This chapter provides standards for the development of mixed-use projects, where allowed in compliance with Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards). The primary intent of these development standards is to balance the needs of nonresidential uses for access, visibility, parking, loading, safety, and economic development with the needs of residential uses for privacy, security, and relative quiet. These standards and guidelines shall be utilized during the design of the project as well as during the City's development review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.
(Ord. 24-13, 10/1/2024)
A. 
These standards and guidelines shall apply to all proposed mixed-use projects, where allowed in compliance with Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards).
B. 
Low-cost housing projects are entitled to density bonuses or other incentives identified in Chapter 17.310 (Affordable Housing – Density Bonuses).
(Ord. 24-13, 10/1/2024)
A. 
Projects of up to 100 acres, or 499 units shall be subject to the site plan and design review process in compliance with Chapter 17.630 (Site Plan and Design Review).
B. 
Projects of 100 acres or more, or 500 units or more, shall be required to file either an application for approval of a:
1. 
Planned development permit in compliance with Chapter 17.620 (Site Plan and Design Review); or
2. 
Specific plan in compliance with Chapter 17.635 (Specific Plans).
(Ord. 24-13, 10/1/2024)
A. 
Commercial development shall comply with the standards for specific uses in Chapter 17.430 (Standards for Specific Uses) where applicable, in addition to the development standards in Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards).
B. 
Site design.
1. 
Where commercial developments are adjacent to sensitive noncommercial uses, appropriate buffering techniques, such as setbacks, screening, and/or landscaping should be provided.
2. 
Locate surface parking to the sides and rear of the lot with building massing oriented to the street, to the greatest extent possible. Provide parking lots with adequate auto and pedestrian-scale lighting and security as a safety feature. All lighting shall be directed downward and shielded so as not to spill over onto neighboring properties in compliance with Section 17.300.080 (Outdoor Light and Glare).
3. 
Variations in the front building plane shall be incorporated through the use of varying building setbacks, variations in wall planes, and the inclusion of pedestrian amenities (e.g., plaza, courtyard, outdoor dining, landscaping). Long expanses of blank walls shall be prohibited.
4. 
At least 75% of the building frontage facing a public street shall be made up of pedestrian-oriented features, including, but not limited to, storefronts, pedestrian entrances to nonresidential uses, transparent display windows, landscaping.
5. 
Site layout strategies shall be implemented to preserve natural landforms and rock outcroppings.
C. 
Site access.
1. 
Easily identifiable pedestrian access shall be provided from the street, sidewalk, parking areas, and bus stops to building entrances and key areas within the site.
2. 
Building entries shall be designed so they are visible from the street, parking lot, or other access point, and connect to the public sidewalk.
3. 
Pedestrian movement to and along sidewalks shall be clear and unobstructed.
4. 
Parking area circulation should minimize conflict between pedestrian and vehicular traffic.
D. 
Loading and storage areas.
1. 
Loading and outdoor storage areas shall be screened from view from public streets and adjacent uses. Loading areas shall be similar or compatible in design and details with the overall project. The location and design of loading areas shall mitigate nuisances from glare, light, noise, and odors when residential uses might be impacted. The number, size, and design of the loading areas shall be in compliance with Section 17.330.080 (Parking Design and Development Standards).
2. 
Loading and storage areas should be located as far as possible from the public street and adjacent properties.
E. 
Parking and circulation.
1. 
Parking shall be screened from the street by landscaping, berming, low walls or fences, or buildings.
2. 
Parking areas shall be well-landscaped with a variety of shrubs and canopy trees.
3. 
Provided parking should encourages motorists to "park once" (i.e., park once and then walk to jobs, shops, restaurants, and entertainment, without having to get back into vehicles until ready to leave the site).
F. 
Signs. The design and location of signs shall comply with Chapter 17.335 (Sign Regulations).
G. 
Landscaping. Required setback areas and open space areas shall be landscaped and maintained in compliance with Chapter 17.325 (Water Efficient Landscape and Irrigation).
H. 
