Chapter 17.35
MIXED USE ZONES

Sections:

17.35.010    Mixed Use Corridor (MXC) Zone.

17.35.020    Mixed Use Neighborhood (MXN) Zone.

17.35.030    Mixed Use Urban Village (MXUV) Zone.

17.35.010 Mixed Use Corridor (MXC) Zone.

This zone is intended for mixed use development, which is encouraged along specified commercial corridors in which revitalization of underutilized parcels or aging buildings is desired, subject to the applicable requirements of the code. Mixed uses along corridors may be either vertical or horizontal; provided, that residential units in these areas should be protected from adverse impacts of high-volume arterial streets, and will typically be located an appropriate distance from the roadway. Nonresidential uses consistent with this district include those in the neighborhood commercial (CN) and community commercial (CC) districts. The residential density range in mixed use corridors shall be a minimum of eleven (11) to a maximum of thirty (30) dwelling units per acre, and maximum floor area ratio for the nonresidential portion of the development shall be 1.0.

A.    Development Standards. Property in the MXC zone shall be subject to the following general development standards:

1.

Maximum density (units per gross acre)

30

2.

Minimum density (units per gross acre)1

11

3.

Maximum floor area ratio (FAR) of nonresidential component

1.0

4.

Minimum floor area ratio (FAR) of nonresidential component1

0.25

5.

Building setback from public right-of-way (major or secondary highway) (in feet)

5

6.

Building setback from public right-of-way (not on a major or secondary highway) (in feet)

0

7.

Surface-level parking setback from major/secondary highway (in feet)

10/5

8.

Structure setback from neighboring residential zones or uses (in feet)

25

9.

Maximum height of building/structure without a CUP (in feet)

50

Notes:

1.    Floor area ratios and densities less than the minimum required shall be subject to a minor use permit.

Additional property development standards contained in Division 6 of this title (Development Standards) shall apply to all property and structures permitted in mixed use zones.

B.    Permitted Uses. The following uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears; a conditional use permit is required where the symbol “C” appears; a temporary use permit is required where a “T” appears; an administrative permit is required where the symbol “AP” appears; and a hillside development review is required where an “H” appears. Any use not listed is considered a prohibited use in this zone. The Director may deem additional uses to be permitted based on a finding that the use is similar in nature and operation to the permitted uses listed in this subsection, in accordance with Chapter 17.04 (Interpretations). Land use descriptions are contained in Division 5 of this title (Use Classifications and Required Parking). Parking requirements for mixed uses shall be subject to Section 17.55.050 (Parking Requirements).

Residential Use Types 

1.

Caretaker’s Residence

P

2.

Community Care Facility

C

3.

Dwelling

 

 

a.

Single-Family

P

 

b.

Two (2) Family

P

 

c.

Multifamily

P

4.

Family Day Care Homes

P

5.

Home-Based Cottage Food Operation

AP

6.

Home Occupation Business

P

7.

Joint Living/Working Quarters

M

8.

Model Homes

T

9.

Residential Health Care Facility

C

10.

Residential Service/Care Home

C

11.

Second Unit

P

12.

Supportive Housing

C

13.

Transitional Housing

C

Commercial Use Types 

1.

Animal Sales and Services

 

 

a.

Day Care

M

 

b.

Grooming and Pet Stores

P

 

c.

Veterinary Clinic

M

 

d.

Veterinary Hospital

M

2.

Banks and Financial Services

P

3.

Business Support Services

P

4.

Day Care Centers

M

5.

Eating and Drinking Establishments

 

 

a.

Banquet Facilities

 

 

 

i.

Without Alcohol

P

 

 

ii.

With Alcohol

C

 

b.

Bars and Alcohol Drinking Establishments

C

 

c.

Catering Establishment

P

 

d.

Restaurants

 

 

 

i.

Limited Service

P

 

 

 

-

With Alcohol

AP

 

 

ii.

Full Service

P

 

 

 

-

With Alcohol

AP

 

 

iii.

Take Out/Delivery

P

 

e.

Alcohol Production (On-Site Consumption)

M

6.

Lodging

M

7.

Medical Services

P

8.

