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Arroyo Grande City Zoning Code

CHAPTER 16

36 - COMMERCIAL AND MIXED USE DISTRICTS*

16.36.010 - Purpose and intent.

The general plan outlines goals, objectives and policies regarding the character of commercial uses and development. It is the purpose of this chapter to provide regulations that implement those goals, objectives and policies, and that are aimed toward the provision of adequate and appropriate commercial areas within the city. These commercial areas, or districts, must be conveniently located, efficient, attractive, and have safe and easy pedestrian and vehicular circulation in order to serve the retail and service commercial needs of Arroyo Grande residents and businesses.

In addition to the above, the commercial and mixed use districts are included in the zoning regulations to achieve the following purposes:

A.

Provide appropriately located areas for office uses, retail stores, service establishments, and commercial commodities and services required by residents of the city and the surrounding market area;

B.

Encourage the concentration of office and commercial uses for the convenience of the public and to secure a more mutually beneficial relationship to each other;

C.

Provide adequate space to meet the needs of modern commercial development. This includes off-street parking and loading areas;

D.

Minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the amount of land around them;

E.

Promote high standards of site planning, architecture and landscape design for office and commercial developments within the city; and

F.

Promote compact community design to enhance safety and reduce auto travel by providing shopping services, jobs and housing in proximity.

(Ord. 544 § 3, Exh. B (part), 2003)

16.36.020 - Commercial and mixed use development districts and site development standards.

A.

Industrial Mixed Use (IMU) District. The primary purpose of the IMU district is to provide a sound and diversified economic base and employment opportunities for the citizens of Arroyo Grande. It is the further intent of this chapter to accomplish this via the establishment of a specific, well-defined pattern of industrial activities which is compatible with residential, commercial, institutional, and other uses within the community; has good access to the regional transportation system; accommodates the personal needs of workers and business visitors; and which meets the service needs of local businesses. The IMU district implements and is consistent with the mixed use land use category of the general plan. In addition to the above, it is the further intent of the IMU district to:

1.

Reserve appropriately located areas for industrial uses and protect these areas from intrusion by inharmonious uses;

2.

Protect residential, commercial and nuisance-free non-hazardous industrial uses from noise, odor, dust, smoke, truck traffic and other objectionable influences and from fire, explosion, radiation and other hazards incidental to certain heavy industrial uses;

3.

Minimize traffic congestion and to avoid the overloading of utilities by restricting the construction of buildings of excessive size in relation to the amount of land around them. Refer to Table 16.36.020(A) for minimum site development standards and Table 16.36.030(A) for allowable uses.

Table 16.36.020(A)
Industrial Mixed Use (IMU)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects New residential limited to live-work units in conjunction with allowed uses. Density determined by discretionary action.
2. Minimum Lot Size 18,000 square feet (gross).
3. Minimum Lot Width 100 feet
4. Front Yard Setback 10 feet
5. Rear Yard Setback 0 - 15 feet. (50 feet if adjacent to a residential district)
6. Side Yard Setback 0 - 15 feet. Except as otherwise permitted, required rear and interior side building setback areas shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, and similar accessory activities.
7. Street Side Yard Setback 20 feet. Except as otherwise permitted, a street side building setback area shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.
8. Building Size Limits Maximum height is 30 feet or two stories. Maximum Building Size is 102,500 square feet .
9. Site Coverage and Floor Area Ratio Maximum coverage of site is 50%. Maximum Floor Area Ratio is .45.
10. Off-Street Parking and Loading Section 16.56.020. Where off-street parking areas are situated such that they are visible from any street, a wall, berm, or combination wall/berm three feet in height shall be erected between the required landscape area and the parking area to adequately screen the parking areas.
11. Site Design and Signs See Guidelines and Standards for Mixed Use Districts. See Chapter 16.60.

 

B.

Traffic Way Mixed Use (TMU) District. The primary purpose of the TMU district is to provide for vehicle sales and services, related retail and office uses and visitor serving facilities convenient to both freeway traffic and vehicles or pedestrians from the nearby village area. Development standards and design guidelines are intended to enhance this specialized mix of uses at the southern gateway to Arroyo Grande which include automobile and small truck sales and service, equipment rental, repair and related services, offices, wholesale and retail sales including outdoor display, motels, restaurants and limited residential uses functioning as live-work units. The TMU district implements and is consistent with the Mixed Use land use category of the general plan. Refer to Table 16.36.020(B) for minimum site development standards and Table 16.36.030(A) for allowable uses. See design guidelines and standards for the vicinity of Traffic Way and Station Way for additional requirements.

