Buellton City Zoning Code
CHAPTER 19
18 MIXED USE REGULATIONS
§ 19.18.010 Purpose and intent.
The purpose of this chapter is to provide an opportunity for mixed-use development with a combination, in part or in whole, of residential, commercial, office, industrial, live/work uses within a livable urban environment. It is intended to provide standards for projects that include a combination of permitted uses applicable to the underlying zoning designations.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011)
§ 19.18.012 Definitions.
For purposes of this chapter, the following definitions shall apply:
Infill Development.
Infill development refers to construction of new housing, workplaces, shops, and other facilities within existing built-up areas. The development can be of several types: building on vacant lots, reuse of underutilized sites (such as parking lots and old industrial sites), and rehabilitation or expansion of existing buildings.
Live-Work/Work-Live Units.
Live-work/work-live units are single tenant spaces that include both a residential unit and a commercial or light industrial use such as an artist studio, photography studio, craftsperson shop (woodworking, ceramics, etc.), or similar use. This differs from other types of mixed-use developments where the residential use and commercial or other nonresidential use is in different tenant spaces. Live-work units comprise one or more rooms with cooking space and sanitary facilities in conformance with the California Building Code (CBC) and adequate working space available for and regularly used by persons residing therein.
Mixed-Use.
Mixed-use refers to the development of a building or buildings, or a lot, with a variety of integrated and complementary uses, such as but not limited to, residential, office, retail, light industrial, public, and recreation in one of the following ways:
1.
Vertical Mixed-Use.
Structure(s) in which multiple and separate uses occupy different floors/levels.
2.
Horizontal Mixed-Use–Attached.
Structure(s) in which multiple and separate uses occupy different attached buildings on the same lot or within the same project.
3.
Horizontal Mixed-Use–Detached.
Structure(s) in which multiple and separate uses occupy different detached buildings on the same lot or within the same project.
Primary Use.
The allowed and permitted residential, commercial or industrial use guided by the zoning designation.
Secondary Use.
The accompanying mixed-use component of an allowed and permitted residential, commercial or industrial use guided by the zoning designation.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011)
§ 19.18.014 General requirements.
Unless otherwise specifically required by this chapter, a development plan (DP) shall be required for all mixed-use developments. The city council shall be the decision-maker on all mixed-use projects upon recommendations from the planning commission.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011)
§ 19.18.016 Allowable mix of uses.
A.
At the time of application of the development plan for a mixed-use project, the applicant shall declare from Figure 18-1 the proposed mix of uses for the project. The matrix in Figure 18-1 identifies which mix of uses are allowed together.
Example: a property zoned CR (general commercial) by the city of Buellton's zoning map shall be known as the base zone. Allowable mix of uses in the CR base zone are found in the vertical column below the CR designation. In this example, the allowable mix of uses are: RM (residential multifamily); CN (neighborhood commercial); CS (service commercial); and M (manufacturing). The mix of uses that are NOT allowed are: RS (single-family residential); PRD (planned residential development); and MHP (mobilehome park).
B.
For both the primary use and secondary use components of a mixed-use project, the specific allowable uses shall be found in Sections 19.02.110 and 19.02.210 of the city of Buellton Municipal Code. Uses not allowed as part of any mixed-use project are mini-storage warehouses. In addition, the following uses have been determined to be incompatible and shall not be part of a mixed-use project that includes a residential component:
1.
Agricultural uses, excluding Agricultural Employee Housing.
2.
Auto and vehicle sales.
3.
Auto body and repair.
4.
Auto parts sales.
5.
Chemical storage or manufacturing.
6.
Columbariums and mortuaries.
7.
Construction contractors and yards.
8.
Gas/service stations.
9.
Heavy manufacturing.
10.
Kennels and animal boarding.
11.
Laundries and dry cleaning facilities.
12.
Metal manufacturing.
13.
Recycling collection stations.
14.
Scrap and wrecking yards.
15.
Slaughterhouses.
16.
Truck stops.
17.
Vehicle and freight terminals.
