The purpose of mixed-use zones is to designate areas in the City for a complementary mix of residential and commercial uses to provide housing, services, and jobs for residents. These areas are intended to balance the needs of nonresidential uses for access, visibility, parking, loading, safety, and economic development with the needs of residential uses for privacy, security, and relative quiet. The purposes of the individual mixed-use zones and the manner in which they are applied are as follows:

A.

Mixed-use 1 (MU-1) zone. The MU-1 zone applies to areas appropriate for commercial and high density attached dwelling units, including apartments. The allowable residential density ranges from 20 to 30 dwelling units per acre. The MU-1 zone is consistent with the mixed-use 1 land use designation of the General Plan.

B.

Mixed-use 2 (MU-2) zone. The MU-2 zone applies to areas appropriate for commercial and higher density attached dwelling units, including apartments. The allowable residential density ranges from 30 to 40 dwelling units per acre. The MU-2 zone is consistent with the mixed-use 2 land use designation of the General Plan.

(Ord. No. 2024-620, § 2(Att.), 1-8-2025)

A.

Purpose. The development standards and objective design standards for mixed-use developments set forth in this this chapter are intended to achieve and maintain high-quality site planning and building design and development and in a manner that conforms to community priorities. The development standards and objective design standards draw from and complement existing design and development criteria set forth in land policy and design documents adopted by the City, including the general plan. Provisions set forth in Chapter 18.90, supplemental regulations, where applicable, shall also apply to this section. Where standards conflict between Chapter 18.90 and this section, the standards set forth in this section shall take precedence.

B.

Residential requirements. Development within the mixed-use zones must include residential uses at a minimum density established for the respective zone.

1.

The minimum floor area per dwelling unit for each unit type is as follows:

C.

Commercial requirements. The maximum Floor Area Ratio (FAR) for commercial uses in mixed-use zones shall be 0.50.

D.

Building envelope. The following development standards establish the building envelope requirements in each mixed-use zone.

* Flagpoles, HVAC equipment, elevator shafts, chimneys, and smokestacks shall not extend more than ten feet above the height limit specified in this title, provided that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances.

** Build-to line means a line extending through the lot which is generally parallel to the front property line and marks the location from which the vertical plane of the front building elevation must be erected.

E.

Site planning and orientation. The following development standards establish the site planning and orientation requirements for all mixed-use development projects in the mixed-use zones, with the exception of SRO only developments.

1.

Street Frontage Elements.

a.

At sidewalk level, non-residential buildings shall be primarily transparent (i.e., windows). At least 50 percent of the area of the non-residential building frontage facing a public right-of-way shall be devoted to pedestrian-oriented features (e.g., storefronts, pedestrian entrances to nonresidential uses; or transparent display windows).

b.

At sidewalk level, residential buildings within ten feet of a public right-of way, shall have unit front entries oriented to face the public right-of-way. For units that do not abut a public right-of-way, provide a clearly identifiable pedestrian path of entry to the units from the public right-of-way.

c.

At sidewalk level, blank walls without windows, doors, or other articulation are strongly discouraged. The maximum length of any blank wall shall be limited to 20 feet.

d.

Buildings on corner lots shall be oriented toward the primary intersection and the primary and secondary street frontages, while parking and auto access shall be located away from the primary intersection corners.

2.

Entrances.

a.

Primary building entrances shall be visible from the adjoining public right-of-way.

b.

The primary entrances of buildings shall be identified and highlighted through architectural details and signage.

c.

All building entrances shall be well-lit. Light fixtures shall be architecturally compatible with the building design.

d.

When nonresidential and residential uses are located in a vertical mixed-use structure, separate pedestrian entrances shall be provided for each use.

e.

The pedestrian entrance to residential portions of the building shall be accessed through a street level lobby, architecturally integrated entry corridor, from an adjacent alley, or from an internal parking area.

f.

Street-abutting residential common building entrances and street-abutting individual residential unit entrances shall have transitions from the street consisting of stoops, porches, or other covered front entries with a minimum recess or projection area of 48 square feet.

g.