Table 16.36.020(B)
Traffic Way Mixed Use (TMU)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects New residential limited to live-work units in conjunction with allowed uses. Density determined by discretionary action.
2. Minimum Lot Size 10,000 square feet (gross).
3. Minimum Lot Width 80 feet
4. Front Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action.
5. Rear Yard Setback 0 - 15 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use.).
6. Side Yard Setback 0 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use.
7. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action.
8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the CUP process for visitor serving uses. Maximum building size is 50,000 square feet; a greater size may be allowed through the CUP process.
9. Site Coverage and Floor Area Ratio Maximum coverage of site is 75%. Maximum floor area ratio is .75.
10. Site Design and Signs See Design Guidelines and Standards D-2.11. Additional sign standards also in Chapter 16.60.
11. Off-Street Parking and Loading See Design Guidelines and Standards D-2.11 Exhibit 'A' for shared parking locations. See Also Section 16.56.020. Exceptions allowed by Section 16.16.120.

 

C.

Village Core Downtown (VCD) District. The primary purpose of the VCD district is to provide for a combination of commercial, office, upper-story residential uses and compatible related development to promote pedestrian use and enjoyment of the downtown village area. Regulations for the VCD district combined with the historic character overlay district, promote and preserve older architectural styles compatible with the historical, small-town nature of Arroyo Grande. Typical uses may include, but are not limited to, second-story residential and office, specialty retail and studios such as art galleries, book-stores, antique stores, flower shops, personal services, small markets and restaurants (without drive-through windows). The VCD district implements and is consistent with the village core land use designation of the general plan. Refer to Table 16.36.020(C) for minimum site development standards and Table 16.36.030(A) for allowable uses.

Table 16.36.020(C)
Village Core Downtown (VCD)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects 15 dwelling units per gross acre.
2. Minimum Lot Size 2,500 square feet.
3. Minimum Lot Width 25 feet.
4. Front Yard Setback 0 - 15 feet. Structures typically built at back of sidewalk. Exceptions include entrance courtyards and areas for outdoor dining determined through discretionary review.
5. Rear Yard Setback 0 - 15 feet.
6. Side Yard Setback 0 feet.
7. Street Side Yard Setback 0 - 15 feet.
8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the MUP process. Maximum building size is 20,000 square feet.
9. Site Coverage Floor Area Ratio of 2 Maximum coverage of site is 100%. Maximum Floor Area Ratio is 2.
10. Site Design See Design Guidelines and Standards for Historic Districts.
11. Off-Street Parking and Loading See Parking and Business Improvement District Plan in Section 16.56.020.
12. Signs See Chapter 16.60 and Design Guidelines and Standards for Historic Districts.

 

D.

Village Mixed Use (VMU) District. The primary purpose of the VMU district is to provide for a mixture of commercial, office and residential uses compatible with surrounding residential districts, in small-scale pedestrian-oriented developments. Regulations for the VMU district combined with the historic character overlay district promote and preserve older architectural styles, and encourage a harmonious intermingling of other structures. This district encourages use of existing residential buildings for non-residential uses. Typical uses may include single and multiple family residential, specialty retail sales, professional offices, personal services and neighborhood markets. The VMU district implements and is consistent with the village core land use designation of the general plan. Refer to Table 16.36.020(D) for minimum site development standards and Table 16.36.030(A) for allowable uses.

Table 16.36.020(D)
Village Mixed Use (VMU)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects 15 dwelling units per gross acre.
2. Minimum Lot Size 5,000 square feet.
3. Minimum Lot Width 40 feet.
4. Front Yard Setback 0 - 15 feet.
5. Rear Yard Setback 0 - 15 feet. If project is mixed use and/or abuts a residential district then 10 feet required.
6. Side Yard Setback 0 feet unless a project is mixed use and/or abuts a residential district, then 5 feet is required for single story structures and 110 feet is required, on one side, for a multiple stories.
7. Street Side Yard Setback 0 - 15 feet.
8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the MUP process. Maximum Building Size is 10,000 square feet.
9. Site Coverage Floor Area Ratio of 1 Maximum coverage of site is 100%. Maximum Floor Area Ratio is 1. See design Guidelines and Standards for Historic Districts.
10. Site Design See Design Guidelines and Standards for Historic Districts.
11. Off-Street Parking and Loading See Parking VMU and HCO combining district in Section 16.56.020(C).
12. Signs See Chapter 16.60 and Design Guidelines and Standards for Historic Districts.

 

E.

Gateway Mixed Use (GMU) District. The primary purpose of the GMU district is to provide for the combination of financial institutions, retail, office and commercial uses and multi-family residences with retail and other pedestrian-oriented uses on the ground floors of structures fronting E. Grand Avenue, and residential units or offices allowed on upper floors. Regulations for the GMU district, combined with the Design Guidelines and Standards for the GMU intensifies both commercial development and multi-family housing opportunities in the western gateway to the City. The GMU district implements and is consistent with the Mixed Use land use designation of the General Plan. Refer to Table 16.36.020(E) for minimum site development standards and Table 16.36.030(A) for allowable uses.

