M-U Mixed-Use Neighborhood Zone is intended to allow office, commercial, and residential uses within the same structure or adjacent to each other, including as live/work units. This designation is intended to preserve the established housing stock and residential character of a neighborhood while allowing for office or commercial opportunities and adaptive reuse of residential structures, and encouraging connections between residential neighborhoods and commercial and civic land uses. In addition to residential uses, the Mixed Use-Neighborhood designation provides opportunities for office and commercial uses similar to those allowed within the Business Park designation, provided compatibility with the scale and character of the established neighborhood can be achieved. Businesses with environmental nuisances (noise, odor, dust/smoke, glare, etc.) will not be allowed.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

Refer to Table F in Section 18.06.060 F.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

The following property development standards, set out in Table 18.23.1.050-1 shall apply to all land and buildings in the M-U Neighborhood Zone.

Table 18.23.1.050-1 M-U—Neighborhood Zone Property Development Standards.

1.

For buildings with ground floor commercial uses, the minimum required floor to ceiling height at the ground floor level for buildings facing public frontage lines shall be twelve feet.

2.

For projects developed exclusively for senior residents as income-subsidized housing, densities of up to sixty dwelling units per acre is allowed with approval of a Conditional Use Permit.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

All residential developments shall provide a minimum of one square foot of outdoor recreation space for every three square feet of gross floor area within each dwelling unit.

A.

At least half of the space required shall be in the form of private recreation space, with minimum dimension of eight feet and a minimum area of one hundred fifty square feet per dwellings. The private space may be provided in the form of patios, porches, balconies or recessed areas open on at least two sides.

B.

Common recreation space shall contain a minimum area of five hundred square feet and a minimum dimension of twenty feet. It may be provided in the form of pools, putting greens or recreation buildings.

C.

Provide sidewalk within the public right-of-way along entire street frontage.

D.

Provide sidewalk connections from homes to public sidewalk, and between homes and recreation space.

E.

Provide shade shelter at bus stops with bench meeting specifications of City and Omnitrans.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

A.

Specific Requirements.

1.

The following number of parking spaces shall be required to serve the uses or buildings listed, as established in Table 18.23.1.070-1 (M-U Neighborhood Zone Parking Requirements). All uses must provide the sum of the requirements for each individual use.

2.

"Square feet" means "gross square feet" and refers to the sum gross square feet of the floor area of a building and its accessory buildings unless otherwise specified.

3.

For the purpose of calculating residential parking requirements, dens, studies, or other similar rooms that may be used as bedrooms shall be considered bedrooms.

4.

When the calculation of the required number of off-street parking spaces results in a fraction of a space, the total number of spaces shall be rounded up to the nearest whole number.

Table 18.23.1.070-1 M-U Neighborhood Zone Parking Requirements

B.

General Requirements. The general requirements for off-street parking shall be as outlined in Chapter 18.36 of this Code.

C.

Tandem Parking. Tandem parking spaces may be used for resident (non-guest) parking and receive parking credit, and shall be a minimum of eleven feet wide and 20 feet deep per space.

D.

Shared Parking. The use of shared parking facilities is encouraged subject to the requirements outlined in Section 18.36.040 of this Code.

E.

Off-site parking may be permitted for nonresidential projects subject to the approval of a conditional use permit, based on the approval process outlined in Section 18.58.060 of this Code. In addition to the findings in Section 18.58.060, the following criteria shall apply:

1.

All off-site parking facilities shall be located within one thousand feet of the property where the use in question is located, unless a binding agreement is provided to provide transportation access from the parking facility to the use in question on a regular basis.

2.

Public transit service shall be available within one-half mile of the use in question.

F.

Bicycle Parking. Provide facilities for the temporary storage of bicycles as outlined in Chapter 18.36 of this Code.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

A.

Landscaping shall be provided for the development of any lot with a minimum landscaping coverage of fifteen percent of the lot area not occupied by building footprint. The landscaping shall provide a mixture of shrubs, trees, groundcover, flowers and lawns throughout the entire front yard area, side yard areas, Parkways and throughout open spaces not occupied by access ways, parking areas and sidewalks. One tree per three parking spaces shall be provided and planted throughout the landscaped areas. Twenty-five percent of the trees shall be of twenty-four inch box size, another twenty-five percent of thirty-six inch box size, and the remainder may be a minimum of fifteen-gallon size. Landscape and irrigation plans shall be prepared by a licensed Landscape Architect or Engineer, and submitted to the Development Services Director along with the general building plans for review and approval.

B.

The required landscaping shall be maintained in a neat, clean, safe, orderly and healthful condition.

C.

The landscaped areas shall be provided with a suitable permanent method for watering or sprinkling of plants. Wherever possible, the watering system shall utilize the least amount of water. Sprinklers used to satisfy the requirements of this provision shall be so spaced as to assure complete coverage of the landscaped areas.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

A.

Residential.

1.

Trash and recycling areas for multiple-family dwellings and live/work shall provide the equivalent of not less than a fifty-gallon capacity container per dwelling unit. Where commercial trash containers are used, there shall be not less than one such container for every fifteen dwelling units.

2.

All outside trash and recycling collection areas shall be enclosed or screened with a six-foot-high wall with gates and shall be located as to allow for convenient pickup and disposal. The location and design shall also incorporate access separate from pedestrian access.

3.

All trash and recycling containers shall be provided with lids.

4.

For multiple-family dwellings and live/work, at least sixty cubic feet of enclosed accessory storage space shall be provided for each dwelling unit. Said space may be located in a garage or carport; provided, that it does not interfere with the parking of a vehicle.

5.

Recycling. Separate adequate capacity trash containers shall be provided for recycling.

B.

Non-Residential.

1.

Trash containers shall be provided with a sufficient capacity to contain all refuse generated by the Use.

2.

All outside trash and recycling collection areas shall be enclosed or screened with a six-foot-high wall with gates and shall be located as to allow for convenient pickup and disposal.

3.

All trash and recycling containers shall be provided with lids.

4.

The design of the trash and recycling enclosure shall follow the guidelines of the City specifications on trash enclosures.

5.

Recycling. Separate adequate capacity trash containers shall be provided for recycling.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

A.

All heating, ventilating and air conditioning equipment, including ducts, meters, plumbing lines and tanks, shall be architecturally screened from public view, with the use of masonry walls when mounted at grade, or with the use of parapet walls when mounted on flat and pitched roofs.

B.

Plumbing vent pipes, all heater flues and all roof penetrations shall be gathered and concealed from view in the same manner, and shall be painted to match the roof color.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

The exterior design of structures shall be compatible with the surrounding architecture in order to preserve neighborhood integrity and promote architectural consistency within the City.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)

Architectural and Site Plan Review for all development in the Mixed-Use Neighborhood zone shall be submitted to the appropriate decision-making body for review and approval pursuant to Chapter 18.58. The decision-making body shall consider the following criteria:

A.

The project is located within easy walking distance of transit stops, shops, services, and public schools.

B.

The project features high-quality market rate or affordable housing.

C.

The project design includes pedestrian-friendly spaces such as plazas, squares, courtyards, and other amenities.

D.

The project design includes comfortable and accessible open spaces.

(Ord. No. O-05-13, § 2(Exh. A(13)), 10-10-2013)