Properly designed and developed mixed-use projects shall further goals of the City's General Plan. Specifically, mixed-use projects should:

An appropriate mixed-use development is:

Unless otherwise specifically required by this chapter, a Planned Development (PD) permit or Conditional Use Permit (CUP) shall be required for mixed-use developments in conformance with Figure 1 in Section 12-49.05. An Administrative Use Permit shall be required for permitted projects that exceed the maximum height or setback requirements by 10 percent (10%) or less, or do not meet the minimum parking, open space or landscape requirements by 10 percent (10%) or less. Projects that exceed the required maximum height or setback requirements by more than 10 percent (10%), but less than or equal to 25%, or do not meet the minimum parking, landscape, or open space requirements by more than 10 percent (10%), but less than or equal to 25% require a Conditional Use Permit approved by the Planning Commission, even when such project is otherwise permitted. A project that exceeds maximum height or reduces the minimum setback requirements by more than 25%, or does not meet minimum landscape or open space requirements by more than 25% requires a Conditional Use Permit approved by the City Council after consideration by the Planning Commission. No project that fails to meet minimum parking requirements by more than 25% can be approved in any case. The planned development, conditional use, or administrative use permit shall be processed in accordance with Chapter 35 of this title.

Tentative and final or parcel maps shall be required for all mixed-use projects that include the creation of lots, condominiums, stock cooperatives, community apartments and planned unit developments, both new and conversion.

In the M-2, PF, AS-II, and AS-III zoning districts, and in the Santa Maria Business Park, mixed-use projects will be considered on a "case-by-case" basis and are subject to a pre-application.

Mixed-Use projects are not permitted in an R-1, RSL-1, or RMH zoned district.

A Conditional Use Permit is required when an existing developed site is converted to a mixed-use project or is not on a site with a Planned Development (PD) overlay. Developed sites are required to meet all design and performance standards outlined in this ordinance, with the exception of the base zoning coverage requirement in paragraph (h).

A Planned Development Permit is required for Mixed Use Projects on properties with a Planned Development (PD) overlay.

Home Occupations do not constitute a Mixed-Use.

For sites with multiple base zoning districts, a Planned Development Permit shall establish the mix and location of uses.

Mini-Storage warehouses are prohibited in mixed-use projects.

When a mixed-use project is proposed outside of the four-square mile area, it shall meet the following performance standards:

Live-Work/Work-Live spaces in existing buildings require an Administrative Use Permit and may require improvements to the structure or lot subject to the following:

Accessory uses, as defined by this ordinance, shall be allowed provided such uses are established on the same lot or parcel of land, are incidental to, and do not substantially alter the character of a permitted principal use. In addition, accessory uses and structures shall be in accordance with the development standards provided in Section 12-49.08.

The property development standards set out in the following sections of this chapter apply to all sites and structures proposed for a mixed-use project. Proposed mixed-use projects within the downtown as identified in the City's adopted Downtown Specific Plan shall conform to the adopted Downtown Specific Plan's development standards.

Whenever there is a conflict with a standard of this chapter and the standards identified by the Downtown Specific Plan, the standards of the Downtown Specific Plan shall apply.

Unless otherwise determined by the Entrada Specific Plan or Downtown Specific Plan, building heights and setbacks for Mixed-Use projects are established from Figure 2, Dimensional Standards, with the distance given in feet from property lines.

Parking. Parking shall be provided per chapter 12-32 of this title except as follows:

In-fill Lot Architectural Standards. Mixed-use projects proposed adjacent to or across the street from two or more existing structures, shall compliment the established architectural character of the neighborhood in terms of:

Maximum Horizontal Wall Dimension. Any wall surface easily visible from neighboring properties or the public right-of-way shall be no longer than 100 feet without a break. Such break shall, at a minimum, consist of a recess or offset measuring at least 20 feet in depth and one-quarter of the building in length or a series of recesses or offsets, at intervals of not more than 40 feet that vary in depth from the building wall by a minimum of 4 feet. Not less than 25 percent (25%) of the building wall shall be varied in this way. The objective of this standard is to avoid large, undifferentiated wall surfaces. Smaller offsets at 40-foot intervals are an acceptable substitute.

Landscape and Open Space. Landscape and Open Space requirements shall be established from Figure 4, Landscape and Open Space Standards.

Streetscape Design. Mixed-use projects shall be designed to accommodate pedestrian uses along street frontages. The following design elements shall be incorporated into new or redeveloped mixed-use developments:

Connectivity. Mixed uses, when located on the same site and in separate buildings shall provide landscaped pedestrian walkways or bike paths connecting the mixed uses, structures open spaces, and buildings.

Glare and Lighting. The glare and lighting standards of this section shall apply to all mixed-use developments.

Odor. The odors released from any operation or activity shall not exceed detectable concentration beyond lot lines, measured at any location on the lot lines. Commercial or industrial uses with attached residential units shall provide state-of-the-art ventilation systems to prevent odors from penetrating residential units.

Vibration. No use, activity, or process shall produce vibrations that are perceptible without instruments at the property line for more than three minutes in any one hour of the day between the hours of 7:00 a.m. and 10:00 p.m. No use, activity or process shall produce vibrations for more than 30 seconds in any one-hour between the hours of 10:00 p.m. and 7:00 a.m.

Hours of Operation. Unless otherwise approved through a Conditional Use Permit or Planned Development Permit, the hours of operation for any mixed-use project with a residential component shall not begin before 7:00 a.m. or continue after 11:00 p.m. For live/work or work/live units, the hours of operation shall not be before 7:00 a.m. or after 10:00 p.m. This standard shall include other activities directly related to the operation of the commercial or industrial component, including but not limited to pick-up and/or deliveries.

Work Conducted. All work shall be performed entirely indoors unless approved through a Conditional Use Permit or Planned Development Permit. Any outdoor work allowed through a Conditional Use Permit or Planned Development Permit shall not be performed in designated parking areas or open space area. In addition, approved area for outdoor work shall not be counted as open space.

Flammable, Explosive, and Combustible Materials. The use or storage of flammable, explosive, or combustible materials shall at all times comply with the adopted Uniform Fire Prevention Code, adopted California Building Code, and any other adopted ordinances or regulations of the City of Santa Maria.

Noise. All mixed-use developments shall comply with the City of Santa Maria adopted standards for noise. Where a mix of uses is provided, the most strict noise standards for the provided use shall apply.