Table 16.36.020(E)
Gateway Mixed Use (GMU)
Minimum Site Development Standards

1. Maximum density—Mixed Use Projects 25 dwelling units/acre (based on gross project area).
2. Maximum density—Multi-family housing 15 dwelling units/acre.
3. Minimum density (projects that do not front E. Grand Avenue.)* 75% of maximum density (measured on residential portion of horizontal mixed use project area or 50% of project area, whichever is less).
4. Minimum Lot Size 20,000 square feet (gross).
5. Minimum Lot Width 100 feet.
6. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include entrance courtyards, areas for outdoor dining, or for projects facing a residential district as determined through discretionary review.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged. For projects abutting a residential district, corresponding residential setback shall apply.
8. Side Yard Setback 0 - 5 feet. For projects abutting a residential district, corresponding residential setback shall apply.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor dining, or architectural/landscape features determined through discretionary action.
10. Building Size Limits Maximum height is 35 feet or three stories whichever is less; a maximum of up to 40 feet for mixed use projects by discretionary action on lots larger than 20,000 square feet and where the building is not adjacent to a residential district. See Design Guidelines and Standards for Mixed Use Districts. Also see Section 16.48.030(B)(5) and (6). Maximum building size is 102,500 square feet.
11. Site Coverage and Floor Area Ratio Maximum coverage of site is 75%. Maximum Floor Area Ratio is 1.5.
12. Site Design and Signs Commercial and mixed use projects larger than 20,000 sq. ft: 200 square feet of public accessible open space is required for every 5,000 square feet of office or commercial space exclusive of areas for parking and driveways. See General Commercial and Mixed Use Design Guidelines and Standards. General Plan Policies LU5-11. For mixed use projects, refer to Section 16.48.065. Additional sign standards also in Chapter 16.60.
13. Off-Street Parking and Loading See Design Guidelines and Standards. Parking is to be located behind buildings or to the side. Driveways along E. Grand Avenue shall be minimized by combining driveways, using alleys or designing development so that access is provided from local streets. See Section 16.56.020.

 

* NOTE: Densities do not include density bonus. See Chapter 16.80

F.

Fair Oaks Mixed Use (FOMU) District. The primary purpose of the FOMU district is to provide for the combination of retail and service uses with an emphasis on those related to home improvement, as well as restaurants, offices, visitor serving uses and multi-family residences that are preferably incorporated in a mixed use project. Regulations for the FOMU district, combined with the Design Guidelines and Standards for the vicinity of the FOMU, intend to promote a pedestrian accessible mixed use district with shared parking and transition to surrounding residential neighborhoods. The FOMU district implements and is consistent with the Mixed Use land use designation of the General Plan. Refer to Table 16.36.020(F) for minimum site development standards and Table 16.36.030(A) for allowable uses.

Table 16.36.020(F)
Fair Oaks Mixed Use (FOMU)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects 25 dwelling units/acre (based on gross project area).
2. Maximim Density Multi-family housing 15 dwelling units/acre.
3. Minimum Density (projects that do not front E. Grand Avenue.)* 75% of maximum density (measured on residential portion of horizontal mixed use project area or 50% of project area, whichever is less).
4. Minimum Lot Size 15,000 square feet (gross).
5. Minimum Lot Width 80 feet.
6. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include entrance courtyard areas for outdoor dining , or for projects facing a residential district as determined through discretionary review.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged. For projects abutting a residential district, corresponding residential setback shall apply.
8. Side Yard Setback 0 - 5 feet. For projects abutting a residential district, corresponding residential setback shall apply.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor dining, or architectural/landscape features determined through discretionary action.
10. Building Size Limits Maximum height for mixed residential/commercial use is 35 feet or three stories whichever is less; a maximum of up to 40 feet for mixed use projects by discretionary action on lots larger than 20,000 square feet and where the building is not adjacent to a residential district. See Design Guidelines and Standards for Mixed Use Districts. Also see Section 16.48.030(B)(5) and (6). Maximum building size is 50,000 square feet.
11. Site Coverage and Floor Area Ratio Maximum coverage of site is 70%. Maximum Floor Area Ratio is 1.
12. Site Design and Signs See Design Guidelines and Standards. Please note General Plan Policies LU5-11. For mixed use projects, refer to Section 16.48.065. Additional sign standards in Chapter 16.60.
13. Off-Street Parking and Loading See Design Guidelines and Standards. Parking is to be located behind buildings or to the side. Driveways along E. Grand Avenue shall be minimized when possible by combining driveways, using alleys or designing development so that access is provided from local streets. See Section 16.56.020.