Other uses may be deemed incompatible through the development plan process. |
Figure 18-1 Allowed Mix of Uses | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Primary Uses (Base Zone) | |||||||||
Zone | RS | RM | PRD | MHP | CN | CR | CS | M | |
Secondary Uses | RS | X | X | X | X | X | X | X | |
RM | X | X | X | DP | DP | DP* | DP* | ||
PRD | X | X | X | X | X | X | X | ||
MHP | X | X | X | X | X | X | X | ||
CN | X | DP | X | X | DP | DP | DP | ||
CR | X | DP | X | X | DP | DP | DP | ||
CS | X | DP | X | X | DP | DP | DP | ||
M | X | X | X | X | DP | DP | DP | ||
DP — Allowed subject to approval of a development plan |
X — Not allowed |
* Refer to Section 19.18.026. Live-work/work-live units are the only residential units permitted in the CS and M zoning districts per this chapter. |
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011; Ord. 25-02, 5/8/2025)
§ 19.18.018 Development standards.
The following development standards shall apply to all mixed-use projects within the city of Buellton. For each mixed-use project, the development standards that apply are from the primary use (base zone) zoning.
A.
General Requirements for All Zoning Districts.
1.
The primary use must be consistent with the underlying zoning designation and must be equivalent to 50% or greater of the total floor space.
2.
Tentative and final or parcel maps shall be required for all mixed-use projects that include the creation of lots, condominiums, stock cooperatives, community apartments, and planned unit developments, both new and conversion.
3.
Mixed-use projects within specific plan areas are subject to the development standards contained in the applicable specific plan.
4.
Mixed-use projects are subject to the design requirements of the Community Design Guidelines.
B.
RM (Residential Multifamily) Zoning District.
Minimum Lot Area | 8,000 square feet |
Residential Density | Pursuant to Section 19.02.120C |
Height Limit | 35 feet |
Setbacks | Refer to Section 19.04.160 for the measurement of, and exceptions to, setback requirements |
Front | 10 feet |
Side | 5 feet Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height |
Street Side | 10 feet |
Rear | 10 feet Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height (minimum of 10 feet) |
Interior | 5 feet between a habitable building and any other building |
Parking Areas | 15 feet from street property line, 5 feet from all other property lines |
Site Coverage | 50% of net site area |
Landscaping/Open Space | See Section 19.18.022 |
C.
CN (Neighborhood Commercial) Zoning District.
Minimum Lot Area | None |
Residential Density | 8 dwelling units per acre |
Height Limit | 30 feet |
Setbacks | Refer to Section 19.04.160 for the measurement of, and exceptions to, setback requirements |
Front | 5 feet |
Side | None Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height |
Street Side | 5 feet |
Rear | 10 feet Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height (minimum of 10 feet) |
Interior | None unless required by the California Building Code |
Parking Areas | 5 feet from all property lines |
Site Coverage | 60% of net site area |
Landscaping/Open Space | See Section 19.18.022 |
D.
CR (General Commercial) Zoning District—Outside of Specific Plan Areas.
Minimum Lot Area | None |
Residential Density | 8 dwelling units per acre |
Height Limit | 30 feet |
Setbacks | Refer to Section 19.04.160 for the measurement of, and exceptions to, setback requirements |
Front | First floor, 15 feet; second floor, 15 to 20 feet (a minimum of 25% and a maximum of 40% of the frontage shall be at 15 feet); third floor, 20 to 25 feet (a minimum of 25% and a maximum of 40% of the frontage shall be at 20 feet) |
Side | None Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height |
Street Side | First floor, 10 feet; second floor, 10 to 15 feet (a minimum of 25% and a maximum of 40% of the frontage shall be at 10 feet); third floor, 15 to 20 feet (a minimum of 25% and a maximum of 40% of the frontage shall be at 15 feet) |
Rear | 10 feet Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height (minimum of 10 feet) |
Interior | None unless required by the California Building Code |
Parking Areas | 5 feet from all property lines |
Site Coverage | 60% of net site area |
Landscaping/Open Space | See Section 19.18.022 |
E.
CS (Service Commercial) Zoning District.
