A.   Purpose: This chapter establishes the rules and regulations for development and design of property designated as a mixed use (MU) district. Provisions herein address the compatible integration of residential, commercial, office, and/or industrial uses on a contiguous project site within the mixed use district. The regulations are intended to be flexible to allow a variety of activities and mix of tenants. These provisions implement mixed use land use policies within sections 2.5 (downtown and shopping centers) and 3.5 (activity centers) of the general plan. The requirements for specific master planning of mixed use sites through conceptual plans is adopted consistent with the provisions provided to the city by section 65302.4 of the California Government Code.

Specifically, mixed use development standards do the following:

      1.   Allow a range of uses;

      2.   Establish incentives for mixed use development that create a public benefit (e.g., workforce housing, daycare centers, small scale commercial/service uses);

      3.   Provide for the flexible integration of different use types independent of property locations;

      4.   Provide guidance for the types of mixed use development desired by the city;

      5.   Ensure that new mixed use centers are compatible with surrounding neighborhoods;

   B.   Applicability Of Standards: The standards within this chapter apply to the mixed use (MU) zoning district. This chapter identifies the development standards and design requirements for all development within this district. Unless otherwise exempted, all new development and reuse redevelopment of existing structures within the mixed use district shall comply with the standards in this chapter and shall be reviewed for consistency as part of site plan and design review and building permit plan check. Exemptions to specific standards may be approved through the site plan and architectural review process if the approving authority makes a finding that the there are special circumstances applicable to the site that warrant an exemption from the standard.

   C.   Mixed Use Centers Established: The city's general plan establishes five (5) mixed use centers, each a collection of parcels adjacent to each other that are collectively designated under the general plan as mixed use. These properties are all zoned mixed use. These centers are located at the following major roadway intersections and shall be referred to by these names and can be identified in figure 9-7-1-C1, "Mixed Use Centers", of this section:

      1.   Bush Street and College Avenue.

      2.   19th Avenue and Iona Avenue.

      3.   East D Street and Bush Street.

      4.   Lemoore Avenue and Cinnamon Drive.

      5.   Hanford-Armona Road and State Route 41.

   FIGURE 9-7-1-C1

   MIXED USE CENTERS

(Ord. 2013-05, 2-6-2014)

   A.   The design concept for the mixed use district is intended to provide the following key characteristics:

      1.   Retail, residential, office, business and personal services, public, and institutional uses in neighborhood oriented centers in a variety of mixed use configurations, such as ground floor commercial with residential or office uses above, or collocation of buildings with different single uses on a contiguous mixed use area.

      2.   Development is pedestrian oriented to enhance street life and to enhance the vibrancy of new and existing neighborhoods.

      3.   Residential density ranges from eight (8) to twenty (20) units per gross acre.

      4.   Buildings are typically a combination of one-, two-, and three-story buildings, with less development intensity adjacent to single-family residential areas. (Ord. 2013-05, 2-6-2014)

A conceptual plan is required for all new development and redevelopment within a designated mixed use district. The planning director may waive the requirement for a conceptual plan when it is determined that the proposed new development is minor or is replacing or expanding existing development.

   A.   Conceptual Plan Purpose: The intent of the conceptual plan is to illustrate key components of each mixed use center. The conceptual plan should include information on the private realm (development standards, building prototypes, and frontage types) and the design of the public realm (street typologies). The conceptual plan shall describe the conceptual configuration of land uses, the on site circulation system, and the relationship to adjacent properties and uses for the center. The purpose is to develop each mixed use center in an integrated fashion with connected streets, an integrated pedestrian system, and common parking areas. It is not meant to lock landowners into a set development pattern or restrict the types or range of uses that are allowed on a given property. Rather, its focus is on planning for and providing integrated access across properties for efficient and cohesive operations and placement of proposed uses appropriately based on existing surrounding development.

   B.   Conceptual Plan Components: A conceptual plan shall be established for a mixed use center prior to or in conjunction with approval of the first tentative subdivision or parcel map or site plan and design review within the center. The plan shall be created by the project proponent and submitted to the city for review and approval (see subsection C of this section, conceptual plan approval).

Each conceptual plan shall specifically include the following written and graphic components:

      1.   Location of any new streets and pedestrianways;

      2.   Location of any plazas and other types of open space;

      3.   Location of storefront frontage along key pedestrian paths;

      4.   Location of storefront frontage along streets;

      5.   Anticipated vehicular and pedestrian connections within the entire mixed use district as well as connections to adjacent properties;

      6.   Location of any common parking facilities (individual parking lots are discouraged in the mixed use district);

      7.   Location of any transit/bus stop; and

      8.   A written description of how the conceptual plan achieves the development standards within this chapter.

   C.   Conceptual Plan Approval And Modification: A conceptual plan shall be reviewed and approved by the city through a minor site plan and architectural review (see section 9-2B-12, "Minor Site Plan And Architectural Review", of this title). The plan shall be prepared by the applicant consistent with the requirements of this chapter and submitted to the planning department for review. As part of the submittal, the applicant shall demonstrate that they have provided a copy of the draft plan to other owner(s) of property within the center for review and provide copies of their comments (if any) to the city.