Nightclubs

M

9.

Personal Services

P

10.

Professional Offices

P

 

a.

Call Center

M

11.

Recreation, Commercial

 

 

a.

Indoor Entertainment

M

 

b.

Indoor Sports and Recreation

M

 

c.

Outdoor Entertainment

C

 

d.

Recreation Facilities

C

 

e.

Residential Recreation Facilities

P

12.

Retail Sales, General

P

13.

Retail Sales, Specific

 

 

a.

Department Stores

M

 

b.

Discount Stores

P

 

c.

Drugstores

P

 

d.

Food Stores

P

 

e.

Liquor Stores

C

 

f.

Second Hand Stores

M

 

g.

Vendors, Long-Term

M

14.

Schools, Specialized

 

 

a.

Vocational Schools

M

 

b.

Instructional Schools

M

15.

Self Storage

C

Industrial Use Types 

1.

Light Manufacturing

C

2.

Studios, Recording

C

Public and Semi-Public Use Types 

1.

Community Assembly

C

2.

Heliport/Helipad

C

3.

Museums, Private

M

4.

Parks, Public and Private

C

5.

Public Parking Facilities

P

6.

Public Services, General

P

7.

Public Services, Specific

 

 

a.

Flood Control Facilities

P

 

b.

Paramedic and Ambulance Dispatch

M

 

c.

Park and Ride Lots

M

 

d.

Preservation of Historic Landmarks

P

 

e.

Utility Substations

C

8.

Schools, Public and Private

 

 

a.

Private Primary and Secondary Schools

C

 

b.

Public Primary and Secondary Schools

C

9.

Small Wind Energy System

P

10.

Wireless Communications Facilities

 

 

a.

Above Thirty-Five (35) Feet

C

 

b.

Up to Thirty-Five (35) Feet

M

 

c.

Flush-Mounted

M

 

d.

Co-location or Modification to an Existing Approved Wireless Communications Facility on All Property Other Than City Right-of-Way:

 

 

 

i.    That does not constitute a “substantial change” pursuant to Section 17.69.030(F).

P

 

 

ii.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a minor use permit.

M

 

 

iii.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a conditional use permit, consisting of less than a fifty percent (50%) cumulative expansion.

M

 

 

iv.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a conditional use permit, consisting of greater than a fifty percent (50%) cumulative expansion.

C

 

e.

Wireless Communications Facilities within City Right-of-Way:

 

 

 

i.    Between zero (0) and two hundred fifty (250) feet of any residential use or zone.1

X

 

 

ii.    In excess of two hundred fifty (250) feet from any residential use or zone.

AP

Agricultural Use Types 

1.

Farmer’s Market

M

2.

Riding Trails

P

Temporary Use Types 

1.

Temporary Residence

 

 

a.

Short Term

T

 

b.

Long Term

M

2.

Temporary Real Estate Office

T

3.

Holiday Sales

T

4.

Temporary Uses in Accordance with This Code

T

Accessory Structures and Uses Use Types 

1.

Accessory Structures

P

2.

Accessory Uses

P

3.

Incidental Services for Employees

P

4.

Live Entertainment

M

Development Activities/Miscellaneous Use Types 

1.

Development Activity on Natural Slopes

 

 

a.

Less Than Ten Percent (10%)

P

 

b.

Ten Percent (10%) to Fifteen Percent (15%)

H

 

c.

Greater Than Fifteen Percent (15%)

H

2.

Grading Cut and Fill, or Any Combination Thereof, on Natural Slopes Exceeding Ten Percent (10%)

 

 

a.

One Hundred (100) to One Thousand Five Hundred (1,500) Cubic Yards

P

 

b.

Ten Thousand (10,000) to One Hundred Thousand (100,000) Cubic Yards

H

3.

Cluster Development in Accordance with This Code

C

4.

Affordable Housing Density Bonus in Accordance with This Code

P

5.

Amenities Density/FAR Bonus

C

Notes:

1.    Unless location of a facility on private property is not feasible to address a demonstrated significant gap in coverage.

