Chapter 17.55
PROPERTY DEVELOPMENT STANDARDS—MIXED USE

Sections:

17.55.010    Purpose.

17.55.020    Mixed Use Development Standards.

17.55.030    Accessory Buildings and Structures.

17.55.040    Architectural and Design Standards.

17.55.050    Parking Requirements.

17.55.060    Setbacks.

17.55.070    Walls and Fences.

17.55.010 Purpose.

It is the purpose of this chapter to provide property development standards to all properties and structures permitted within mixed use zones. These regulations encourage a mix of complementary residential and nonresidential uses in a manner that promotes healthy and walkable communities. (Ord. 13-8 § 4 (Exh. A), 6/11/13)

17.55.020 Mixed Use Development Standards.

The following general property development standards shall apply to all properties and structures permitted in mixed use zones.

A.    General.

1.    Building Height.

a.    MXN Zone. Buildings and structures in the MXN zone may be permitted and shall not exceed a height of fifty (50) feet.

b.    MXC and MXUV Zones. Buildings and structures in the MXC and MXUV zones may be permitted a height of up to fifty (50) feet. Buildings and structures exceeding fifty (50) feet in height shall require approval of a conditional use permit.

2.    Density (Maximum and Minimum). As determined by Chapter 17.35 (Mixed Use Zones).

3.    Floor Area Ratio (Maximum and Minimum). As determined by Chapter 17.35 (Mixed Use Zones).

4.    Daylight Plane Requirement. Buildings and structures shall not intercept a forty-five (45) degree daylight plane inclined inward at an adjacent residential property line. The forty-five (45) degree daylight plane shall be measured from a height of six (6) feet above existing grade at the residential property line, as illustrated in Figure 17.55-1 (Daylight Plane Requirement).

Figure 17.55-1

Daylight Plane Requirement

5.    Driveways and Circulation.

a.    Driveway access shall be located no closer than one hundred fifty (150) feet from the beginning of the curve of a street corner.

b.    Driveways on major highway, secondary highway, collector, and other streets as determined by the City Engineer shall be designed using a modified APWA 110-1, Type C commercial driveway design that will provide a street/drive approach transition with a maximum algebraic grade difference of seven percent (7%).

c.    All driveways shall have a minimum stacking distance of:

i.    Twenty (20) feet from the face of the curb, adjacent to a residential local collector.

ii.    Forty (40) feet from the face of the curb, adjacent to a secondary or major highway.

iii.    One hundred (100) feet from the face of the curb, adjacent to a secondary or major highway that has the potential for a future traffic signal.

iv.    The length of the longest anticipated delivery vehicle, if the longest anticipated delivery vehicle exceeds the minimum stacking distances referenced in this section.

d.    Reciprocal ingress and egress, circulation, and parking arrangements shall be required where feasible to facilitate the ease of vehicular movement between adjoining properties, to limit unnecessary driveways, and to create more cohesive, community-oriented development.

e.    All parcels shall be limited for access onto and off of the property. Driveways shall be shared between adjacent properties unless otherwise specified by the City Engineer.

6.    Trash Enclosure. Trash enclosure location(s) and access shall be designed to the satisfaction of the Director. Enclosures shall be conveniently located and designed to allow collection vehicles to service the trash/recycling bins without backing up, where feasible. The enclosure(s) shall also be designed in a manner to reduce or eliminate the potential for collection vehicles to block required parking spaces as part of regular trash or recycling pick-up. The number of trash and recycling containers required shall be determined by the City. Trash enclosures shall be designed with a solid roof, subject to the approval of the City.

7.    For any mixed use development with a nonresidential use, or combination of nonresidential uses, with more than fifty (50) full time employees, a transportation demand management (TDM) program shall be submitted to and approved by the Director and/or the South Coast Air Quality Management District (SCAQMD). Programs should include but are not limited to carpooling, vanpooling, public and/or private transit, alternative work hours, walk to work and telecommuting.

8.    Employee break areas, which may include facilities for shade, seating, eating and trash disposal, shall be provided to the satisfaction of the Director.

9.    Electrical vehicle charging stations may be required for new developments at the discretion of the Director.

10.    All development adjacent to rail lines throughout the City shall be designed to be sensitive to the rail lines, with consideration given to the safety of the rail corridor.