Lighting. Outdoor lighting shall be appropriately designed, located, and shielded to ensure that it does not negatively impact the surrounding uses in compliance with Section 17.300.080 (Outdoor Light and Glare).
I. 
Signs. The design and location of signs shall comply with Chapter 17.335 (Sign Regulations).
J. 
Building form.
1. 
Buildings shall incorporate architectural design elements and materials that relate to a pedestrian scale such as arches, trellises or awnings.
2. 
Corner buildings at street intersections shall incorporate architectural elements including prominent towers, cornice features, roof shapes and roof line variation.
3. 
Unbroken wall planes shall not exceed 30 feet. Articulations through the use of varying setbacks, building entries and recesses or structural bays are required to avoid long unbroken building expanses. Minor breaks shall be a minimum of one foot deep and four feet wide.
4. 
For every 100 feet of building length, there shall be a plane-break along the façade comprised of an offset of at least five feet in depth by 25 feet in length. The offset shall extend from grade to the highest story.
5. 
Projections, recesses and overhangs shall be used to provide shadow and depth.
6. 
Roof levels, pitch directions and forms on large buildings shall be varied to decrease the apparent scale of the building.
(Ord. 24-13, 10/1/2024)
A. 
Development standards generally. Mixed-use developments shall comply with the development standards in Article 2 (Zones, Allowed Land Uses, and Zone-Specific Standards). Other Sections in Article 4 (Standards for Specific Land Uses) on specific uses may apply depending upon the type of development/use being proposed.
B. 
Site design.
1. 
Where commercial developments are adjacent to sensitive noncommercial uses, appropriate buffering techniques, such as setbacks, screening, and/or landscaping should be provided.
2. 
Locate surface parking to the sides and rear of the lot with building massing oriented to the street, to the greatest extent possible. Provide parking lots with adequate auto and pedestrian-scale lighting and security as a safety feature. All lighting shall be directed downward and shielded so as not to spill over onto neighboring properties in compliance with Section 17.300.080 (Outdoor Light and Glare).
3. 
Variations in the front building plane shall be incorporated through the use of varying building setbacks, variations in wall planes, and the inclusion of pedestrian amenities (e.g., plaza, courtyard, outdoor dining, landscaping). Long expanses of blank walls shall be prohibited.
4. 
At least 75% of the building frontage facing a public street shall be made up of pedestrian-oriented features, including, but not limited to, storefronts, pedestrian entrances to nonresidential uses, transparent display windows, landscaping.
5. 
Building entries shall face the primary street with pedestrian access provided from sidewalks to all building entries, parking areas, and publicly accessible open spaces. For larger sites with multiple buildings, building entries may also be oriented to face internal open spaces, paseos, and recreational amenities.
6. 
If adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property line. This can be accomplished through: stepbacks of upper stories; window placement; use of clerestory windows, glass block or opaque glass; or mature landscaping within the rear or side setback areas.
7. 
Arrange buildings to provide functional and accessible outdoor spaces to all residents.
8. 
Site layout strategies shall be implemented to preserve natural landforms and rock outcroppings.
C. 
Site access.
1. 
Easily identifiable pedestrian access shall be provided from the street, sidewalk, parking areas, and bus stops to building entrances and key areas within the site.
2. 
Face building entries so they are visible from the street and connect to the public sidewalk.
3. 
Allow pedestrian movement to and along sidewalks to be clear and unobstructed.
4. 
Parking area circulation should minimize conflict between pedestrian and vehicular traffic.
5. 
Separate site access driveways should be provided, for nonresidential and residential uses.
6. 
Pedestrian access shall be provided from the sidewalk at the street frontage to building entries and parking areas.
7. 
Site access driveways shall incorporate distinctive design elements, landscape features, and signs to help differentiate access to nonresidential parking areas from access to residential parking areas.
8. 
Pedestrian connections shall be provided to adjacent amenities, paths or trials, and/or connections to adjacent properties.
9. 
The street frontage(s) shall integrate a thoughtful landscape that is appropriate to the context of the building and surrounding streetscape.
D. 
Loading and storage areas.
1. 