Building and unit entryways shall provide all of the following design elements:

i.

Unit number identification;

ii.

Lighting shielded downward; and

iii.

Landing area of at least four feet by four feet in size.

h.

Continuity in entry design between units to include at least two of the following elements:

i.

Doors to match between all units onsite;

ii.

Doors recessed at least three inches from the building façade or doors recessed at least two feet from the building façade to create a covered porch or landing area;

iii.

Awning of at least one foot;

iv.

Doors with window; or

v.

Paving material, pattern, or color that is differentiated from the pedestrian pathway;

i.

Long, monotonous balconies and corridors that provide access to multiple units shall be avoided. Access points shall be clustered.

j.

Street entryway accentuation by a minimum of one of the following:

i.

Change in roof pitch or form (e.g., a gable) that extends a minimum of one foot past the sides of the door jamb;

ii.

Increase in roof height of at least one foot to accentuate the entry; or

iii.

Wood, stone, tile, or brick accents covering a minimum of 30 percent of the entryway wall surface area, inclusive of windows and doors.

F.

Circulation and parking. The following development standards establish the circulation and parking requirements for all mixed-use development projects in the mixed-use zones, including SRO only developments.

1.

Vehicular circulation.

a.

Vehicular access shall be provided through the alley when present. For lots without an alley, vehicular access shall be provided from the secondary street.

b.

For lots without a secondary street frontage and without alley access, vehicular access may be permitted from the primary street. In this case, reciprocal or shared access between property owners is encouraged to decrease the number of driveways taking access from the primary street frontage.

c.

Driveways shall be at least 20 feet wide for two-way traffic and ten feet wide for one-way traffic and maintain a vertical clearance of at least ten feet.

d.

No more than one driveway for every 100 feet of street frontage shall be provided for each parcel.

e.

Parking areas shall be internally connected for vehicular purposes and shall use shared driveways within the development.

f.

Where required for public safety, appropriate entrance, exit, and directional signs shall be posted at the driveways and parking areas and maintained by the property owner.

g.

Fire lanes shall be adequately marked and patrolled to prevent parking and other obstructions.

2.

Pedestrian Circulation.

a.

All structures, facilities, parking areas, amenities, common areas and open space areas within a development shall be internally connected by pedestrian pathways. Such pathways shall connect the development to the public sidewalk along each street frontage, and to adjoining residential, commercial, and public uses.

b.

Pedestrian entrances and walkways shall be clearly identified through enhanced or textured paving and landscaping, and be separated by a physical barrier consisting of either a raised planting strip a minimum of three feet wide or grade separation of at least six inches from vehicle access areas.

c.

Enhanced or textured paving or striping shall be included where pedestrian crossing occurs in parking areas.

d.

Walkways and paseos shall be illuminated with a minimum of one foot-candle to ensure safe nighttime conditions.

e.

Vehicular driveways with access to the public right-of-way shall have sidewalks and pedestrian connections on both sides of driveway.

3.

Required Parking and Loading Spaces.

a.

Multi-family residential projects shall provide on-site vehicle parking at the following ratios per unit type:

b.

Commercial projects shall provide on-site vehicle parking at the following ratios per gross floor area:

c.

Commercial projects shall provide on-site loading spaces at the following ratios per gross floor area:

d.

Handicap accessible parking shall be provided in accordance with the Americans with Disabilities Act. Handicap accessible parking spaces shall be counted when determining the number of parking spaces provided in a development.

e.

Parking and loading spaces shall be provided on-site.

f.

Calculations used to determine required parking and loading spaces shall be rounded up to next whole number.

g.

Required parking can be shared between commercial parking requirements and guest residential parking requirements.

4.

Parking and layout dimensions. Refer to subsection 18.70.010(D) for Parking and Layout Dimensions.

5.

Permitted parking facilities include parking lots, parking structures, and bicycle parking.

a.

Parking lots.

i.

Parking spaces shall be separated from buildings by a pedestrian sidewalk (minimum four feet) and a landscape strip (minimum six feet), measured from curb face, when in the right-of-way.

ii.