 

* NOTE: Densities do not include density bonus. See Section 16.80

G.

Highway Mixed Use (HMU) District. The primary purpose of the HMU district is to provide areas for a variety of visitor-serving and auto-related uses in areas convenient to both freeway traffic and vehicles or pedestrians. Development standards and design guidelines are intended to enhance this specialized mix of uses which include automobile sales and service and repair offices, wholesale and retail sales including outdoor display, motels, restaurants and limited residential uses functioning as live-work units. The HMU district implements and is consistent with the Mixed Use land use category of the General Plan. Refer to Table 16.36.020(G) for minimum site development standards and Table 16.36.030(A) for allowable uses.

Table 16.36.020(G)
Highway Mixed Use (HMU)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects 20 dwelling units/acre (based on gross project area).
2. Maximum Density Multi-Family Housing* 20 dwelling units/acre.
3. Minimum Lot Size 20,000 square feet (gross).
4. Minimum Lot Width 80 feet
5. Front Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action.
6. Rear Yard Setback 0 - 15 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use.
7. Side Yard Setback 0 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use.
8. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action.
9. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the CUP process for visitor serving uses. Maximum Building Size is 50,000 square feet; a greater size may be allowed through the CUP process.
10. Site Coverage and Floor Area Ratio Maximum coverage of site is 75%. Maximum Floor Area Ratio is .75.
11. Site Design and Signs See Design Guidelines and Standards D-2.11. Additional sign standards also in Chapter 16.60.
12. Off-Street Parking and Loading See Design Guidelines and Standards D-2.11 Exhibit 'A' for shared parking locations. See Also Section 16.56.020. Exceptions allowed by Section 16.16.120.

 

* NOTE: Densities do not include density bonus. See Chapter 16.60

H.

Office Mixed Use (OMU) District. The primary purpose of the office mixed use (OMU) district is to provide areas for the establishment of corporate, administrative, and medical offices and facilities, commercial services that are required to support major business medical development, and multi-family housing. Retail facilities and support business are encouraged to serve nearby office and residential uses. Typical uses include, but are not limited to, professional and medical offices, business-related retail and service functions, restaurants, health clubs, financial institutions, medical and health care facilities and multi-family housing. The OMU district implements and is consistent with the office professional/medical-hospital and mixed land use designation of the general plan. Refer to Table 16.36.020(H) for minimum site development standards and Table 16.36.030(A) for allowable uses. Requirements of this section supersede corresponding requirements within the Planned Development 1.1 and Planned Development 1.2 districts.

Table 16.36.020(H)
Office Mixed Use (OMU)
Minimum Site Development Standards

1. Maximum Density Mixed Use Projects 20 dwelling units/acre (based on gross project area)
2. Maximum Density Multi-family Housing 15 dwelling units/acre
3. Minimum Density * 75% of maximum density (measured on residential portion horizontal mixed use project area or 50% of project area, whichever is less)
4. Minimum Lot Size 10,000 square feet (gross); 20,000 square feet for residential projects
5. Minimum Lot Width 100 feet
6. Front Yard Setback 0 - 10 feet Exceptions may include entrance courtyards and areas for outdoor dining determined through discretionary review. 10 feet is required for projects fronting a street opposite a residential district.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged.
8. Side Yard Setback 0 - 5 feet.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor dining, or architectural/landscape features determined through discretionary action.
10. Building Size Limits Maximum height for mixed residential/commercial use is 35 feet or three stories whichever is less. Also see Section 16.48.030(B)(5) and (6);Maximum building size is 50,000 square feet; a greater size may be allowed through the CUP process;(See OMU-D-2.20);Three-story building components allowed only with substantial transitional space and/or lower story elements adjacent to residential districts or uses.
11. Site Coverage and Floor Area Ratio Maximum coverage of site is 70%. Maximum Floor Area Ratio is 1
12. Site Design and Signs See OMU-D-2.20. Please note General Plan Policies LU5-11.
For mixed use projects, refer to Section 16.48.065.
Additional sign standards also in Chapter 16.60.
13. Off-Street Parking and Loading Section 16.56.020.

 

* NOTE: Densities do not include density bonus. See Chapter 16.80

I.

Regional Commercial (RC) District. The primary purpose of the RC is to provide for a diversity of commercial uses that serve community and regional needs for retail and personal services within distinctive and internally pedestrian-oriented shopping centers. The RC district implements and is consistent with the Regional Commercial land use designation of the General Plan. Refer to Table 16.36.020(I) for minimum site development standards and Table 16.36.030(A) for allowable uses. Requirements of this section supercede corresponding requirements within the Planned Development 1.1 and Planned Development 1.2 districts.

