El Cajon City Zoning Code
CHAPTER 17
135 M-U MIXED-USE OVERLAY ZONE
§ 17.135.010 Intent and purpose.
The Mixed-Use Overlay Zone establishes zoning districts that are intended to provide for the orderly transition of certain areas of El Cajon into walkable districts that accommodate a mixture of retail, office, and residential uses, while protecting existing uses. It is further intended to protect the existing job base, develop mixed-use cores, provide transportation, pedestrian, and visual connectivity, and develop, safe, well-designed neighborhoods.
Moreover, the Mixed-Use Overlay Zone is designed to develop an urban framework to ensure the appearance, location, and scale of buildings complement the character of the area in which they are located, ensure compatibility between existing and proposed uses, and provide a mix of building and housing types allowing variety and choice.
The Mixed-Use Overlay Zone is an added layer of opportunity specifically designed to allow residential and mixed-use development options in existing commercial areas, and higher density residential developments in existing residential zones. Existing current underlying zoning designations remain unchanged.
The Residential Required (RR) sub-designation of the Mixed-Use Overlay Zone is intended to require residential uses as properties redevelop. The intent of the RR sub-designation is not to hinder an existing commercial property from continuing to be used for commercial purposes or from expanding the commercial building or enterprise.
(Ord. 5068 § 6, 2017)
§ 17.135.020 Authority to approve.
In conjunction with the associated planning permit application, the decision-making body may approve, conditionally approve, or deny such permits. Specifically, proposed developments that are contrary to the Mixed-Use Overlay Zone intent and purpose described in Section 17.135.010 will not be approved. Furthermore, the director of community development may, at his or her discretion, refer planning permits and amendments thereto to the next higher decision-making body, which may approve, conditionally approve, or deny such permits.
(Ord. 5018 § 37, 2015)
§ 17.135.030 Compatibility.
All proposed developments within the Mixed-Use Overlay Zone shall comply with all applicable requirements of this chapter. However, administrative relief may be approved from certain requirements subject to the provisions outlined below:
Administrative Relief. Requests for administrative relief shall be considered by staff, by the Planning Commission, or by the city council in conjunction with the associated planning permit application for parking and other development standards. The decision to approve or deny a request is a discretionary action. In order for the decision-making body to approve administrative relief, except where noted in this section, the approval body shall find that:
A.
The request will not negatively impact the appearance of the project site or the surrounding properties.
B.
The proposed project will not adversely impact and will not place undue burden on adjacent uses.
C.
Supporting evidence provided by the applicant is acceptable and sufficient to approve the administrative relief, which may include but is not limited to a traffic impact study, parking study, traffic demand management strategies, or other study or analysis prepared by a certified expert licensed to prepare such work.
D.
The administrative relief request is needed to achieve the residential densities afforded by the Mixed-Use Overlay Zone.
§ 17.135.040 Applicability.
The Mixed-Use Overlay Zone provides a development option for property owners and developers proposing projects designed to meet the intent and purpose of this chapter and shall be subject to the following permit application requirement:
(Ord. 5068 § 6, 2017.)
§ 17.135.045 Design review.
A.
Additional design criteria for mixed use developments can be found in section 17.135.120 Mixed Use Overlay Zone Design Standards.
(Ord. 5131 § 10, 2022.)
§ 17.135.050 Permitted uses.
Permitted uses shall include residential and those identified as permitted in the underlying zone and any applicable specific plan governing uses on the property.
(Ord. 5018 § 37, 2015.)
§ 17.135.060 Conditional uses.
Conditionally permitted uses shall include residential and those uses identified as conditionally permitted uses in the underlying zone and any applicable specific plan governing uses on the property.
(Ord. 5018 § 37, 2015.)
§ 17.135.065 Residential Required (RR).
New development in an area identified with zoning sub-designation RR is required to dedicate 50% of the gross floor area of new buildings to residential uses. For this section, new development is defined as the development of a vacant property or the demolition of existing structures and construction of new structures.
(Ord. 5068 § 6, 2017.)
§ 17.135.070 Development standards.
Development standards shall be those identified as applicable to all new, redeveloped, or expanded development projects:
A.