Parking lots shall be located at the rear or interior of the block and shall not be located between the sidewalk and the building frontage facing the public right-of-way.

iii.

Access to parking lots shall be located along side streets or alleys.

iv.

Canopy trees shall be used in parking lots to reduce the impact of large expanses of paving, to provide shade, and to reduce glare and heat build-up. These trees shall have a 30-foot to 40-foot canopy potential and be sized at 24-inch box or larger at the time of installation.

v.

One tree shall be provided for every ten parking spaces.

vi.

Where space is limited due to property line or wall proximity and walkway location, tree planter cut-outs can be used. If parking spaces are covered by shelters, exceptions to tree requirements may be requested.

vii.

One landscaped finger island shall be provided per every ten spaces. Islands shall be a minimum of five feet (inside dimension).

viii.

All end parking stalls shall be adjacent to landscape planters. The landscape planter shall contain a 12-inch strip of concrete inside the six-inch curb of the planter, to create an 18-inch concrete strip for a person to step on when getting into or out of a vehicle. This step-out area shall not reduce the minimum inside dimension of the five-foot wide landscape planter.

ix.

Where double rows of parking are provided, diamond or island planters shall be provided at an interval of one planter for every ten pairs of parking stalls.

b.

Parking structures.

i.

On-grade parking structure walls facing a public right-of-way and any other parking structure walls greater than 25 feet in length shall include design features consisting of textured surfaces, articulation, and/or landscaping (vines to cover large surface area) covering a minimum of 50 percent of the wall surface area. The design of all parking structure walls shall include the same materials, colors, and surfaces as other buildings associated with the development. Articulation includes faux windows, arches, grillwork, building offset, and stone/tile building materials.

ii.

Below-grade parking structures shall be screened from the street by landscaping, berming, low walls or fences, or buildings.

iii.

Gated, fenced, or underground parking facilities, and gated exterior stairwells shall incorporate access control technology (e.g., access card or key).

c.

Bicycle parking.

i.

Short-term bicycle parking shall be provided in the form of an inverted "U" shape facility. Bicycle parking shall not be separated from building entrances by a road, parking area or structure.

ii.

If provided, long-term bicycle parking shall be provided on-site in a secure, enclosed structure, or in a secured location within a parking structure.

6.

Parking area lighting.

a.

Parking areas and access thereto shall be illuminated with a minimum of 1 foot-candle of lighting.

b.

The design of parking lot lighting fixtures shall be compatible with the development's architectural style.

c.

Free-standing light standards for pedestrian and parking lot lighting shall be a maximum of 14 feet high, including the pole and light fixture. The light fixture, separate from the light pole, shall not be more than two feet in height.

G.

Building design. The following development standards establish the building design requirements for all mixed-use development projects in the mixed-use zones, with the exception of SRO only developments.

1.

Roof design.

a.

Interior side of parapets visible from the public right-of-way shall be finished with the same materials and similar level of detail as the front façade.

b.

Roof Materials.

i.

Metal roofing and roofing of a glossy or reflective surface are prohibited, except for photovoltaic panels.

2.

Building form.

a.

Building façades.

i.

Details, such as trim, shutters, and posts shall be articulated by the use of color and/or texture.

ii.

Building façades shall be no longer than 250 feet.

iii.

Buildings shall have a change in articulation at least every 20 feet along the façade at sidewalk level, and 40 feet along the façade if not at sidewalk level. Articulation shall consist of one or more of the breaks listed below:

(A)

Ground floor courtyards within the building footprint with a minimum area of 48 square feet.

(B)

Notwithstanding the front and side yard setbacks established in subsection 18.55.010.D, varied residential unit setbacks within the same structure of a minimum four feet.

(C)

Recessed or projected covered entries with a minimum of 24 square feet.

(D)

Variations in wall plane (projection or recess) by a minimum of two feet in depth for at least 30 percent of the façade.

(E)

Lower wall wainscots, or built-up or recessed reveals, trims and other projections along different levels of wall surface.

(F)

Bay windows.

iv.