Table 16.36.020(I)
Regional Commercial (RC)
Minimum Site Development Standards

1. Minimum Lot Size 5 acre minimum shopping center site. 5,000 square feet conforming to development plan for the entire center.
2. Setbacks and parking All applicable setbacks will be decided by discretionary action. Appropriate easements for reciprocal access, parking and maintenance must be recorded and maintained.
3. Building Size Limits Maximum height is 35 feet or three stories whichever is less; Maximum building size is 102,500 square feet.
4. Site Coverage and Floor Area Ratio Maximum coverage of site by structures is 100%. Floor Area Ratio is 1.0.
5. Site Design and Signs Chapter 16.60.
6. Off-Street Parking and Loading Section 16.56.020.

 

J.

Historic Character Overlay (HCO) District. The primary purpose of the historic character overlay (HCO) district is to identify, promote, preserve and protect the historic, cultural, and/or architectural resource values and encourage compatible uses and architectural design. The architectural review committee is responsible for advising the community development director on historic, cultural, and/or architectural component of projects. The historic character overlay district implements and is consistent with the village core land use category of the general plan.

K.

General Requirements.

1.

The creation of new lots within mixed use or commercial districts following the date of adoption of this title shall conform to the minimum dimensions, except in the case of condominium lots or individual lots within a shopping center, in which case minimums shall be established by conditional use permit and/or subdivision map approval provided:

a.

A conceptual development plan for the entire center has been approved pursuant to the provisions of this title;

b.

Appropriate easements for reciprocal access, parking and maintenance are recorded, and maintained.

L.

Special Requirements Mixed Use and Commercial districts.

1.

Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use. A minimum of five (5) feet of this setback area shall be landscaped; the remaining area may be used for required off-street parking.

2.

Commercial projects within mixed-use districts shall be subject to applicable provisions for mixed use projects contained in Section 16.48.065 in order to achieve compatibility within the district.

3.

Unless specified differently in Section 16.36.020, in any mixed use or commercial district, a two-story addition closer than fifty (50) feet to an existing single-family residence shall require a minor use permit prior to issuance of a building permit.

4.

Where off-street parking areas are situated such that they are visible from the street, an earthen berm, wall, or combination wall/berm three feet in height shall be erected within the required landscape area to screen the parking areas.

5.

In all mixed use or commercial districts, required front and street side building setback areas shall be landscaped. The landscaping shall consist predominantly of plant materials except for necessary walks and drives. A minimum landscaped area five feet in depth shall be provided between the property line and the off-street parking area, with additional landscaped area between the parking area and the building, unless otherwise approved by minor use permit. Please refer to Chapter 16.84, Water Efficient Landscape Requirements, for rules and regulations regarding landscape and irrigation, including limitations on the percentage of turf/lawn that can be placed in landscape areas.

6.

A street side building setback area shall be used only for landscaping, pedestrian walkways, or driveways. Required rear and interior side building setback areas shall be used only for landscaping, pedestrian walkways, or driveways, unless otherwise approved by minor use permit.

(Ord. 573 Exh. A (part), 2005; Editorially amended durin Supplement No. 6; Ord. 557 § 3, Exh. C (part), 2004: Ord. 552 § 3, Exh. B (part), 2004; Ord. 544 § 3, Exh. B (part), 2003)

(Ord. No. 633, § 6, 6-14-2011)

16.36.030 - Commercial and mixed use regulations.

A.

Permitted uses within commercial districts in the city are identified in Table 16.36.030(A). Permitted uses are identified with a "P," uses permitted subject to a Minor Use Permit are identified by a "MUP" and uses permitted subject to issuance of a conditional use permit are identified by a "CUP." Uses not identified in the table are prohibited. Note that other sections of the development code, general plan goals and objectives, and other federal, state and local requirements may also apply to proposed commercial uses.

Table 16.36.030(A)
Uses Permitted Within Mixed Use and Commercial Districts

IMU = Industrial Mixed Use District (El Camino) FOMU = Fair Oaks Mixed Use District
TMU = Traffic Way Mixed Use District HMU= Highway Mixed Use District
VCD = Village Core Downtown District OMU =Office Mixed Use District
VMU = Village Mixed Use District RC = Regional Commercial District
GMU = Gateway Mixed Use District HCO = Historic Character Overlay District (Design Overlay District 2.4)
P = Permitted Use MUP = Minor Use Permit
CUP = Conditional Use Permit PED = Not permitted in pedestrian oriented storefront locations on ground floor facing E. Grand Avenue, East/West Branch Street or prime real estate space within shopping centers
NP = Not Permitted

 

Permit Required By District
All new commercial buildings or third-story components require a CUP