Minimum Lot Area | None |
Residential Density | 8 units per acre, subject to Section 19.18.028 |
Height Limit | 40 feet |
Setbacks | Refer to Section 19.04.160 for the measurement of, and exceptions to, setback requirements |
Front | 10 feet |
Side | None Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height |
Street Side | 10 feet |
Rear | 10 feet Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height (minimum of 10 feet) |
Interior | None unless required by the California Building Code |
Parking Areas | 5 feet from all property lines |
Site Coverage | 60% of net site area |
Landscaping/Open Space | See Section 19.18.022 |
F.
M (Industrial) Zoning District.
Minimum Lot Area | None |
Residential Density | 8 dwelling units per acre, subject to Section 19.18.028 |
Height Limit | 45 feet |
Setbacks | Refer to Section 19.04.160 for the measurement of, and exceptions to, setback requirements |
Front | 10 feet |
Side | None Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height |
Street Side | 10 feet |
Rear | 10 feet Exception: mixed-use projects adjoining an R-1 zone shall provide one-half foot of setback for each foot of building height (minimum of 10 feet) |
Interior | None unless required by the California Building Code |
Parking Areas | 5 feet from all property lines |
Site Coverage | 60% of net site area |
Landscaping/Open Space | See Section 19.18.022 |
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011; Ord. 25-04, 5/22/2025)
§ 19.18.020 Parking standards.
A.
Parking for the individual land uses shall first be established in accordance with Section 19.04.142 of this title. For illustrative purposes, a mixed-use project with 20 one-bedroom apartments and 5,000 square feet of retail space would require 20 parking spaces for the residential units and 17 parking spaces for the retail use. The base number of parking spaces would therefore be 37.
B.
Parking Reduction. A 25% reduction in the number of parking spaces from the base number for the project as calculated in subsection A may be granted through the development plan process if a city of Buellton owned parking lot is located within a 500 foot radius of the project site. No more than 50% of the public parking lot spaces shall be encumbered for this purpose on a cumulative project basis. All projects granted this parking reduction will be tracked in order to monitor this standard.
1.
If an applicant uses a city parking lot to satisfy a portion of their parking requirement, then a parking fee of $18,000 per space shall be paid prior to issuance of building permits for the project. The fee is based on the engineers cost to pave one parking space and the funds will be used to offset the maintenance costs of the city parking lot.
In no case shall the amount of parking be reduced to less than one space for every residential unit.
C.
Shared Parking. Parking requirements may be partially satisfied through a shared parking agreement with properties within 500 feet of the project site. This may only be allowed through the development plan if the shared parking lot has parking spaces in excess of that required for the uses on that property, or that the shared parking is intended for use during the non-peak hours of the uses on the shared parking property.
D.
Parking structures may be allowed in conjunction with a mixed-use project provided that the parking structure is architecturally integrated into the architectural theme of the project. Parking structure massing shall be at an appropriate scale and shall visually conceal the automobiles from adjoining roadways.
E.
Unless otherwise permitted by prior land use entitlements, 60% of the parking spaces shall be located to the rear of a mixed-use development. Parking areas and driveways adjoining streets, alleys, sidewalks, and/or dwelling units shall be screened with a decorative low wall, fence, or landscaped berm of sufficient size and density to partially screen automobiles. Space defining elements such as trellises, columns, walls, arbors, and hedges shall be provided to enhance the appearance of parking lots. These elements shall be consistent with the development's architectural theme and the community design guidelines.
F.
All mixed-use projects with residential units shall provide a minimum of one covered or uncovered parking space per unit.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011)
§ 19.18.022 Landscape and open space standards.
A.
Landscaping. The amount of landscaped area in a mixed-use project shall be 30% of the net site area for projects located in a base zoning district of RM, and 15% of the net site area for all other base zoning districts. Landscaping shall follow the standards outlined in the community design guidelines. Up to 25% of the required landscaped area may be decorative hardscape, including, but not limited to, decorative paving, fountains, statues or other artwork, and seating areas.
B.
Residential Open Space. An open space area of 250 square feet per residential unit, exclusive of the required landscaping, shall be provided. These open space areas shall contain usable amenities, including, but not limited to, outdoor seating areas, barbeques, child play areas, water features, pools/spas, basketball or volleyball courts, and similar amenities. Private patio or balcony areas can be included in the required area.