(Ord. 13-8 § 4 (Exhs. A, D), 6/11/13; Ord. 15-11 § 5 (Exh. A), 12/8/15)

17.35.020 Mixed Use Neighborhood (MXN) Zone.

This zone is intended for mixed use development, which is encouraged in order to create neighborhoods that integrate residential uses with complementary commercial services, including retail and office uses. Mixed use neighborhoods should be designed in consideration of surrounding development patterns, proximity to public transit, providing roadway and trail linkages to adjacent development where appropriate. Nonresidential uses consistent with this district include those in the neighborhood commercial (CN) and community commercial (CC) districts. The residential density range in mixed use neighborhoods shall be a minimum of six (6) to a maximum of eighteen (18) dwelling units per acre, and maximum floor area ratio for the nonresidential portion of the development shall be 0.5. Building heights shall not exceed fifty (50) feet.

A.    Development Standards. Property in the MXN zone shall be subject to the following general development standards:

1.

Maximum density (units per gross acre)

18

2.

Minimum density (units per gross acre)1

6

3.

Maximum floor area ratio (FAR) of nonresidential component

0.5

4.

Minimum floor area ratio (FAR) of nonresidential component1

0.2

5.

Building setback from public right-of-way (major or secondary highway) (in feet)

5

6.

Building setback from public right-of-way (not on a major or secondary highway) (in feet)

0

7.

Surface-level parking setback from major/secondary highway (in feet)

10/5

8.

Structure setback from neighboring residential zones or uses (in feet)

25

9.

Maximum height of building/structure (in feet)

50

Notes:

1.    Floor area ratios and densities less than the minimum required shall be subject to a minor use permit.

Additional property development standards contained in Division 6 of this title (Development Standards) shall apply to all property and structures permitted in mixed use zones.

B.    Permitted Uses. The following uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears; a conditional use permit is required where the symbol “C” appears; a temporary use permit is required where a “T” appears; an administrative permit is required where the symbol “AP” appears; and a hillside development review is required where an “H” appears. Any use not listed is considered a prohibited use in this zone. The Director may deem additional uses to be permitted based on a finding that the use is similar in nature and operation to the permitted uses listed in this subsection, in accordance with Chapter 17.04 (Interpretations). Land use descriptions are contained in Division 5 of this title (Use Classifications and Required Parking). Parking requirements for mixed uses shall be subject to Section 17.55.050 (Parking Requirements).

Residential Use Types 

1.

Caretaker’s Residence

P

2.

Community Care Facility

C

3.

Dwelling

 

 

a.

Single-Family

P

 

b.

Two (2) Family

P

 

c.

Multifamily

P

4.

Family Day Care Homes

P

5.

Home-Based Cottage Food Operation

AP

6.

Home Occupation Business

P

7.

Joint Living/Working Quarters

M

8.

Model Homes

T

9.

Residential Health Care Facility

C

10.

Residential Service/Care Home

C

11.

Second Unit

P

12.

Supportive Housing

C

13.

Transitional Housing

C

Commercial Use Types 

1.

Animal Sales and Services

 

 

a.

Day Care

M

 

b.

Grooming and Pet Stores

P

 

c.

Veterinary Clinic

M

 

d.

Veterinary Hospital

M

2.

Banks and Financial Services

P

3.

Business Support Services

P

4.

Day Care Centers

M

5.

Eating and Drinking Establishments

 

 

a.

Banquet Facilities

 

 

 

i.

Without Alcohol

P

 

 

ii.

With Alcohol

C

 

b.

Bars and Alcohol Drinking Establishments

C

 

c.

Catering Establishment

P

 

d.

Restaurants

 

 

 

i.

Limited Service

P

 

 

 

-

With Alcohol

AP

 

 

ii.

Full Service

P

 

 

 

-

With Alcohol

AP

 

 

iii.

Take Out/Delivery

P

 

e.

Alcohol Production (On-Site Consumption)

C

6.

Lodging

M

7.

Medical Services

P

8.

Nightclubs

C

9.

Personal Services

P

10.

Professional Offices

P

 

a.

Call Center

M

11.

Recreation, Commercial

 

 

a.

Indoor Entertainment

M

 

b.