Allowed Land Uses and Permit Requirements—LAND USE IMU TMU D-2.11 VCD HCO D-2.4 VMU
D-2.11
HCO
D-2.4 		GMU FOMU HMU OMU 1
D-2.20 		RC 2 Specific Use Standards and other references
A. SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM NP P MUP MUP P P P P P
Bank Financial Services NP MUP MUP MUP MUP MUP MUP MUP CUP
Medical Services - doctor's office NP MUP MUP/PED MUP MUP/PED MUP MUP P CUP
Medical Services - clinic, lab, urgent care NP MUP CUP/PED MUP MUP/CUP/PED MUP MUP MUP CUP
Medical - hospital NP NP NP NP NP NP NP CUP NP
Office - accessory MUP P MUP MUP P/PED P P P P
Office - government MUP CUP MUP MUP CUP CUP CUP MUP CUP
Office - processing MUP CUP CUP MUP MUP/PED MUP CUP P NP
Office - professional MUP MUP MUP MUP MUP/PED MUP MUP P CUP
Veterinary clinic, animal hospital CUP CUP NP CUP CUP CUP CUP MUP CUP
B. SERVICES - GENERAL
Adult day care - 14 or fewer clients NP NP MUP/PED MUP MUP/PED MUP NP MUP NP 16.52.120
Adult day care - 15 or more clients NP NP NP NP CUP/ PED CUP NP CUP NP 16.52.120
Automotive and vehicle services - Major repair or body work MUP MUP NP NP NP NP MUP NP NP 16.52.210
Automotive and vehicle services - minor maintenance or repair including tire services MUP MUP NP NP NP NP MUP NP NP 16.52.210
Catering services MUP MUP MUP/PED MUP MUP/ PED MUP MUP MUP NP
Child day care center - 14 or fewer NP NP MUP/PED MUP MUP/ PED MUP NP MUP MUP
Child day care center - 15 or more NP NP MUP/PED MUP MUP/ PED MUP NP CUP NP 16.52.120
Drive-through services NP CUP NP CUP NP NP CUP CUP cup
Emergency shelters P NP NP NP NP P P NP NP 16.52.091
Equipment rental MUP CUP NP CUP NP NP CUP CUP NP
Kennel, animal boarding CUP CUP NP CUP NP NP CUP CUP NP 16.52.100
Lodging-Bed & breakfast inn NP MUP MUP MUP MUP MUP MUP MUP CUP
NP 		16.52.080
Lodging-Hotel or motel NP CUP CUP CUP CUP CUP CUP CUP NP See General Plan Policy LU7-4
Lodging-Recreational Vehicle (RV) Park NP NP NP NP NP NP NP NP NP
Maintenance services-client site services MUP MUP NP MUP NP MUP MUP MUP NP
Mortuary, funeral home CUP NP NP NP NP NP NP CUP NP
Personal services NP MUP MUP MUP MUP MUP MUP MUP MUP
Personal services-Restricted NP CUP NP NP NP NP CUP NP NP 16.52.030
Public safety facility MUP P MUP/PED P P P P P P
Repair service-Equipment, large appliances, etc. MUP MUP NP CUP CUP MUP MUP NP NP
Social services organization NP CUP NP CUP CUP/PED MUP CUP MUP NP
Tele-communication facilities (commercial) CUP MUP NP CUP CUP CUP MUP CUP CUP
Vacation rentals and homestays NP MUP MUP MUP MUP MUP MUP MUP NP 16.52.230
16.52.240
C. INDUSTRY, MANUFACTURING AND PROCESSING, WHOLESALING, STORAGE
Agricultural product processing CUP CUP NP CUP NP NP NP NP NP 16.52.095
Construction yard MUP NP NP NP NP MUP NP NP NP 16.52.095
Drive-thru services NP CUP NP CUP NP NP CUP CUP CUP
Furniture and fixtures manufacturing, cabinet shop MUP NP NP NP NP MUP NP NP NP 16.52.095
Industrial research and development CUP NP NP NP NP NP NP NP NP 16.52.095
Laboratory - Medical, analytical, research and development CUP CUP NP NP NP NP CUP MUP NP 16.52.095
Manufacturing or Processing - Light MUP CUP NP NP NP NP CUP NP NP 16.52.095
Printing and publishing MUP MUP NP NP CUP CUP MUP MUP NP 16.52.095
Recycling - scrap and dismantling yard CUP NP NP NP NP NP NP NP NP 16.52.095
Recycling - Small collection facility CUP MUP MUP/PED MUP MUP/PED MUP MUP MUP MUP 16.52.095
Storage - Outdoor MUP MUP NP NP NP NP NP NP NP 16.52.095
Storage (mini - storage) MUP NP NP NP NP NP NP NP NP 16.52.095
Wholesaling and distribution CUP CUP NP NP NP NP CUP NP NP 16.52.095
Winery CUP CUP NP NP NP NP CUP NP NP 16.52.095
D. RETAIL TRADE
Accessory retail uses P P P P P P P P P Subject to Business License clearance
Adult business CUP NP NP NP NP NP NP NP NP Subject to Section 16.52.030 for location parameters and development standards
Alcoholic beverage sales NP CUP CUP CUP CUP CUP CUP CUP CUP
Artisan shop MUP MUP MUP MUP MUP MUP MUP MUP CUP/PED
Auto, vehicle and heavy equipment sales & rental MUP MUP NP NP NP NP MUP NP NP 16.52.060
16.52.070
Auto, vehicle parts sales w/ installation services MUP MUP NP NP NP NP MUP NP CUP
Auto, vehicle parts sales without installation services MUP MUP NP NP CUP/ PED CUP/ PED MUP NP CUP PED=Use not allowed within 200 feet of E. Grand Avenue Frontage