Buildings of two or more stories and wider than 30 feet shall be designed to differentiate the ground floor and upper floor(s) through at least one of the following techniques:

(A)

Changes in wall planes that protrude and/or recess with a minimum dimension of four feet for a minimum 60 percent of the façade length.

(B)

Balconies with a minimum of two feet in depth for a minimum 25 percent of the façade length.

(C)

At least two sizes, textures, patterns or colors of façade material.

v.

End units shall include a minimum of 15 percent fenestration area (e.g., windows) on their side elevations.

b.

Stepbacks.

i.

For buildings taller than 25 feet and which are located adjacent to a residential zone, the building height must be designed so as to "step back" the building height at least ten feet for every ten feet increase in height above 25 feet.

c.

Windows, doors, and balconies.

i.

Horizontal window bands over 40 feet in length are prohibited.

ii.

Windows shall be located to face the street for all units adjacent to the street.

iii.

Ground floor windows shall not be opaque or tinted.

iv.

Bay windows shall project at least two feet, but no more than three feet from the façade.

v.

Security bars are prohibited.

vi.

Operable windows shall have screens.

vii.

Windows and doors shall either be trimmed or recessed.

(A)

Foam trim is prohibited on the ground floor.

(B)

When recessed, the building primary siding material shall cover the recessed edge faces and wrap toward the interior face of the window or door glazing by at least three inches in depth.

viii.

Exterior entrances at individual residential unit entries and primary entrances to commercial uses shall have weather protection by providing a minimum of one of the following treatments:

(A)

Porch roofs.

(B)

Overhangs.

(C)

Awnings.

(D)

Trellises.

(E)

Canopies.

ix.

Knockers or door bells, and safety and security viewers, shall be provided on all residential front entrance doors.

d.

Garage doors.

i.

Garage doors shall not face a public street, but be oriented toward an alley or private street or driveway internal to the project.

ii.

Garage doors shall be recessed a minimum of six inches from the surrounding building wall, and shall include a trim of a minimum of one and one-half inches in depth. Garage doors shall also include at least one of the following detail treatments, to be consistent throughout all garage door design in the building:

(A)

Windows.

(B)

Paneled surface.

(C)

Minimum of two colors.

(D)

Minimum of two textured surfaces.

e.

Stairwells.

i.

Exterior stairwells shall be designed as an integral part of the project's architecture by incorporating solid wall portions, columns, and/or a decorative balustrade.

ii.

Stairwells shall not be oriented to the street, but shall face interior spaces such as plazas, gathering areas, parking areas and pedestrian paths and shall not be separated from these areas by landscaping, fences or walls taller than three feet.

iii.

The design shall be of the same materials, color and detail of the building.

iv.

Open metal and pre-fabricated stairwells are prohibited.

f.

Materials.

i.

A primary material shall constitute a minimum of 60 percent of any building façade, excluding windows and railings.

ii.

Buildings with false façades or false fronts, exclusive of parapets used to shield rooftop equipment, are prohibited.

iii.

Material transitions along any façade shall only occur on the inside corner of plane change. When material changes need to happen in the same plane, trims, cornices, or other architectural elements shall be used to create a corner for material transition.

iv.

The following materials are permitted, shall be maintained for exterior façades, and can be used in relation to their designation of primary, secondary, and accent. Materials listed as prohibited or omitted altogether are not permitted.

H.

Open space and landscaping. The following development standards establish the open space and landscaping requirements for all mixed-use development projects in the mixed-use zones, with the exception of SRO only developments.

1.

Private open space.

a.

Private open space shall be provided for all residential projects consistent with the following requirements:

i.

Eighty square feet for ground-floor units in the form of a covered or uncovered patio;

ii.

Forty square feet for upper-story multifamily units in the form of a terrace, balcony, or rooftop patio; and

2.

Common open space.

a.

Common open space shall be provided for all residential projects consistent with the following requirements:

i.

At least 15 percent of the total gross development area shall be common open space, up to a maximum required area of 20,000 square feet;

ii.

Setback areas shall not be used to satisfy common open space requirements; and

iii.

Common open space areas shall have a minimum dimension of 40 feet in any direction, measured from building face to building face.

b.