C.
Landscape and irrigation plans shall be included with all development plan submittals.
D.
If the façade of an existing mixed-use building is renovated in accordance with the community design guidelines when not required by the municipal code, then the open space requirements required by this chapter may be waived.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011)
§ 19.18.024 Performance standards.
A.
CC&Rs are required for all mixed-use projects and shall include provisions notifying future residential tenants and owners of the potential noise and nuisance impacts of living in a mixed-use project.
B.
Glare and Heat. Glare and heat from are welding, acetylene torch cutting, or similar processes shall be contained within a completely enclosed and vented building.
C.
Odors. The odors released from any operation or activity shall not exceed detectable concentrations beyond any lot lines. Commercial or industrial uses with attached residential units provide state-of-the art ventilation systems to prevent odors from penetrating the attached residential units.
D.
Vibration. No use, activity, or process shall produce vibrations that are perceptible without instruments at the property line for more than three minutes in any one hour of the day between the hours of 8:00 a.m. and 9:00 p.m. No use, activity, or process shall produce any vibrations between the hours of 9:00 p.m. and 8:00 a.m.
E.
Hours of Operation. Unless otherwise approved through a development plan, the hours of operation for any commercial or industrial component of a mixed-use project with a residential component, except live-work/work-live units, shall not begin before 7:00 a.m. or continue after 9:00 p.m. These hours of operation shall include other activities directly related to the operation of the commercial or industrial component, including, but not limited to, deliveries and cleaning activities. Projects within specific plan areas are exempt from the time limitations of this section, and hours of operation for these projects should be considered on a case-by-case basis.
F.
All work shall be performed entirely indoors unless otherwise approved through the development plan. Any outdoor work allowed through a development plan shall not be performed in designated parking areas, drive aisles, or landscape areas. All approved outdoor work areas shall not be counted as required open space or landscaping.
G.
Flammable, Explosive, and Combustible Materials. The use or storage of flammable, explosive, or combustible materials shall at all times comply with the adopted Uniform Fire Prevention Code, California Building Code, and all other applicable adopted ordinances or regulations of the city of Buellton, county of Santa Barbara, state of California, and the federal government.
H.
Noise. All mixed-use projects shall comply with the adopted noise regulations of the city of Buellton.
I.
Staircases. All stairways that connect adjacent levels, stories or floors shall be provided with an intermediate landing at the mid-height level and shall otherwise comply with all other applicable building code provisions in effect at the time of submittal application. Alternatively, elevators may be provided.
J.
Three-Bedroom Units. A maximum of five percent of the dwelling units may be three-bedroom units. Percentages shall be rounded to the nearest whole number. Four-bedroom and more units are prohibited.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011; Ord. 25-04, 5/22/2025; Ord. 26-02, 3/12/2026)
§ 19.18.026 Live-work/work-live units.
A.
Live-work/work-live units are allowed in the CN, CR, CS, and M zoning districts. Uses allowed in these units include, but are not limited to, photographers and photographic studios, artists and artist studios, craftspersons and workshops, professional-technical service trades and researchers (i.e., architects, engineers, drafters, accountants, bookkeepers, appraisers), and are allowed in an approved mixed-use live-work/work-live project subject to issuance of a zoning clearance.
B.
CS and M Zoning Districts. Live-work/work-live units are the only residential units permitted in the CS and M zoning districts.
C.
Unit Size Restrictions. Live-work/work-live units shall be limited to studios or one-bedroom units. No more than 50% of the unit shall be devoted to living space.
D.
Location Restrictions. Live-work/work-live units shall be incorporated into the commercial or industrial building and shall not be standalone units or buildings.
E.
Any building containing a live-work/work-live occupancy shall comply with the standards of the latest adopted edition of the California Building Code (CBC), including standards for habitability.
F.
Performance Standards. Any live-work/work-live unit shall comply with the performance standards set forth in Section 19.18.024, along with the following standards:
1.