Building and landscape materials sales-indoor MUP MUP CUP CUP MUP/ PED MUP MUP NP MUP
Convenience store CUP MUP MUP MUP MUP MUP MUP MUP MUP
Drive-through retail NP CUP NP NP CUP 3 NP CUP CUP CUP 16.52.090
LU7-4
Extended hour retail CUP MUP MUP MUP MUP MUP MUP MUP MUP
Farm supply and feed store MUP CUP NP CUP NP NP CUP NP CUP
Farmers market CUP MUP MUP MUP CUP CUP MUP CUP CUP
Formula Business Permit required as identified by underlying land use Permit required as identified by underlying land use NP NP For D-2.4 Permit required as identified by underlying land use Permit required as identified by underlying land use Permit required as identified by underlying land use Permit required as identified by underlying land use Permit required as identified by underlying land use
Fuel dealer (propane for home and farm use) CUP CUP NP NP NP NP CUP NP NP
Gas station CUP CUP NP NP NP NP CUP NP NP 16.52.170
General retail-5,000 sf or less NP MUP P P P P MUP MUP P Section 8.38
P-Subject to Business License clearance
General retail - 5,001 to 19,999 sf NP CUP MUP CUP MUP MUP MUP CUP P Section 8.38
P-Subject to Business License clearance
General retail - 20,000 sf to 102,500 sf NP MUP NP NP CUP CUP CUP NP P Note: Maximum Building Size per/district, Section 16.52.220 and Section 8.38
General Retail—Restricted CUP NP NP NP NP NP CUP NP NP Subject to Section 16.52.030 for location parameters and development standards
Groceries, specialty foods - 20,000 sf or less NP MUP CUP CUP MUP MUP MUP CUP MUP
Groceries, specialty foods 20,000 sf to 102,500 sf NP CUP NP NP MUP MUP MUP NP CUP Note: Maximum Building Size per/district and Section 16.52.220
Outdoor retail sales and activities MUP MUP MUP MUP CUP CUP MUP NP CUP 16.52.220
Mobile home, boat, or RV sales MUP CUP NP NP NP NP CUP NP NP
Produce stand MUP MUP MUP MUP MUP MUP MUP MUP CUP
Restaurant, café. Coffee shop CUP MUP MUP MUP MUP MUP MUP MUP CUP 16.52.180 LU7-4
Second hand store NP NP MUP MUP MUP MUP MUP MUP NP
Shopping center NP NP NP CUP CUP CUP NP NP CUP
Warehouse retail CUP CUP NP NP NP CUP CUP NP CUP 16.52.160
E. RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Bar/tavern/night club CUP CUP CUP CUP CUP CUP CUP NP CUP
Club, lodge, private meeting hall NP MUP MUP CUP MUP/PED MUP MUP CUP NP
Commercial recreation or sports facility - Indoor CUP MUP CUP CUP CUP CUP MUP NP CUP/PED
Commercial recreation or sports facility - Outdoor CUP CUP NP CUP NP CUP CUP NP NP
Community center NP CUP CUP CUP CUP CUP CUP CUP NP
Conference/convention facility NP CUP CUP NP CUP CUP CUP CUP CUP
Equestrian facility CUP CUP NP NP NP NP CUP NP NP
Fitness/health facility NP CUP CUP CUP MUP MUP CUP CUP CUP
Library, museum NP CUP MUP MUP MUP MUP MUP MUP NP
Park, playground NP CUP CUP CUP CUP CUP CUP CUP NP
Religious facility NP CUP CUP/PED CUP CUP/PED CUP CUP CUP NP
School - Elementary, middle, secondary NP NP NP CUP NP NP NP CUP NP
School - Specialized education/training MUP MUP CUP/PED CUP CUP/PED CUP MUP CUP NP
Studio - art, dance martial arts, music, etc. NP MUP MUP MUP MUP MUP MUP MUP MUP/PED
Theater, auditorium NP NP CUP CUP CUP CUP NP CUP CUP
F. RESIDENTIAL USES
Assisted Living NP NP CUP CUP CUP/PED CUP/ PED NP CUP NP
Home occupation NP MUP P P P P MUP P NP 16.16.090
Multi-family housing not located within a mixed use project NP NP NP CUP CUP/PED CUP/ PED CUP (on lots >20,000 square feet CUP (on lots >20,000 square feet) NP Minimum density (75% of total density allowed by district) required by Housing Element is not required on lots fronting E. Grand Ave., E. Branch Street or in HMU or IMU districts.
Multi-family housing in a mixed use project NP NP MUP/PED MUP CUP/PED CUP/ PED CUP CUP NP Minimum density (75% of total density allowed by district) required by Housing Element is not required on lots fronting E. Grand Ave., E. Branch Street or in HMU or IMU districts.
Residential care facility, 6 or less clients NP NP MUP/PED MUP MUP/PED MUP NP MUP NP
Residential care facility, 7 or more clients NP NP CUP/PED CUP CUP/PED CUP/ PED NP CUP NP
Single family residential within a mixed use project NP NP NP MUP NP NP NP NP NP
Supportive housing Pursuant to section 16.52.280
Transitional housing Pursuant to section 16.52.280
Low barrier navigation centers Pursuant to section 16.52.280