Common open space areas shall be located and arranged to allow a clear line of sight into the space from pedestrian walkways on the interior of the site.

c.

A minimum of 50 percent of the common open space area shall be landscaped with live plant material.

d.

Common open space areas shall be planted with a minimum of two trees, each of which shall have a minimum container size of a 24-inch box at installation.

e.

A minimum of three of the following features shall be incorporated into the common open space areas:

i.

Open field, not less than 1,200 square feet with a minimum dimension of 30 feet on both sides.

ii.

Fixed or movable seating.

iii.

Picnic style tables.

iv.

Children's play equipment.

v.

Interactive art, such as a life-size chess game.

vi.

Outdoor kitchen equipment, such as a barbeque.

vii.

Active water feature (i.e., pool, spa, splashpad, etc.).

3.

Landscaping standards.

a.

Landscaping shall be provided in all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or other required amenities.

b.

Landscape design.

i.

Landscaping materials shall not be located such that at maturity they obstruct pedestrian paths and vehicular access along the public right-of-way, private streets, and private driveways.

ii.

Landscaping adjacent to pedestrian and vehicular paths shall either be raised planting surfaces or separated by a minimum six-inch concrete curb.

iii.

Landscape planting must be designed to contribute to crime prevention. Shrubs that create hiding places shall not be placed in areas of pedestrian movement, such as along walkways and building entrances.

c.

Trees, shrubs, and ground cover.

i.

Trees shall be at least 24-inch box size at time of planting.

ii.

Shrubs shall be a minimum of 15 gallons in size at time of planting.

iii.

Ground cover shall be used throughout the project site. At least 50 percent of all landscaped areas containing trees and shrubs shall be underplanted with groundcover, with the remaining areas to incorporate a minimum two-inch layer of compost or mulch.

iv.

Turf areas shall be placed in areas for recreational use only and must have a ten-foot minimum diameter.

d.

No more than 20 percent of any landscaped area shall contain dry landscaping of decomposed granite, bark, or decorative pebbles, rocks, and boulders.

e.

Plant selection.

i.

At least three different species of shrubs and groundcover shall be used in planter areas.

ii.

Landscaped areas shall include at least 25 percent native plant species selected from those listed by the California Native Plant Society in the Calscape website specific to Hawaiian Gardens.

iii.

Low-water use plants shall be used in at least 50 percent of the total planted area. Plant selection shall reflect water conservation through the use and grouping of plants that are well adapted to the particular site and require similar water needs (same hydrozones), and climatic, geological and topographical conditions.

f.

Water conservation.

i.

Landscape and irrigation plans subject to the California State Model Water Efficient Landscape Ordinance shall conform to the requirements of such ordinance to achieve water efficient landscaping.

ii.

Water runoff into the public right-of-way (ROW) is prohibited.

iii.

When decorative water features, such as pools, ponds, fountains, or waterfalls are used in landscaped areas, such features shall incorporate water recycling, and, as available, use of reclaimed water.

iv.

Drip irrigation shall be used wherever possible. No overhead irrigation is allowed within 24 inches of a non-permeable surface.

v.

Storm water retention requirements for your specific project area shall be reviewed with the City's Public Works Department. Additional plant material specifically addressing water retention areas can be gleaned from the Low Impact Development Manual for Southern California prepared by the Southern California Stormwater Monitoring Coalition.

g.

Street trees.

i.

Street trees are required along the project perimeter abutting the public ROW.

ii.

Street trees shall be planted within the ROW, approximately three feet behind the curb or sidewalk.

iii.

Tree wells shall be provided around each street tree.

iv.

There shall be a minimum of one street tree for every 25 linear feet of street frontage within or adjacent to the development.

v.

Street trees shall be located at least three feet from any meter box; at least five feet from underground utility such as water, storm drain, gas, elective, and telephone; at least eight feet from sanitary sewer lines and driveways; and least ten feet from fire hydrants, utility poles, overhead utility wires, street light luminaries, and aboveground utility structures such as transformer enclosures.

h.

Pavement.

i.

