This Chapter regulates new and existing structures and land uses in the combining districts. The provisions of this Chapter provide guidance for development in addition to the standards and regulations of the primary zoning districts, where important site, environmental, safety, compatibility, or design issues require particular attention in project planning.

The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Zoning and Subdivision Code. Any perceived conflict between the provisions of this Chapter and any other provision of this Zoning and Subdivision Code shall be resolved in compliance with Section 4-10-040.F (Conflicting Requirements).

A.

Mapping of combining districts. The applicability of any combining district to a specific site is shown by the combining district Zoning Map symbol established by Chapter 4-12 (Zoning Map), being appended as a suffix to the symbol for the primary zoning district on the Zoning Map. The combining districts are applied to property through the rezoning process (Chapter 4-76 - General Plan, Zoning Map, and Zoning and Subdivision Code Amendments).

B.

Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this Chapter for a specific combining district:

1.

Any land use normally allowed in the primary zoning district by this Article may be allowed within a combining district, subject to any additional requirements of the combining district;

2.

Development and new land uses within a combining district shall obtain the planning permits required by this Article for the primary zoning district; and

3.

Development and new land uses within a combining district shall comply with all applicable development standards of the primary zoning district.

A.

Purpose. The Mixed Use MU combining district is applied to areas within the City where the General Plan intends that new development projects emphasize the combination of residential and nonresidential land uses, to improve the economic vitality, and pedestrian-orientation of specific commercial areas within the City. The MU combining district is consistent with and implements the Mixed Use land use designation of the General Plan.

B.

Applicability. The Mixed Use MU combining district shall only be utilized within areas identified as Mixed Use District on the General Plan Land Use Map.

C.

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Article may be allowed within the MU combining district, subject to the planning permit requirements of the primary district, except that:

1.

Any use identified by Section 4-24-030 (Commercial District Land Uses and Permit Requirements) as a permitted ("P") use in Table 2-4 shall instead require Use Permit approval within the MU combining district unless it is proposed as part of a mixed use project that combines residential and nonresidential uses on the same site; and

2.

Proposed projects shall comply with the Mixed Use Designation Guidelines in Table 3-2 of the Land Use Element of the General Plan.

D.

Site planning and development standards. Each land use and structure proposed within the MU combining district shall comply with the development standards of the primary zoning district, and other applicable requirements of this Zoning and Subdivision Code; provided that the application of the MU overlay to property may include establishing a higher height limit than the underlying zone, to more effectively accommodate the residential component of a mixed use project.