 

1 Requirements of this section supercede corresponding requirements in the PD 1.1 district.

2 Requirements of this section supercede corresponding requirements in the PD 1.1 district and PD 1.2 district.

3 Drive-through retail only allowed within shopping centers with three or more major tenants.

B.

Special Use Regulation—VCD and VMU Mixed Use Districts.

1.

Residential and Non-Residential Uses on Same Floor. Non-residential uses shall be permitted on the same floor as a residential use subject to the issuance of a conditional use permit, in accordance with Section 16.16.050, Conditional Use Permits, of this title.

2.

Projects within the HCO district are subject to the design guidelines and standards for historic districts (as amended) and are subject to the design review and approval process established therein.

3.

Location of Residential Uses. Residential uses shall be limited to floors above street level in the VCD district. Lobbies, entryways and other non-habitable space for residential uses shall be allowed on the street level. Exceptions may be granted for designated historic structures subject to the issuance of a conditional use permit, in accordance with Section 16.16.050, Conditional Use Permits, of the title. Prior to approving a conditional use permit for exceptions allowed in this section, all of the following findings must be made along with the general findings required for the approval of a conditional use permit:

a.

The exception is reasonably necessary to maintain the historical integrity of the structure;

b.

The project meets the intent of the design guidelines and standards for historic districts (as amended).

4.

Use of Non-Residential Space. Non-residential spaces shall consist of uses that serve clients and patrons that visit the site. These spaces may not be exclusively used for storage for other businesses or used for adjacent residential purposes.

5.

Location of Parking. Parking for residential and non-residential purposes shall be located behind buildings or to the side of buildings when parking behind buildings is not possible. Driveways shall not access Branch Street. Off-site parking may be allowed by CUP within two hundred (200) feet of the uses served, or by public parking provided for properties within the parking and business improvement district (PBID).

C.

Residential Densities in Mixed-Use Zones.

1.

This title limits the maximum residential density for each mixed-use zone; however, the density allowed for any residential project within the city may be varied through the appropriate discretionary review process, when discretionary review is provided for in this title. The community development director, planning commission and/or city council shall have the authority to reasonably condition any residential development subject to discretionary review to ensure proper transitions to and compatibility with adjacent developments, existing or proposed.

2.

For the purposes of mixed use development, residential density is defined as follows:

Residential Dwelling Unit Type Density Equivalent
Live/Work Unit .5
Studio .5
1-bedroom .75
2-bedroom 1
3-bedroom 1.5
4-bedroom 2

 

(Ord. 594 § 16, 2007; Ord. 573 Exh. A (part), 2005; Ord. 570 Exh. A (part), 2005; Ord. 557 § 3, Exh. C (part), 2004: Ord. 552 § 3, Exh. B (part), 2003; Ord. 544 § 3, Exh. B (part), 2003)

(Ord. No. 612, § 2 Exh. A, 10-13-2009; Ord. No. 653, § 2, 6-25-2013; Ord. No. 663, § 7, 6-10-2014; Ord. No. 677, § 4, 4-13-2016; Ord. No. 685, § 3, 5-9-2017; Ord. No. 697, § 10, 10-23-2018; Ord. No. 722, § 4, 7-25-2023; Ord. No. 2025-002, § 8(Exh. A-1), 2-11-2025; Ord. No. 2025-010, § 6(Exh. A-2), 10-14-2025)