Except for parking areas, asphalt is prohibited.

ii.

Pedestrian walkway materials shall consist of stamped or scored concrete, interlocking unit pavers, tiles, bricks, or stone, and shall also be used to delineate crossings at circulation drives and parking aisles.

iii.

Paved areas shall not exceed 50 percent of the required front or street side yard setback area.

i.

Lighting.

i.

All pedestrian pathways, vehicle parking areas, bicycle parking areas, structure entries, trash enclosures, landscaped areas, and common open space areas shall be illuminated for safety and security.

ii.

No outdoor lighting shall be permitted where the light source is directed toward, or results in direct illumination of, a parcel(s) other than that upon which such light source is physically located. Accent lighting of buildings, trees or other landscape features may be permitted, provided the lighting only accentuates those individual features, and not an entire structure or landscaped area. Accent lighting shall be directed onto the building façade or tree, and all lighting fixtures shall be fully shielded and mounted as close as possible to the architectural feature of the building or tree being illuminated. Uplighting and flood lighting is prohibited.

iii.

No one fixture or luminaire shall exceed 1,600 lumens, however accent lighting shall not exceed 800 lumens.

iv.

For outdoor lighting, the maximum correlated color temperature (CCT) for each luminaire shall not exceed 4,000 Kelvin (K). Outdoor lights that exceed 4,000 K, commonly referred to as cool color temperatures, are prohibited.

v.

No outdoor lighting shall be permitted where the light source or fixture, if located on a building, is above the eave line. If the light source or fixture is located on a building with no eaves, the light source or fixture shall not be more than ten feet above existing grade, adjacent to the building or pole.

vi.

The maximum illumination level at the project site property line shall be no more than 0.07 feet as measured at grade. Light trespass that results in glare to neighboring properties or public/private streets is prohibited unless the Director determines that there is no other alternative to provide such security lighting required by the California Building Code, or approves the use of alarm or motion-activated security lighting. For the purposes of this section, "glare" means stray, unshielded lighting striking the eye that results in discomfort, such as bright light causing squinting of the eyes; and/or disabling glare, such as bright light that reduces the ability to drive or see into shadows.

vii.

All light fixtures, including pole-mounted and wall-mounted light fixtures, shall be fully shielded so that the light bulb is invisible from the adjacent neighbors or streets. Light fixtures shall be "cut-off" where lenses, refractors or lamp sources do not extend below the surface of the fixture housing, and no light shall be directed at or above the lowest horizontal plane of the light fixture. Louvered light fixtures shall not qualify as fully shielded fixtures.

viii.

Light sources and fixtures provided as part of a sign are regulated under Section 18.90.050, signs and advertisements.

I.

Walls, fences, and enclosures. The following development standards establish the wall, fence, and enclosure requirements for all mixed-use development projects in the mixed-use zones, including SRO only developments.

1.

Walls and Fences.

a.

Maximum heights.

i.

Fences between any private open space, common areas, or public spaces shall be limited to a maximum of three feet in height.

ii.

Fences or walls adjacent to side and rear property lines shall be six feet in height.

iii.

Fences and walls shall be constructed as low as permitted while still performing screening, noise attenuation, and security functions.

b.

Design and materials.

i.

Walls and fences shall be designed with materials and finishes that complement project architecture and be planted with vines, shrubs, and trees.

ii.

Masonry, wrought iron fencing materials or combination thereof shall be used for fences, walls, or gates.

iii.

All fences and walls required for screening purposes shall be of solid material.

iv.

Similar elements, such as columns, materials, and cap details, shall be incorporated on perimeter walls that transition from one development to another.

v.

All non-transparent perimeter walls shall incorporate standards to provide for wall inserts and/or decorative columns or pilasters every 20 feet to provide relief.

vi.

All non-transparent perimeter walls and/or fences shall be architecturally treated on both sides.

vii.

Chain link fencing is not permitted in the City.

c.

Walls and fences along the street.

i.

All swinging gates shall be prohibited from encroaching into the public right-of-way.

ii.

Fences placed adjacent to a street shall be screened with a four-foot wide landscape buffer.

iii.