Indoor Sports and Recreation

M

 

c.

Outdoor Entertainment

C

 

d.

Recreation Facilities

C

 

e.

Residential Recreation Facilities

P

12.

Retail Sales, General

P

13.

Retail Sales, Specific

 

 

a.

Department Stores

M

 

b.

Discount Stores

M

 

c.

Drugstores

P

 

d.

Food Stores

P

 

e.

Liquor Stores

C

 

f.

Second Hand Stores

M

 

g.

Vendors, Long-Term

M

14.

Schools, Specialized

 

 

a.

Vocational Schools

M

 

b.

Instructional Schools

M

15.

Self Storage

C

Industrial Use Types 

1.

Light Manufacturing

C

2.

Studios, Recording

C

Public and Semi-Public Use Types 

1.

Community Assembly

C

2.

Heliport/Helipad

C

3.

Museums, Private

M

4.

Parks, Public and Private

C

5.

Public Parking Facilities

P

6.

Public Services, General

P

7.

Public Services, Specific

 

 

a.

Flood Control Facilities

P

 

b.

Paramedic and Ambulance Dispatch

M

 

c.

Park and Ride Lots

M

 

d.

Preservation of Historic Landmarks

P

 

e.

Utility Substations

C

8.

Schools, Public and Private

 

 

a.

Private Primary and Secondary Schools

C

 

b.

Public Primary and Secondary Schools

C

9.

Small Wind Energy System

P

10.

Wireless Communications Facilities

 

 

a.

Above Thirty-Five (35) Feet

C

 

b.

Up to Thirty-Five (35) Feet

M

 

c.

Flush-Mounted

M

 

d.

Co-location or Modification to an Existing Approved Wireless Communications Facility on All Property Other Than City Right-of-Way:

 

 

 

i.    That does not constitute a “substantial change” pursuant to Section 17.69.030(F).

P

 

 

ii.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a minor use permit.

M

 

 

iii.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a conditional use permit, consisting of less than a fifty percent (50%) cumulative expansion.

M

 

 

iv.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a conditional use permit, consisting of greater than a fifty percent (50%) cumulative expansion.

C

 

e.

Wireless Communications Facilities within City Right-of-Way:

 

 

 

i.    Between zero (0) and two hundred fifty (250) feet of any residential use or zone.1

X

 

 

ii.    In excess of two hundred fifty (250) feet from any residential use or zone.

AP

Agricultural Use Types 

1.

Farmer’s Market

M

2.

Riding Trails

P

Temporary Use Types 

1.

Temporary Residence

 

 

a.

Short Term

T

 

b.

Long Term

M

2.

Temporary Real Estate Office

T

3.

Holiday Sales

T

4.

Temporary Uses in Accordance with This Code

T

Accessory Structures and Uses Use Types 

1.

Accessory Structures

P

2.

Accessory Uses

P

3.

Incidental Services for Employees

P

4.

Live Entertainment

M

Development Activities/Miscellaneous Use Types 

1.

Development Activity on Natural Slopes

 

 

a.

Less Than Ten Percent (10%)

P

 

b.

Ten Percent (10%) to Fifteen Percent (15%)

H

 

c.

Greater Than Fifteen Percent (15%)

H

2.

Grading Cut and Fill, or Any Combination Thereof, on Natural Slopes Exceeding Ten Percent (10%)

 

 

a.

One Hundred (100) to One Thousand Five Hundred (1,500) Cubic Yards

P

 

b.

Ten Thousand (10,000) to One Hundred Thousand (100,000) Cubic Yards

H

3.

Cluster Development in Accordance with This Code

C

4.

Affordable Housing Density Bonus in Accordance with This Code

P

5.

Amenities Density/FAR Bonus

C

Notes:

1.    Unless location of a facility on private property is not feasible to address a demonstrated significant gap in coverage.