Loading and outdoor storage areas shall be screened from view from public streets and adjacent uses. Loading areas shall be similar or compatible in design and details with the overall project. The location and design of loading areas shall mitigate nuisances from glare, light, noise, and odors when residential uses might be impacted. The number, size, and design of the loading areas shall be in compliance with Section 17.330.080 (Parking Design and Development Standards).
2. 
Loading and storage areas should be located as far as possible from the public street and adjacent properties.
E. 
Parking and circulation.
1. 
Parking shall be screened from the street by landscaping, berming, low walls or fences, or buildings.
2. 
Parking areas shall be well-landscaped with a variety of shrubs and canopy trees.
3. 
Provide parking that encourages motorists to "park once" (i.e., park once and then walk to jobs, shops, restaurants, and entertainment, without having to get back into vehicles until ready to leave the site).
4. 
Parking facilities shall be separate for nonresidential uses and residential uses. If enclosed parking is provided for the entire mixed-use complex, separate areas/levels shall be provided for nonresidential and residential uses with separate building entrances, whenever possible, subject to confirmation and approval by the applicable review authority. Guest parking for the residential uses may be shared with the nonresidential uses.
5. 
The architecture of separate parking structures shall be consistent with the architecture of the primary structures in materials and design.
F. 
Open space.
1. 
Size. Common and private open space that creates a pleasant living environment with opportunities for recreation shall be provided for the residential uses in compliance with Section 17.420.050 (Development Standards).
2. 
Location. Common open space may be provided on rooftops and may include rooftop pools and spas, fitness centers, and related restroom facilities, provided that the space is restricted for the use of residents only.
3. 
Sharing. In general, common open space areas for residential uses shall be separated from nonresidential uses on the site. However, the sharing of common open space may be allowed by the review authority when it is clear that the open space will provide direct benefit to residents. Parking and maneuvering areas shall not be considered common open space.
G. 
Landscaping. Landscaping shall be in compliance with Chapter 17.325 (Water Efficient Landscape and Irrigation). In addition, common open space areas above the ground level shall be landscaped using containerized plant materials that are irrigated by an automatic irrigation system and adequately drained.
H. 
Lighting. Outdoor lighting shall be appropriately designed, located, and shielded to ensure that it does not negatively impact the residential uses in compliance with Section 17.300.080 (Outdoor Light and Glare).
1. 
Building entrances and street numbers shall be well-lit and illuminated to be visible from the street.
2. 
Walkways, access, and parking lots shall be illuminated with a minimum of one foot-candle to ensure safe nighttime conditions.
3. 
Building-mounted security lighting fixtures shall not project above the fascia or roof of the building.
4. 
The style of lighting fixtures shall be the same or similar to the building's design and architectural style.
5. 
Street lighting within the development shall be a maximum of 15 feet high.
6. 
All lighting shall be directed downward and shielded so as not to spill over onto neighboring properties in compliance with Section 17.300.080 (Outdoor Light and Glare).
I. 
Laundry facilities. Each dwelling unit shall be provided with hook-up for washing machine and clothes dryer in the interior of the unit or common laundry facilities shall be provided on the site.
J. 
Storage space. Each dwelling unit shall be provided a minimum of 120 cubic feet of secured storage space. The storage space may be within a fully enclosed garage as long as the storage space is in addition to the parking space(s) required. The storage space may also be located on a patio, balcony, or deck as long as it is in addition to the required private open space. Cabinet and closet space within the dwelling unit shall not count towards meeting this requirement.
K. 
Trash enclosures.
1. 
Recycling and refuse storage facilities for nonresidential uses shall comply with Section 17.305.130 (Solid Waste/Recycling Facilities).
2. 
Locate recycling and trash enclosures away from building fronts and major entries, and/or screen such receptacles from view in fixed enclosures.
3. 
Trash receptacles shall be accessible for trash collection but shall not block circulation drives near loading areas or conflict with parking.
4. 
Place landscaping on three sides of trash enclosure. Provide landscaping on two sides of trash enclosure if enclosure is attached to a building.
5. 
Enclosures shall be separated from adjacent parking stalls with a minimum five-foot-wide planter area.
