours, walk to work and telecommuting.
8. Employee break areas, which may include facilities for shade, seating, eating and trash disposal, shall be provided to the satisfaction of the Director.
9. Electrical vehicle charging stations may be required for new developments at the discretion of the Director.
10. All development adjacent to rail lines throughout the City shall be designed to be sensitive to the rail lines, with consideration given to the safety of the rail corridor.
11. Unless otherwise stated in Section
17.23.200 (Temporary Use Permit), the occupancy of vehicles, including recreational vehicles, trailers, or vessels, as a residence, temporary or permanent, is prohibited in all mixed use zones.
12. Commission Review. Mixed use developments that are one hundred thousand (100,000) square feet or more in gross floor area, along major highways or at key intersections identified in the circulation element of the General Plan shall be subject to a public hearing and Commission review and approval.
B. Performance Standards.
1. Electrical Disturbance, Heat and Cold, Glare. No use, except a temporary construction operation, shall be permitted which creates changes in temperature or direct glare. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the site.
2. Noise. Each residential unit shall be designed and constructed to minimize adverse impacts from nonresidential project noise, in compliance with the City's noise ordinance.
3. Odor. No use shall be permitted which creates odor in such quantities as to be readily detectable beyond the boundaries of the site.
4. Vibration. No use, except a temporary construction operation, shall be permitted which generates inherent and recurrent ground vibration perceptible without instruments at the boundary of the lot on which the use is located.
C. Outdoor Space.
1. Active recreation and passive leisure space should be provided for each residential-only or mixed use project containing residential uses. The required minimum amount of outdoor space for a mixed use project is two hundred (200) square feet per unit, which may be combined for a larger community outdoor space area. Each residential unit of the mixed use project may reserve a portion of the outdoor space for each unit.
2. Public spaces shall be required and may include, but are not limited to, outdoor areas such as plazas, outdoor dining areas, rooftop gardens, and landscaped areas designed for active or passive use.
3. Outdoor space shall be provided in areas that are not required setbacks, parking areas, driveways, services areas or unusable slope area.
4. Exterior public spaces shall be provided throughout the proposed development.
5. The applicant may provide off-site outdoor space amenities or in-lieu fees to satisfy the outdoor space requirements.
6. Landscaping shall be provided in outdoor space and common areas throughout the mixed use development.
D. Outdoor Display of Merchandise.
1. No merchandise, or any portion thereof, shall be displayed on public property; however, merchandise may be displayed within the public right-of-way if an encroachment permit has first been obtained from the City.
2. Merchandise, except for vehicles, shall not project more than four (4) feet beyond the store front.
3. Except for vehicles, merchandise shall be displayed outside only during business hours.
4. The aggregate display area shall not exceed fifty (50) percent of the linear frontage of the store front or six (6) linear feet, whichever is greater.
5. Outdoor dining is encouraged where appropriate.
6. Merchandise shall not be displayed in such a manner as to present a hazard to safety, impede convenient vehicular and/or pedestrian access to the building or business, or create a display that is detrimental to the appearance of the premises and surrounding property; or is in any other manner detrimental to the public health, safety, welfare, or causes a public nuisance.
7. Required parking spaces shall not be used for display.
E. Expansions and Modifications of Developed Commercial Properties. All expansions or modifications of permitted structures, including accessory structures, are subject to the following:
1. A cumulative expansion of twenty percent (20%) or less of approved building area for developed commercial properties may be permitted, subject to review and approval of the Director. Such expansions require a determination by the Director that such request is in substantial conformance with the legally established use. Expansions may be subject to development review to the satisfaction of the Director.
2. A cumulative expansion of twenty percent (20%) to fifty percent (50%) of approved building area for developed commercial properties may be permitted with approval of a minor use permit. Such expansions require a determination by the review authority that such request is in substantial conformance with the legally established use.
3. A cumulative expansion greater than fifty percent (50%) of approved building area for developed commercial properties may be permitted, subject to the applicable entitlement(s), as determined by the Director. Such expansions shall be subject to the development standards of the underlying mixed use zone.
(Ord. 25-1 § 5 (Exhs. A, B), 5/27/2025; Ord. 13-8 § 4 (Exhs. A, D, E), 6/11/2013; Ord. 20-10 § 6, 12/8/2020)