(Ord. 13-8 § 4 (Exhs. A, D), 6/11/13; Ord. 15-11 § 5 (Exh. A), 12/8/15)

17.35.030 Mixed Use Urban Village (MXUV) Zone.

This zone is intended for transit-oriented urban villages that are located in proximity to commuter rail and bus transfer stations, which is encouraged in order to promote compact, connected environments for residents to live, work, shop, access needed services, and recreate, without having to use their vehicles. Either vertical or horizontal mixed uses are allowed, subject to the applicable requirements of the zoning ordinance. Nonresidential uses consistent with this district include those in the neighborhood commercial (CN), community commercial (CC), and regional commercial (CR) districts. Single-use residential or commercial projects which do not contain mixed uses will be allowed in these districts only if such projects are designed to integrate with other uses in the area so as to create interconnected, walkable neighborhoods, and do not include incompatible uses or design features contrary to the intent of the district. The residential density range in urban villages shall be a minimum of nineteen (19) to a maximum of fifty (50) dwelling units per acre and the maximum floor area ratio (FAR) for the nonresidential portion of the development shall be 3.0.

A.    Development Standards. Property in the MXUV zone shall be subject to the following general development standards:

1.

Maximum density (units per gross acre)

50

2.

Minimum density (units per gross acre)1

19

3.

Maximum floor area ratio (FAR) of nonresidential component

3.0:1.0

4.

Minimum floor area ratio (FAR) of nonresidential component1

0.3:1.0

5.

Building setback from public right-of-way (major or secondary highway) (in feet)

5

6.

Building setback from public right-of-way (not on a major or secondary highway) (in feet)

0

7.

Surface-level parking setback from major/secondary highway (in feet)

10/5

8.

Structure setback from residential zones or uses (in feet)

25

9.

Maximum height of building/structure without a CUP (in feet)

50

Notes:

1.    Floor area ratios and densities less than the minimum required shall be subject to a minor use permit.

Additional property development standards contained in Division 6 of this title (Development Standards) shall apply to all property and structures permitted in mixed use zones.

B.    Permitted Uses. The following uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears; a conditional use permit is required where the symbol “C” appears; a temporary use permit is required where a “T” appears; an administrative permit is required where the symbol “AP” appears; and a hillside development review is required where an “H” appears. Any use not listed is considered a prohibited use in this zone. The Director may deem additional uses to be permitted based on a finding that the use is similar in nature and operation to the permitted uses listed in this subsection, in accordance with Chapter 17.04 (Interpretations). Land use descriptions are contained in Division 5 of this title (Use Classifications and Required Parking). Parking requirements for mixed uses shall be subject to Section 17.55.050 (Parking Requirements).

Residential Use Types 

1.

Caretaker’s Residence

P

2.

Community Care Facility

C

3.

Dwelling

 

 

a.

Single-Family

P

 

b.

Two (2) Family

P

 

c.

Multifamily

P

4.

Family Day Care Homes

P

5.

Home-Based Cottage Food Operation

AP

6.

Home Occupation Business

P

7.

Joint Living/Working Quarters

M

8.

Model Homes

T

9.

Residential Health Care Facility

C

10.

Residential Service/Care Home

C

11.

Second Unit

P

12.

Supportive Housing

C

13.

Transitional Housing

C

Commercial Use Types 

1.

Animal Sales and Services

 

 

a.

Day Care

M

 

b.

Grooming and Pet Stores

P

 

c.

Veterinary Clinic

M

 

d.

Veterinary Hospital

M

2.

Banks and Financial Services

P

3.

Business Support Services

P

4.

Day Care Centers

M

5.

Eating and Drinking Establishments

 

 

a.

Banquet Facilities

 

 

 

i.

Without Alcohol

P

 

 

ii.

With Alcohol

C

 

b.

Bars and Alcohol Drinking Establishments

C

 

c.

Catering Establishment

P

 

d.

Restaurants

 

 

 

i.

Limited Service

P

 

 

 

-

With Alcohol

AP

 

 

ii.

Full Service

P

 

 

 

-

With Alcohol

AP

 

 

iii.

Take Out/Delivery

P

 

e.

Alcohol Production (On-Site Consumption)

M

6.

Lodging

M

7.

Medical Services

P

8.

Nightclubs

M

9.

Personal Services

P

10.

Professional Offices

P

 

a.

Call Center

M

11.

Recreation, Commercial

 

 

a.