All exterior perimeter walls located along public streets shall have an offset a minimum of five feet deep for every 50 linear feet to 75 linear feet of the wall length.

2.

Enclosures.

a.

Mailboxes.

i.

Common mailbox enclosures shall be designed using the same materials and colors as the surrounding residential buildings.

ii.

Mailboxes shall be placed either at an on-site location adjacent to or incorporated into a common area for all residents, or at individual units.

b.

Utility and mechanical equipment.

i.

Utility and mechanical equipment shall not be located within any required open space area.

ii.

All vents, gutters and downspouts, louvers, and exposed flashing shall be concealed within the wall or roof construction, or, if exposed, shall be metal painted to the match the color of the building exterior or roof surface. Plastic material is prohibited.

iii.

All utility lines shall be placed underground, including facilities and wires for power, telephone, cable television, etc. All conduit lines shall be incorporated into the building and not permitted on the exterior of any building.

iv.

Each dwelling unit shall have a separate hot water heater or may be provided with a centralized circulation water heater system sufficient to serve all dwelling units on the property.

(A)

The location of the water heater shall be incorporated into the design of each unit. No exterior water heater enclosures shall be permitted. Water heaters must not be visible.

(B)

Water heaters may be substituted with tankless water heaters. Tankless water heaters shall be listed by an approved testing agency (UL, UPC, etc.) and be installed in accordance with the manufacturer's requirements.

v.

Air conditioning and other mechanical equipment shall not visible from public view.

(A)

If the mechanical equipment cannot be placed in the back, it shall be either placed on the ground and screened with landscape, or placed on the roof and screened with architectural materials such as roof or parapet consistent with the overall architectural style.

vi.

Roof-mounted mechanical units shall be fully screened from view from adjacent public rights-of-way, and incorporated into the roof design through increased slope, screening or enclosures.

(A)

Screening and enclosures shall match the materials, colors and style of the building architecture. New roof-mounted or installed air conditioner units are prohibited. Replacement of existing, legal roof-mounted air conditioner units with new units of the same dimensions of the original units are permitted.

vii.

Ground-mounted mechanical, electrical, and utility equipment shall be screened or hidden from view of the public street, and shall be placed a minimum of ten feet away from any pedestrian pathway and/or vehicle driveway.

(A)

Screening shall consist of a wall, fence or landscaping hedge, and shall exceed the equipment height by one foot.

c.

Trash and recycling.

i.

All waste material, debris, refuse or garbage shall be kept in an enclosed building or properly contained in a closed container designed for such purposes. Each development shall be provided with facilities for the storage and collection of trash.

ii.

Trash, green waste, organic waste, and recycling collection areas shall be screened from view by a six-foot-high enclosure with gates.

iii.

Enclosures shall be designed with the same primary wall materials and colors as the nearest building within the development.

(A)

Enclosures shall be either opaque fencing or walls, and include an opaque gate.

(B)

The trash enclosure shall be provided with a lid or cover if the bins are left open, to prevent windblown trash and debris.

(C)

Corrugated metal, plastic, and chain link fencing with or without wooden/plastic slats, is prohibited.

(D)

Enclosure dimensions shall conform to solid waste provider dimensions.

iv.

Place vines on three sides of trash enclosure to deter graffiti and blend structure into the landscape. Provide vines on two sides of trash enclosure if enclosure is attached to a building.

v.

Enclosures shall not be located within 50 feet of any adjacent property zoned for or occupied with residential use, and from any pedestrian path or vehicle driveway. Enclosures shall be located no more than 200 feet from the building they are intended to serve.

vi.

Trash enclosure areas shall not be designed in the path of drainage nor shall roof drainage downspouts discharge into the trash enclosure.

vii.

Enclosures shall be buffered from adjacent parking with a minimum five-foot wide landscape planter on all sides except the enclosure access or gate.

viii.

Clear visibility for adjacent drive aisles shall be maintained.

ix.

Access to the enclosure shall conform to solid waste provider requirements. Enclosures shall have both a vehicular access gate with a concrete apron and a pedestrian entrance.

J.