Lot Requirements. There is no minimum lot requirement for commercial, residential mixed-use and residential only projects with a density of up to 40 dwelling units per acre. However, the minimum lot requirement for residential mixed-use and residential only projects with a density above 40 units per acre is 1.5 acres.
B.
Building Height. Maximum building height shall be 45 feet, except for structures within 100 feet of an adjacent single-family residential zone shall be limited to a height of 35 feet. The distance shall be measured from the proposed building façade to the nearest residential building.
C.
Floor-to-Ceiling Height All commercial floor space provided on the ground floor of a mixed-use building must have a minimum floor-to-ceiling height of 15 feet.
D.
Setbacks.
2.
No interior side setbacks are required, except when the proposed development abuts R-zoned property, in which case the minimum side setback shall be the same as required for a residential use on the abutting R-zoned lot.
3.
The rear yard setback is not required except when abutting R-zoned property, in which case a minimum 10-foot rear yard setback shall be required.
E.
Open Space/Recreation Area. In a residential mixed-use or residential only development, a minimum of 225 square feet per unit of combined private and common recreational open space shall be provided. A common active recreational amenity shall be provided as follows.
1.
A minimum of 36 square feet is required for each dwelling unit.
2.
The common space may contain active or passive areas and a combination of hardscape and landscape features.
3.
A minimum of 10 percent of the common outdoor open space shall be landscaped.
4.
All common open space on the premises, including recreational facilities, shall be accessible to all occupants and be physically connected to other common open space areas on the premises.
5.
Amenities, such as tables, benches, trees, shrubs, planter boxes, garden plots, pet areas, spas, pools, play areas, plazas, roof-top patios, picnic areas, and open recreational facilities may be counted as common space.
F.
Trash and Recycling. Refer to section 17.130.160 for general requirements.
G.
Residential.
1.
Residential Disclosures. All planning permit applications for residential only or residential mixed use shall include a condition of approval for disclosure to residents clearly outlining the issues associated with living in a mixed-use environment. The language for this disclosure shall be as specified by the director of community development. Copies of each signed disclosure shall be made available for review upon written request by the city.
2.
Notice of Airport in Vicinity. For projects within the Gillespie Field Airport Overflight Notification Area the disclosure shall also include additional wording regarding proximity to Gillespie Field Airport, pursuant to section 11010 of the Business and Professions Code, as follows: This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you.
(Ord. 5131 § 11, 2022.)
§ 17.135.080 Parking.
B.
A residential project or residential component of a mixed-use project shall comply with the parking requirements of the RM-HR zone.
C.
In a mixed-use project, parking shall be provided separately for each use unless it is determined that a shared parking arrangement would be beneficial and is substantiated by a parking and use analysis. A shared parking plan shall be provided that indicates how the parking will be managed.
D.
Parking Location.
1.
Off-street parking shall be located to the rear or interior side of the building and not between the building frontage and the primary or secondary street. See Figure 1.
2.
At grade, off-street parking shall not be visible from the primary or secondary street frontage and shall be screened with landscaping, wrapped buildings, or an architectural screen so they are not visible from the public right-of-way except for access and driveways.
4.
A minimum of one vertical wayfinding sign visible from the pedestrian right-of-way shall be located at the building façade within 15-feet of the sidewalk.
Figure 17.135.080 Off-Street Parking  |
(Ord. 5131 § 12, 2022.)
§ 17.135.090 On-site lighting.
An on-site lighting plan shall be required for all new or expanded developments. The lighting plan shall include the following three components:
A.
Safety. The plan shall provide adequate lighting for pedestrian and vehicular safety and be sufficient to minimize security problems throughout the project, especially along building façades. Pedestrian scaled lighting shall be located on the building frontage a minimum of every 30 feet and should emphasize buildings, parking and other points of entry into the project. Fixtures shall be placed between 8 and 15 feet above sidewalk elevation and shall not project more than 30 inches from the façade.
B.
Architectural. The plan shall incorporate lighting elements in concert with the overall project theme.
C.