The combined area of each unit shall be 2,000 square feet or less. A minimum of 50% of the square footage shall be devoted to the nonresidential use associated with the business.
2.
Units shall be classified as a Group R occupancy when the work areas are deemed accessory to the primary residential occupancy.
3.
Units shall be classified as B, M, or F occupancy according to the primary work use when the residential area is deemed as accessory to the work occupancy.
4.
Buildings with three or more live-work/work-live units shall be classified as R-1 occupancies pursuant to the CBC.
5.
All live-work/work-live units shall be separated from each other and the rest of the building by not less than one-hour fire resistive occupancy separation and sound transmission control assembly per the CBC.
6.
The residential area of the unit shall meet the requirements of the CBC for efficiency dwelling units, Section 310.7.
7.
All units shall comply with the California Energy Code for residential buildings.
8.
The buildings containing the units shall comply with the requirements of CBC Chapters 11A and 11B (Disabled Access for Newly Constructed Buildings).
9.
Consistent with Title 24 of the California Code or Regulations and requirements of federal law, in lieu of an accessible public restroom in each live-work/work-live unit, fully accessible restroom facilities may be provided in common areas located on an accessible route of travel within a reasonable distance of the accessible units as defined in Title 24, Part 5, Sections 413.5.2 and 413.5.3 of the California Plumbing Code.
10.
Parking shall be accessible per CBC, Chapters 11A and 11B. A minimum of two parking spaces shall be required for each unit.
11.
Construction materials and methods of construction shall be governed by and in accordance with the CBC.
12.
Live-work/work-live activities may start at 7:00 a.m. and shall end at 9:00 p.m.
(Ord. 08-07 § 3, 2008; Ord. 11-07 § 3, 2011)
§ 19.18.028 Incentive program.
A.
Mixed-use projects may receive fee reductions if additional public benefits above those required in the Buellton Municipal Code are included in the project.
B.
Procedures. Fee reductions specified in subsection C may be permitted upon approval of a development plan or conditional use permit by the city council, on the recommendation of the planning commission, if public benefits as specified in subsection D are provided. The following findings are also required:
1.
That the proposed project is of excellent design quality.
2.
That the proposed project will provide significant public benefits substantially beyond normal requirements in one or more of the areas listed in subsection D.
C.
Fee Reductions. If certain public benefits selected in subsection D are provided then reductions in the park and traffic fees may be granted by the city council in accordance with the procedures described in subsection B.
D.
Public Benefits. To be eligible for fee reductions, a project must provide significant public benefits substantially beyond municipal code requirements in one or more of the following areas:
1.
Sustainable Design. A project that is certifiable as LEED Gold or Platinum or equivalent may be entitled to a ten percent reduction in park and traffic fees. A project that receives LEED Gold or Platinum certification may be entitled to a 15% reduction in park and traffic fees.
2.
Utility Wires. If existing overhead utility wires that are not adjoining the project's frontage are placed underground, then the project may be entitled to a ten percent reduction in park and traffic fees. The amount of undergrounding shall be no less than the linear street frontage of the project site.
3.
On-Site Child Care. A project that provides on-site child care may be entitled to a five percent reduction in park and traffic fees. First priority shall be given to residents and employees of the building.
4.
Public Open Space. If an additional ten percent of the project area is provided as public open space on the project site or within 500 feet of the project site, then the project may be entitled to a five percent reduction in park and traffic fees. Public open space includes park or plaza areas.
5.
Recycled Water/Water Reuse. If a project provides dual plumbing in buildings for the future use of recycled water for toilet flushing, cooling towers, and other appropriate uses or provides on-site gray water or rain water collection and reuse facilities, then the project may be entitled to a five percent reduction in park and traffic fees.
6.
Public Restrooms. If a project provides private restroom facilities that are open to the public then the project may be entitled to a ten percent reduction in park and traffic fees.
7.
Alternative Public Benefit. The city council, on the recommendation of the planning commission, may consider a currently undefined public benefit as proposed by the applicant that provides a public benefit which is significant and substantially beyond normal requirements so as to warrant the granting of fee reductions.
(Ord. 11-07 § 3, 2011)