B. Coordinate with the town of Tiburon to reduce or eliminate design, development and review constraints;

C. Encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life;

D. Promote pedestrian- and transit-oriented mixed-use with residential development;

E. Establish objective design standards that will govern the development in the MU zone; and

F. Provide appropriate buffers and transition standards between commercial and residential uses and adjacent residential uses. (Ord. 2024-01 § 3 (Exh. A), 2024.)

A. Retail store, including art supply stores, dry goods, grocery stores, candy, pharmacies, florists, furniture stores, garden supplies, hardware, paint, jewelry, clothing, shoes, music, sporting goods, stationery and office supplies, electronics, pet supplies, art galleries, souvenir shops, stamp and coin shops, toy stores, wine shops, and newsstands.

B. Personal service business, including barber shops, beauty salons, nail salons, massage establishments, photography and art studios, dry cleaning establishments without on-site processing, laundromats, music/dance/art instruction, and travel agencies;

C. Apartment courts, apartment houses, townhouse developments, and multifamily dwellings, which may be in standalone buildings or in a mixed-use structure;

D. Bakeries (retail sales only);

E. Banks and financial institutions;

F. Business services, including advertising, blueprint services, equipment rental and leasing, mail forwarding and package delivery, office security, photocopying and printing, and real estate agencies;

G. Low barrier navigation centers;

H. Offices, including business and professional offices, medical offices and clinics, laboratories, and opticians/optometrists;

I. Single-room occupancy;

J. Transitional and supportive housing facilities; and

K. Accessory uses customarily incidental to any of the above uses and accessory buildings when located on the same lot; provided, that there shall be no accessory use constituting any industry unless the same is clearly incidental and essential to a business and unless all products of such accessory use are sold on the premises. (Ord. 2024-01 § 3 (Exh. A), 2024.)

A. Eating and drinking establishments, including, but not limited to: restaurants, bars/cocktail lounges, wine shops with on-site tasting, brewpubs, outdoor eating areas, any establishment serving any alcoholic beverage on the premises, convenience markets, liquor stores, catering/commercial food kitchens, and bakeries with on-site production;

B. Fitness/recreational facilities, including gyms, dance studios, and spas;

C. Public buildings, parks and playgrounds;

D. Public parking facilities;

E. Any essential public service, including public utility buildings and uses, electric substations and other public utility facilities;

F. Off-street parking facilities;

G. Hotels;

H. Club buildings; and

I. Wireless telecommunication facilities. (Ord. 2024-01 § 3 (Exh. A), 2024.)

A. LBNCs shall offer services to connect people to permanent housing through a services plan that identifies services staffing.

B. LBNCs shall be linked to a coordinated entry system, so that staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. In this context, a “coordinated entry system” means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as amended, and any related requirements, intended to coordinate participant intake, assessment, and referrals.

C. LBNCs shall comply with Chapter 6.5 (commencing with Section 8255) of Division 8 of the California Welfare and Institutions Code.

D. LBNCs shall have a working system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System, as defined by § 578.3 of Title 24 of the Code of Federal Regulations.

E. The time periods for determining whether an LBNC application is complete and making a decision on a proposed LBNC shall be those set forth in California Government Code Section 65664. (Ord. 2024-01 § 3 (Exh. A), 2024.)

A. Allowable Projections Into Setbacks. The following building elements may project into the required front and street side setbacks:

B. Required Ground Floor Transparency for Nonresidential Uses. Exterior walls for nonresidential ground-floor uses facing and within twenty feet of a front or street side property line shall include windows, doors, or other openings for at least sixty percent of the building wall area between two and eight feet above the sidewalk. No street-facing wall shall run in a horizontal plane more than twenty-five feet without an opening.

C. Building Mass and Scale.

D. Exterior Finish Materials. Allowable exterior building materials are set forth below. Materials not allowed include vinyl and aluminum products, including those intended to simulate wood, and rough sawn wood. Concrete block is not allowed, unless concealed by allowable materials listed below.

E. Windows.

A. Landscaped Setbacks. Setback areas shall be landscaped except for areas necessary for pedestrian access and vehicular access, and where utilities preclude landscaping. Landscaping shall be comprised of trees, shrubs, and groundcover which shall be selected from lists provided by the City.

B. Fences and Walls. The standards of Section 20.04.150 (Fences and screening) shall apply.

C. Lighting for Parking and Open Space Areas. All lighting fixtures shall be fully shielded and shall conform with Section 20.04.180 (Exterior lighting, skylights and reflectivity). The following standards also apply:

D. Landscape Plan Required. A landscape documentation package shall be provided with the development application that complies with the standards of the “Model Water Efficient Landscape Ordinance” (MWELO) adopted by the California Department of Water Resources in Chapter 2.7 of Division 2 of Title 23 of the California Code of Regulations, which is hereby adopted by reference, and shall apply the MWELO to all mixed-use development projects with five hundred square feet or more of landscape area. If the total landscaped area is two thousand five hundred square feet or less, an applicant may use the prescriptive compliance option provided in Appendix D of the MWELO to streamline the review process. (Ord. 2024-01 § 3 (Exh. A), 2024.)

A. Parking spaces, loading berths and parking aisles, if outdoors, may be located within the required side and rear setbacks, and within the required front setbacks up to three feet from the street right-of-way.

B. Each parking stall and loading berth shall have vehicular access to the street, accessway, or alley, without passing over other parking spaces.

C. Each parking stall shall have vehicular access to a street without backing into it or another stall. Building siting and parking facility design shall maximize opportunities for shared parking in order to minimize curb cuts.

D. Each parking stall, aisle and driveway shall be graded, drained and surfaced so as to prevent dust, mud or standing water. For nonresidential lots and uses, all parking spaces, aisles, circulation directions, motorcycle spaces, pedestrian spaces, no-parking spaces and the like shall be clearly marked with durable traffic paint. Raised wheel stops or similar devices shall be provided to protect adjacent walks, fences, walls, landscaping and the like.

E. Landscaping, including trees and shrubs for shading and visual buffering, shall be required and shown as part of the parking layout. Landscaping shall be water-conserving types and shall be properly irrigated and maintained, consistent with the MWELO. Defective or dead landscaping shall be promptly replaced.

F. Sufficient lighting shall be provided to protect the public in a parking area during the time it is accessible to the public after daylight; fully shielded fixtures are required to prevent glare and spillover light on adjacent properties.

G. Bicycle parking for retail and service commercial uses: one space per two thousand fie hundred square feet of floor area shall be provided in publicly accessible locations, such as along public sidewalks, street-facing setbacks, and in publicly accessible open space.

H. Bicycle parking for residential uses: one space per unit shall be provided within one hundred feet walking distance of the building entry in a secure location. (Ord. 2024-01 § 3 (Exh. A), 2024.)

All new structures, and all exterior remodeling, alteration, addition or other construction, including retaining walls, swimming pools, fences and the like, shall be subject to the design review process as required in Title 20, unless the project qualifies for ministerial review under State law. (Ord. 2024-01 § 3 (Exh. A), 2024.)