After approval of the conceptual plan, the plan may be modified through an amendment to the minor site plan and architectural review. The amendment may be prepared by any landowner within the mixed use center or by the city.

The city may, at its discretion, provide assistance to property owners with the preparation of the conceptual plan prior to submittal of subsequent application for development of the site.

   D.   Development Proposal Process: After approval of the conceptual plan, subsequent planning permits and entitlements and other approvals may be issued. (Ord. 2013-05, 2-6-2014)

   A.   Residential Uses Generally: The city encourages each mixed use center to include residential uses within the development. In doing so, these centers create opportunities for people to live, work, and shop in the same area. It builds in a dedicated customer base for retail and restaurant uses and creates flexible housing choices for workers. Consistent with the city's general plan, where residential uses are provided in mixed use centers, the minimum residential density is eight (8) dwelling units per acre and the maximum density is twenty (20) dwelling units per acre.

   B.   Transfer Of Units Between Properties: To further encourage the development of residential uses within mixed use centers, the city allows for the residential development potential of one or more parcels within a mixed use center to be transferred to any other parcel or parcels within the same center by right, provided the maximum number of residential dwellings in each center does not exceed the number identified in table 9-7-4-A1, "Maximum Residential Development", of this section. The number of dwellings listed in table 9-7-4-A1 of this section is calculated based upon the number of acres in each center multiplied by the maximum allowed density of twenty (20) units per acre.

         TABLE 9-7-4-A1

         MAXIMUM RESIDENTIAL DEVELOPMENT

 

 

(Ord. 2013-05, 2-6-2014)

In keeping with the design concept for mixed use development (see section 9-7-2, "Design Concept", of this chapter), mixed use centers shall be developed with an internal set of streets, drive aisles, and other similar paths that divide the sites into smaller blocks. To that end, mixed use centers are subject to the connectivity requirement in table 9-7-5-1, "Connectivity Requirements", of this section. The intent is to achieve these requirements through the implementation of the regulating plan established for each mixed use center (see section 9-7-3, "Conceptual Plan Requirements", of this chapter). The standards listed in table 9-7-5-1 of this section are illustrated using a variety of development types in figure 9-7-5-1, "Connectivity", of this section. A new regulating plan shall be created or updated prior to development within each mixed use center.

      TABLE 9-7-5-1

      CONNECTIVITY REQUIREMENTS

 

 

   FIGURE 9-7-5-1

   CONNECTIVITY

   A.   Street System: Each mixed use center, as part of the regulating plan, shall establish an internal system of streets that connect to the city street system at appropriate locations. These internal streets may be public (street) or private (drive aisle). Internal streets shall be based upon the following roadway hierarchy and consistent with the development standards listed in subsection C, "Development Standards For Streets And Pedestrianways", of this section:

      1.   Main Street: A "main street", or "main way", is a drive aisle or street that functions as a major vehicular pathway through a site. This street features active pedestrian spaces with wide sidewalks (greater than 8 feet). Buildings are constructed directly adjacent to the sidewalk (e.g., 0 foot built-to line). On street parking is provided within the pavement area and is typically angled such that vehicles can only pull into spaces directly in front of them on the passenger side of the vehicle. The sidewalk is lined with street trees in tree wells near the curb. Intersections may be controlled with stop signs when warrants support such controls.

      2.   Drive Aisle: A drive aisle is a vehicular pathway that provides access from the public street system or on site private main street(s) to the parking areas of the project.

      3.   Alley: Alleys are narrow roads that provide access to utility areas. These roads are intended for large deliveries and trash collection and are not meant as pedestrian areas. Alleys do not provide parking (but may provide access to parking).

   B.   Pedestrianways: Pedestrianways within mixed use centers are generally broken down into two (2) categories: sidewalks and other pedestrian paths. Each shall comply with the following standards:

      1.   Sidewalks: Every internal street or drive aisle shall include a sidewalk between the roadway and the adjacent building. Exceptions shall be granted through regulating plan approval for alleys and areas where pedestrians should not be. Sidewalks shall be designed consistent with the standards listed in subsection C, "Development Standards For Streets And Pedestrianways", of this section.

      2.   Other Pedestrian Paths: As identified in table 9-7-5-1, "Connectivity Requirements", of this section, additional pedestrian paths shall be provided between block ends within mixed use centers. These paths shall comply with the following standards:

         a.   Pedestrian paths between buildings shall be a minimum of ten feet (10') wide with a minimum paved area of five feet (5').

         b.   Pedestrian paths shall be designed with features such as enhanced paving, trellis structures, and additional landscaping or lighting to distinguish paths from the sidewalk.

         c.   Hardscape materials used in pedestrian oriented spaces such as plazas, paths, and sidewalks shall be attractive, durable, slip resistant, of high quality, and compatible in color and pattern with a project's design. Surfaces in pedestrian circulation areas shall be constructed from materials that provide a hard, stable surface and that permit maneuverability for people of all abilities.

         d.   Pedestrian pathways crossing a vehicle drive, loading area, or parking area shall be made identifiable by the use of an alternative hardscape material such as pavers or patterned, stamped, or colored concrete.