6. 
Provide a separate side pedestrian access to all trash enclosures.
L. 
Screening and buffering. In addition to the standards in Section 17.305.110 (Screening and Buffering), the following shall apply:
1. 
Loading areas and recycling and refuse storage facilities. Loading areas and recycling and refuse storage facilities for nonresidential uses shall be completely screened from view from adjacent residential portions of the project or other adjacent residential uses.
2. 
Roof-mounted equipment. Roof-mounted equipment shall be completely screened from public views from the ground elevation.
3. 
Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance.
M. 
Signs. The design and location of signs shall comply with Chapter 17.335 (Sign Regulations).
N. 
Walls and fences.
1. 
Walls and fences shall be in compliance with Chapter 17.315 (Fences, Walls, and Hedges).
2. 
Perimeter walls along side and/or rear property lines shall be solid decorative walls located where they do not conflict with existing viewsheds. Wall materials shall be brick, slump stone, tile, textured concrete, stucco on masonry, or steel framing, or other material walls which require little or no maintenance. Plain concrete block walls or chain link fencing with inserts shall not be used as wall materials.
3. 
Wall caps shall be incorporated as a horizontal design element at the top of solid walls and should be exceed four inches vertical.
4. 
Wrought iron or tubular steel fencing, or other transparent type of fencing should be included within projects where there is a viewshed from the project site and for fencing along the street frontage.
5. 
The style and materials of the wall shall be the same or similar to the architectural style of the project.
6. 
All exterior perimeter walls located along public streets shall have an offset of a minimum of five feet deep for every 50 linear feet to 75 linear feet of wall length.
7. 
All solid perimeter walls shall provide for wall inserts and/or decorative columns of pilasters every 20 feet to provide relief.
8. 
All solid perimeter walls and/or fences shall be architecturally treated on both sides and shall incorporate landscaping whenever feasible.
O. 
Building form.
1. 
Buildings shall incorporate architectural design elements and materials that relate to a pedestrian scale such as arches, trellises or awnings.
2. 
Corner buildings at street intersections shall incorporate architectural elements including prominent towers, cornice features, roof shapes and roof line variation.
3. 
Unbroken wall planes shall not exceed 30 feet. Articulations through the use of varying setbacks, building entries and recesses or structural bays are required to avoid long unbroken building expanses. Minor breaks shall be a minimum of one foot deep and four feet wide.
4. 
For every 100 feet of building length, there shall be a plane-break along the façade comprised of an offset of at least five feet in depth by 25 feet in length. The offset shall extend from grade to the highest story.
5. 
Projections, recesses and overhangs shall be used to provide shadow and depth.
6. 
Window and door type, material, shape, and proportion shall complement the architectural style of the building.
7. 
Primary building entrances shall be oriented to the major street on which the structure has frontage, street corner, courtyard, plaza, park, or other structures on the site but not to interior blocks or parking lots/structures. A structure may have other entrances as long as direct, barrier-free pedestrian access is provided to all entrances.
8. 
In vertical mixed-use buildings, differences in architectural details and/or materials shall be used to differentiate between the residential and nonresidential uses.
9. 
Roof levels, pitch directions and forms on large buildings shall be varied to decrease the apparent scale of the building.
P. 
Sound mitigation. Residential dwelling units shall be designed to be sound attenuated against present and future project noise. New projects or new nonresidential uses in existing projects shall provide an acoustical analysis report, by an acoustical engineer, describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards.
(Ord. 24-13, 10/1/2024)
This section provides standards for the development of live/work units and for the reuse of existing nonresidential structures to accommodate live/work opportunities. Live/work units are intended to be occupied by business operators who live in the same structure that contains the nonresidential activity. In addition to complying with the standards in Section 17.427.050 (Development Standards), the following standards are applicable to live/work units.
A. 
Limitations on use. The nonresidential component of a live/work unit shall only be a nonresidential use allowed within the nonresidential zone in which the unit is located. A live/work unit shall not be established or used in conjunction with any of the following activities:
1. 