Alternative means of compliance. If the proposed project cannot meet any of the forthcoming development standards, the applicant may propose an alternative means of complying with the development standard. The Community Development Director or his/her designee, upon determining that the alternative achieves the intent of the development standard, may approve the alternative means of compliance in satisfaction of the development standard.

(Ord. No. 2024-620, § 2(Att.), 1-8-2025)

A.

Uses and structures permitted. The table of permitted uses below lists the specific uses and structures which are permitted within the mixed-use zones. No use is permitted in a parcel in any zone unless it is in full compliance with applicable standards and regulations, as contained in this Zoning Code. The letters in the columns beneath the zone designations mean the following:

1.

P - Permitted as a principal use within the zone.

2.

C - Permitted as a principal or accessory use if a conditional use permit is approved.

3.

M - Permitted as a principal or accessory use if a minor use permit is approved.

4.

H - Permitted as a home occupation only with an approved home occupation permit.

5.

T - Permitted as a temporary use with an approved temporary use permit.

6.

X - Prohibited in that district, unless it is a legally established nonconforming use.

* Subject to regulations of the California Health and Safety Code regarding community care facilities.

** See Section 18.90.150, garage and yard sales.

*** Allowed only if the site is located within the card club overlay zone district and with approval of a site plan review.

**** Not allowed in any zone if the warehouse club would contain more than 130,000 square feet of gross floor area with more than 5,000 linear feet of shelf space, and where at least ten percent of its gross sales revenues would come from non-taxable grocery items. This shall apply to the expansion of existing facilities, as well as to newly constructed facilities.

***** Multiple dwelling structures comprised entirely of SRO units (an SRO development) must have a minimum of 16 such units. SRO developments are subject to the development standards prescribed in this chapter and requirements set forth Section 18.50.110.

****** Child care centers shall be located a minimum of 500 feet from the nearest freeway.

B.

Uses not listed in table.

1.

Campers, recreational vehicles, trailers, or automobiles shall not be occupied as living quarters in any zone or public right-of-way.

2.

Other land uses which are not listed in the table above are not permitted, unless the Community Development Director or the Planning Commission determines that such use is within one of the permitted use categories listed (e.g., principal use, conditional use, etc.).

3.

Specifically, the determination of an unlisted use shall be as follows:

a.

Director's authority. For uses that are not specifically listed in the above table, the Community Development Director shall determine if the use shall be permitted in a zone. In order to determine that a use is permitted as a principal, conditional, temporary, minor or accessory use within a specific zone, the Director shall make all of the following findings:

i.

The proposed use is consistent with the goals and policies of the general plan.

ii.

The proposed use is compatible with the purpose and intent of the zone in which it is to be located.

iii.

The proposed use will not adversely affect the health, safety, or welfare of residents or other persons in the vicinity of the use.

iv.

The use is similar to and no more detrimental than those listed in the same zone.

b.

Referral to Planning Commission. Any determination on a proposed unlisted use may be referred to the Planning Commission as a non-hearing item if the Director determines on a case-by-case basis that the public interest would be better served by such referral.

c.

Appeals. Any determination on an unlisted land use may be appealed in accordance with Section 18.100.170, appeals, of this Zoning Code. Determinations by the Director may be appealed to the Planning Commission and determinations by the Planning Commission may be appealed to the City Council.

(Ord. No. 2024-620, § 2(Att.), 1-8-2025)

A.

All sites within the MU-1 and MU-2 zones shall comply, where applicable, with the by-right requirements of Government Code Section 65583.2 established in Chapter 18.110.

B.

Sites listed as lower-income sites in the adopted housing element site inventory shall comply with the by-right requirements of Government Code Sections 65583.2 (h) and (i), including:

1.

Permit owner-occupied and rental multi-family uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households;

2.

Accommodate a minimum of 16 units per site;

3.

Require a minimum density of 20 units per acre;

4.

Allow 100 percent residential use in the mixed-use zones; and

5.

Require at least 50 percent of the floor area to be for residential uses.

(Ord. No. 2024-620, § 2(Att.), 1-8-2025)