   C.   Development Standards For Streets And Pedestrianways: Main streets shall include the design features in table 9-7-5-C, "Main Street Design Features", of this section.

      TABLE 9-7-5-C

      MAIN STREET DESIGN FEATURES

 

(Ord. 2013-05, 2-6-2014)

All proposed development and redevelopment of property within the mixed use district shall comply with the base development standards listed in this section.

   A.   Building Placement: New structures shall comply with the build-to line, setback, and buildable area requirements listed in table 9-7-6-A1, "Building Placement", of this section. Setbacks and build-to lines shall be measured from the back of the property line when along a public street or from a sidewalk when along an internal, private drive. The planning director may waive this requirement if it is determined that the proposed new development is replacing or expanding existing development.

      TABLE 9-7-6-A1

      BUILDING PLACEMENT 3,4

 

   B.   Height: Height standards for development within the mixed use district are listed in table 9-7-6-B1, "Height", of this section and shown in figure 9-7-6-B1, "Height", of this section. (Ord. 2013-05, 2-6-2014)

      TABLE 9-7-6-B1

      HEIGHT

 

(Ord. 2015-08, 1-5-2016)

   FIGURE 9-7-6-B1

   HEIGHT

(Ord. 2013-05, 2-6-2014; amd. Ord. 2015-08, 1-5-2016)

   C.   Parking: Parking within mixed use centers is meant to be shared among all properties and uses within the center. The intent is to allow people the opportunity to park once and then travel by foot between the various uses within the center. Parking within mixed use centers shall be provided through a combination of parking lots behind buildings and on street parking spaces along internal main streets and minor streets.

      1.   On Street Parking Standards: On street parking shall be developed consistent with the standards identified in section 9-7-5, "Connectivity And Circulation", of this chapter.

      2.   Parking Lot Standards: Parking lots (off street parking) shall be developed consistent with the standards listed in table 9-7-6-C1, "Parking Lots", and figure 9-7-6-C1, "Parking Lot Location", of this section. In addition to these standards, parking lots shall be lighted and landscaped consistent with the standards in sections 9-5B-4, "Outdoor Lighting", and 9-5D1-2, "Landscape Standards", of this title, and parking stall dimensions shall be consistent with the standards of section 9-5E-5, "Design And Development Standards For Off Street Parking Areas", of this title.

      TABLE 9-7-6-C1

      PARKING LOTS

 

   FIGURE 9-7-6-C1

   PARKING LOT LOCATION

      3.   Number Of Required Parking Spaces: The number of parking spaces required for mixed use centers shall be based upon the standards listed in chapter 5, article E, "Off Street Parking And Loading", of this title. The required parking shall be calculated based upon the range of uses developed within the center by type of use during the peak parking period.

      4.   Location Of Parking Spaces: The parking required for each individual use need not be provided on the same parcel or immediately adjacent to the use generating the required parking. Rather, the required parking just needs to be provided somewhere within the center. (Ord. 2013-05, 2-6-2014)

Buildings within mixed use centers shall comply with the architectural standards of chapter 5, article C, "Architectural And Site Design Standards", of this title for the type of use. (Ord. 2013-05, 2-6-2014)

This section identifies the development standards for the public areas of mixed use centers, more specifically the streets, alleys, and other pedestrianways. The intent of this section is to identify how the public spaces shall be developed and maintained in order to promote an active pedestrian environment.

   A.   Required Pedestrian Spaces: Every mixed use center shall include one or more outdoor gathering spaces. Public space shall occupy at minimum two percent (2%) of the gross area of each mixed use center.

   B.   Standards For Pedestrian Spaces: All pedestrian spaces shall comply with the following standards:

      1.   Landscaping: Landscaping in pedestrian spaces shall be consistent with the requirements of chapter 5, article D1, "Landscaping Standards", of this title.

      2.   Lighting: Pedestrian spaces shall be illuminated for safety and to complement the architecture of the space. Lighting shall be consistent with the standards of section 9-5B-4, "Outdoor Lighting", of this title.

      3.   Electrical Power: Pedestrian spaces shall be serviced with at least two (2) electrical outlets for every two thousand (2,000) square feet of public space. The intent is to provide adequate power for temporary uses and activities and to facilitate proper maintenance.

      4.   Materials: Materials used in pedestrian oriented spaces shall be attractive, durable, slip resistant, of high quality, and compatible in color and pattern with a project's design. Surfaces in pedestrian circulation areas shall be constructed from materials that provide a hard, stable surface and that permit comfortable maneuverability for people of all abilities. Wherever a pathway crosses a drive aisle, loading area, or parking area, the pathway shall be made identifiable by the use of one of the following: elevation changes, changes in paving materials, and/or the use of colors. (Ord. 2013-05, 2-6-2014)