Indoor Entertainment

M

 

b.

Indoor Sports and Recreation

M

 

c.

Outdoor Entertainment

C

 

d.

Recreation Facilities

C

 

e.

Residential Recreation Facilities

P

12.

Retail Sales, General

P

13.

Retail Sales, Specific

 

 

a.

Department Stores

M

 

b.

Discount Stores

P

 

c.

Drugstores

P

 

d.

Food Stores

P

 

e.

Liquor Stores

C

 

f.

Second Hand Stores

M

 

g.

Vendors, Long-Term

M

14.

Schools, Specialized

 

 

a.

Vocational Schools

M

 

b.

Instructional Schools

M

15.

Self Storage

C

Industrial Use Types 

1.

Light Manufacturing

C

2.

Studios, Recording

C

Public and Semi-Public Use Types 

1.

Community Assembly

C

2.

Heliport/Helipad

C

3.

Museums, Private

M

4.

Parks, Public and Private

C

5.

Public Parking Facilities

P

6.

Public Services, General

P

7.

Public Services, Specific

 

 

a.

Flood Control Facilities

P

 

b.

Paramedic and Ambulance Dispatch

M

 

c.

Park and Ride Lots

M

 

d.

Preservation of Historic Landmarks

P

 

e.

Utility Substations

C

8.

Schools, Public and Private

 

 

a.

Private Primary and Secondary Schools

C

 

b.

Public Primary and Secondary Schools

C

9.

Small Wind Energy System

P

10.

Wireless Communications Facilities

 

 

a.

Above Thirty-Five (35) Feet

C

 

b.

Up to Thirty-Five (35) Feet

M

 

c.

Flush-Mounted

M

 

d.

Co-location or Modification to an Existing Approved Wireless Communications Facility on All Property Other Than City Right-of-Way:

 

 

 

i.    That does not constitute a “substantial change” pursuant to Section 17.69.030(F).

P

 

 

ii.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a minor use permit.

M

 

 

iii.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a conditional use permit, consisting of less than a fifty percent (50%) cumulative expansion.

M

 

 

iv.    That constitutes a “substantial change” pursuant to Section 17.69.030(F) and was originally approved as a conditional use permit, consisting of greater than a fifty percent (50%) cumulative expansion.

C

 

e.

Wireless Communications Facilities within City Right-of-Way:

 

 

 

i.    Between zero (0) and two hundred fifty (250) feet of any residential use or zone.1

X

 

 

ii.    In excess of two hundred fifty (250) feet from any residential use or zone.

AP

Agricultural Use Types 

1.

Farmer’s Market

M

2.

Riding Trails

P

Temporary Use Types 

1.

Temporary Residence

 

 

a.

Short Term

T

 

b.

Long Term

M

2.

Temporary Real Estate Office

T

3.

Holiday Sales

T

4.

Temporary Uses in Accordance with This Code

T

Accessory Structures and Uses Use Types 

1.

Accessory Structures

P

2.

Accessory Uses

P

3.

Incidental Services for Employees

P

4.

Live Entertainment

M

Development Activities/Miscellaneous Use Types 

1.

Development Activity on Natural Slopes

 

 

a.

Less Than Ten Percent (10%)

P

 

b.

Ten Percent (10%) to Fifteen Percent (15%)

H

 

c.

Greater Than Fifteen Percent (15%)

H

2.

Grading Cut and Fill, or Any Combination Thereof, on Natural Slopes Exceeding Ten Percent (10%)

 

 

a.

One Hundred (100) to One Thousand Five Hundred (1,500) Cubic Yards

P

 

b.

Ten Thousand (10,000) to One Hundred Thousand (100,000) Cubic Yards

H

3.

Cluster Development in Accordance with This Code

C

4.

Affordable Housing Density Bonus in Accordance with This Code

P

5.

Amenities Density/FAR Bonus

C

Notes:

1.    Unless location of a facility on private property is not feasible to address a demonstrated significant gap in coverage.

(Ord. 13-8 § 4 (Exhs. A, D), 6/11/13; Ord. 15-11 § 5 (Exh. A), 12/8/15)