Special. The plan may incorporate lighting for celebratory, seasonal and/or holiday lightings that occur on holidays and/or special event days. Lighted attachments with color scenarios are encouraged in commercial and active use areas.
(Ord. 5131 § 13, 2022.)
§ 17.135.100 Rooftop screening.
All mechanical equipment, appurtenances, and access areas shall be intentionally grouped and architecturally screened within fully covered enclosures consistent with the overall composition of the building and shall be architecturally compatible with the building in design type, materials, and colors. Mechanical enclosures shall have a screened or louvered top to improve views from above and to provide required air circulation.
Rooftop mechanical equipment shall not be visible from the public right-of-way or adjacent residential uses. One or more measures shall be implemented to screen equipment:
A.
Setback equipment 15 feet from all rooftop edges parallel to primary street lot lines.
B.
New structures shall be designed to provide a screen or other architectural element that is as tall as or taller than the highest point on any mechanical equipment to be located on the roof of the structure.
(Ord. 5131 § 14, 2022.)
§ 17.135.110 Signs.
New residential only, residential mixed-use and commercial projects developed in accordance with the Mixed-Use Overlay Zone standards shall be subject to the following sign standards specified in this section and shall require approval of a sign permit prior to the placing, erecting, moving, or alteration of any sign, unless expressly exempted by this section.
A.
Wall Signs. Except as provided below, building façade signs shall be limited to a maximum sign area of two square feet of sign area per linear foot of building façade width.
B.
Projecting Signs. Projecting signs may project a maximum of twenty-four inches from the building façade with a maximum sign area of ten square feet per face and are included in the calculation of the maximum allowable wall sign area. Projecting signs shall maintain a minimum ground or sidewalk clearance of eight feet.
C.
Suspended Signs. Suspended signs under an arcade shall be limited to one in front of each entrance to the building, shall be no wider than sixty percent of the width of the arcade, with a maximum sign area of six square feet per face, and shall maintain a minimum ground or sidewalk clearance of eight feet. Signs suspended perpendicular to the building entrance shall not be included in the calculation of the maximum cumulative wall sign area. Signs suspended parallel to the street shall be included in the calculation of the maximum collative wall sign area.
D.
Freestanding Signs. Freestanding signs shall be limited to monument signs, with one monument sign permitted for each street frontage of each development. The maximum height of a monument sign is eight feet, and the maximum sign area is 120 square feet per face, and shall be subject to sight visibility requirements in Section 17.190.210(E)(2)(C).
E.
Window Signs. Window signs shall be limited to fifteen percent of the total business window sign area and shall not be located more than four feet above the adjacent sidewalk. Window signs shall not be included in the calculation of the maximum cumulative wall sign area.
F.
Portable Signs. One portable sign on a sign stand or sandwich board (A-frame) sign is allowed for each ground floor retail, restaurant, and personal service use (e.g. hair salons, barber shops, nail salon), and subject to the following standards:
1.
Maximum sign/structure dimensions shall be 20-inches wide and 42-inches high.
2.
Signs may be placed on public sidewalk, subject to issuance of an encroachment permit by the city. Sign placement must conform to Americans with Disability Act requirements at all times. Portable signs placed over a public sidewalk may only identify the business name, products, and services of the adjacent establishment for which the encroachment permit is granted. They may not include political or any other unrelated messages. Alcohol, tobacco and similar products regulated pursuant to Chapter 8.33 may not be included on signs located on the public sidewalk. A brand logo for the downtown adopted by the Property Based Improvement District or city may be included on the sign panel.
G.
Sign on Outdoor Dining Fences. One sign panel measuring a maximum of eight square feet in size and a maximum of ½ inch in thickness may be affixed to an approved outdoor dining fence when the outdoor dining area for an adjacent restaurant is less than 60 feet or more in width. Such signs shall subject to the following standards:
1.
Sight lines may not be obstructed, as determined by the City Traffic Engineer.
2.
Sign panels on an approved outdoor dining fence shall not be included in the maximum allowable wall signs noted above.
3.
Sign panels shall be flush-mounted and made of rigid and durable materials such as metal, wood, or hard plastic. Sign panels shall be professionally printed, not hand-painted, and mounted with discreet or artistic hardware.