Adult-oriented businesses;
2. 
Vehicle maintenance or repair (e.g., body or mechanical work, including boats and recreational vehicles), vehicle detailing and painting, upholstery, etc.;
3. 
Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; or
4. 
Other activities or uses, not compatible with residential activities and/or that have the possibility of affecting the health or safety of live/work unit residents, because of dust, glare, heat, noise, noxious gasses, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes.
B. 
Site planning and design standards.
1. 
Floor area. The minimum net total floor area of a live/work unit shall be 1,000 square feet. Floor areas, other than areas used for living space, shall be regularly used for working and display space.
2. 
Features.
a. 
Each live/work unit fronting a public street shall have a pedestrian-oriented frontage that publicly displays the interior of the nonresidential areas of the structure.
b. 
A minimum of 80% of a structure's street front façade at street level shall be occupied by nonresidential uses.
c. 
A minimum of 51% of the portion of a structure's street front façade that contains required nonresidential use shall be at or above sidewalk grade.
d. 
Each live/work unit shall have a minimum floor-to-floor interior height of 14 feet.
e. 
Parking for live/work units shall be prohibited in front of the structure.
3. 
Separation of units. Where more than one live/work unit is proposed within a single structure, each live/work unit shall have separate entrances.
4. 
Access to units. Access to individual units shall be from common access areas, corridors, courtyards, or hallways.
5. 
Integral layout.
a. 
The living space within the live/work unit shall be contiguous with the working space, with direct access between the two areas, and shall not be a separate stand-alone dwelling unit.
b. 
The residential component shall not have a separate street address from the business component.
6. 
Compatibility. The establishment of live/work units shall not conflict with nor inhibit commercial or industrial activities in the adjacent area.
7. 
Parking. Parking for each live/work unit shall be provided in compliance with Chapter 17.330 (Off-Street Parking and Loading).
8. 
Landscaping. Landscape and irrigation plan shall be submitted pursuant to Chapter 17.325 (Water Efficient Landscape and Irrigation).
9. 
Changes to existing structure. Changes to the exterior appearance of an existing structure to accommodate live/work units shall be compatible with adjacent nonresidential uses.
C. 
Operating standards.
1. 
Business license. At least one resident in each live/work unit shall maintain a valid business license for a business or activity on the premises in compliance with Municipal Code Chapter 5.04 (Business Licenses Generally).
2. 
Client and customer visits. Client and customer visits to live/work units shall be allowed.
3. 
Nonresident employees. Up to two persons who do not reside in the live/work unit may work in the unit; provided that their employment in the unit shall comply with applicable California Building Code (UBC) requirements.
4. 
Outdoor activities. Live/work uses shall be conducted entirely within the enclosed structure. A minor use permit may allow outdoor activities (e.g., outdoor dining, outdoor display during business hours, etc.).
5. 
Notice to occupants. The owner or developer of a structure containing live/work units shall provide written notice to all live/work occupants, tenants, and users indicating that the surrounding area may be subject to levels of dust, fumes, noise, or other impacts associated with commercial or industrial uses at higher levels than would be expected in more predominantly residential areas. Noise and other standards shall be those applicable to nonresidential uses in the zone in which the live/work units are located, in compliance with Section 17.300.060 (Noise).
6. 
Sale or rental of portions of unit. The living space and the working space of a live/work unit may not be separately sold or rented.
7. 
Security. Security shall properly reflect the needs of businesses with on-site sales, employees, and customers.
8. 
Changes in use. After approval, a live/work unit shall not be converted to an entirely residential use and may be converted to an entirely nonresidential use.
(Ord. 24-13, 10/1/2024)
Multi-family developments shall comply with the standards for multi-family developments in Chapter 17.420 (Multi-Family Development), in addition to the development standards in Chapter 17.227 (Mixed-Use Zones).
(Ord. 24-13, 10/1/2024)
Single-family development shall comply with the standards for single-family development in Chapter 17.425 (Single-Family Development), in addition to the development standards in Chapter 17.227 (Mixed-Use Zones).
(Ord. 24-13, 10/1/2024)