4.
Sign panels may encroach over the public sidewalk or Prescott Promenade, subject to issuance of an encroachment permit by the city. Sign panels over a public sidewalk or Prescott Promenade may only identify the restaurant name, products and events of the restaurant holding the license to the outdoor dining area. They may not include political or any other unrelated messages. Alcohol, tobacco and similar products regulated pursuant to Chapter 8.33 may not be included on signs located on the public sidewalk or Prescott Promenade. A brand logo for the downtown adopted by the PBID or city may be included on the sign panel.
H.
Menu boards/cases. Wall mounted restaurant menu boards/cases measuring four square feet or less shall not be included in the maximum square footage allowable for wall signs. Menu boards/cases shall be a maximum of three inches thick. Internal, non-animated illumination is permitted.
I.
Animated signs. Animated window signs shall be limited to five percent of the ground floor window area, up to a maximum of four square feet and 40 linear feet per business establishment, whichever is less. Animated signs shall be included in the 15 percent maximum window area signage allowance.
J.
No box or can signs, internally illuminated or not, shall be permitted.
(Ord. 5018 § 37, 2015.)
§ 17.135.120 Sign standards.
A. Building Frontage. Façade. Primary Building Frontage. Primary Entrance.
Definitions.
The exterior wall of a building facing a line of the lot.
Any exterior wall surface of a building that encloses the interior of the building.
The exterior wall of a building facing a line of the lot along the primary street. In the case of a corner lot, the primary building frontage could be on either street.
The entrance leading to a lobby, individual units, or commercial use and accessed from the primary building frontage.
B.
Building Configuration.
1.
The primary building frontage shall face the primary street.
2.
A minimum of one primary entrance shall be provided for each building and open onto a sidewalk or other public space.
3.
For corner lots, primary entrances from both the primary street and secondary street building frontages are permitted and encouraged.
C.
Visual Interest.
1.
All structures must incorporate a variation in building materials, whereas a minimum of three materials is provided.
2.
A minimum of 20% of the surface area of each building elevation shall include an architectural offset or projection that is a minimum of 2-feet in depth and 2-feet in width. See Figure 17.135.120(A).
Figure 17.135.120(A) Architectural Reliefs or Projections  |
D.
Ground Floor Transparency.
1.
Non-Residential. A minimum of 60 percent of the street-facing building façade between two feet and eight feet in height must be comprised of clear windows that allow views of indoor space or product display areas. See Figure 17.135.120(B).
2.
Residential Only Developments. A minimum of 25 percent of each street-facing residential unit shall be comprised of clear, non-reflective windows.
Figure 17.135.120(B) Ground-Floor Transparent Windows  |
F.
Rolled and/or torch down roofing shall only be permitted behind a parapet.
G.
Frontage Activation.
1.
All ground floor residential units along the primary building frontage shall include an enhanced entry that creates an aesthetic transition between the public and private realm. A minimum of 25 square feet in floor area shall be provided for the enhanced entry. Façade enhancements shall include but are not limited to stoops, porches, patios, balconies (See Figure 17.135.120(C)). Enhanced entries include the following elements or other similar elements of comparable size.
2.
All buildings and building facades that front a public street (primary and secondary), public right-of-way, or private drive shall provide a minimum of two of the activation features selected from Table 17.135.120 Frontage Activation Elements.
Table 17.135.120 Frontage Activation Elements | |||
|---|---|---|---|
Element | Minimum of Building Frontage | Element Min. Width | Element Min. Depth |
Recessed storefront entries | None. | ||
Porches, Patios, and/or Stoops | None. | Refer to section 17.135.120(A). | |
Balconies | 30% of the building façade or one for every 30 feet of frontage. | 4 feet | 6 feet |
Arcades, Colonnades or Galleries | 30% of the building façade | 20 feet | 10 feet |
Awning, Canopy, Marquee, Sunshade or Trellis | 50% of the building façade at the ground level. 15% for upper floor building facades | 2 feet | 2 feet |
Roll up or Large Opening Doors | None. Subject to transparency requirements. | 5 feet | N/A |
(Ord. 5131 § 15, 2022.)