11.    Unless otherwise stated in Section 17.23.200 (Temporary Use Permit), the occupancy of vehicles, including recreational vehicles, trailers, or vessels, as a residence, temporary or permanent, is prohibited in all mixed use zones.

12.    Commission Review. Mixed use developments that are one hundred thousand (100,000) square feet or more in gross floor area, along major highways or at key intersections identified in the circulation element of the General Plan shall be subject to a public hearing and Commission review and approval.

B.    Performance Standards.

1.    Electrical Disturbance, Heat and Cold, Glare. No use, except a temporary construction operation, shall be permitted which creates changes in temperature or direct glare. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the site.

2.    Noise. Each residential unit shall be designed and constructed to minimize adverse impacts from nonresidential project noise, in compliance with the City’s noise ordinance.

3.    Odor. No use shall be permitted which creates odor in such quantities as to be readily detectable beyond the boundaries of the site.

4.    Vibration. No use, except a temporary construction operation, shall be permitted which generates inherent and recurrent ground vibration perceptible without instruments at the boundary of the lot on which the use is located.

C.    Open Space.

1.    Active recreation and passive leisure space should be provided for each residential-only or mixed use project containing residential uses. The required minimum amount of open space for a mixed use project is two hundred (200) square feet per unit, which may be combined for a larger community open space area. Each residential unit of the mixed use project may reserve a portion of the open space for each unit.

2.    Public spaces shall be required and may include, but are not limited to, outdoor areas such as plazas, outdoor dining areas, rooftop gardens, and landscaped areas designed for active or passive use.

3.    Open space shall be provided in areas that are not required setbacks, parking areas, driveways, services areas or unusable slope area.

4.    Exterior public spaces shall be provided throughout the proposed development.

5.    The applicant may provide off-site open space amenities or in-lieu fees to satisfy the open space requirements.

6.    Landscaping shall be provided in open space and common areas throughout the mixed use development.

D.    Outdoor Display of Merchandise.

1.    No merchandise, or any portion thereof, shall be displayed on public property; however, merchandise may be displayed within the public right-of-way if an encroachment permit has first been obtained from the City.

2.    Merchandise, except for vehicles, shall not project more than four (4) feet beyond the store front.

3.    Except for vehicles, merchandise shall be displayed outside only during business hours.

4.    The aggregate display area shall not exceed fifty (50) percent of the linear frontage of the store front or six (6) linear feet, whichever is greater.

5.    Outdoor dining is encouraged where appropriate.

6.    Merchandise shall not be displayed in such a manner as to present a hazard to safety, impede convenient vehicular and/or pedestrian access to the building or business, or create a display that is detrimental to the appearance of the premises and surrounding property; or is in any other manner detrimental to the public health, safety, welfare, or causes a public nuisance.

7.    Required parking spaces shall not be used for display.

E.    Expansions and Modifications of Developed Commercial Properties. All expansions or modifications of permitted structures, including accessory structures, are subject to the following:

1.    A cumulative expansion of twenty percent (20%) or less of approved building area for developed commercial properties may be permitted, subject to review and approval of the Director. Such expansions require a determination by the Director that such request is in substantial conformance with the legally established use. Expansions may be subject to development review to the satisfaction of the Director.

2.    A cumulative expansion of twenty percent (20%) to fifty percent (50%) of approved building area for developed commercial properties may be permitted with approval of a minor use permit. Such expansions require a determination by the review authority that such request is in substantial conformance with the legally established use.

3.    A cumulative expansion greater than fifty percent (50%) of approved building area for developed commercial properties may be permitted, subject to the applicable entitlement(s), as determined by the Director. Such expansions shall be subject to the development standards of the underlying mixed use zone. (Ord. 13-8 § 4 (Exhs. A, D, E), 6/11/13)

17.55.030 Accessory Buildings and Structures.

A.    All ground-mounted mechanical equipment, trash areas, and recycling bins shall be completely screened from surrounding properties by use of a parapet, wall, or fence, or shall be enclosed within a building. Exposed gutters, downspouts, vents, louvers, and other similar elements shall be painted to match the surface to which they are attached unless they are used as part of the design theme.

B.    Air conditioners, antennas, heating, cooling, ventilating equipment, and all other mechanical, lighting or electrical devices shall be operated so that they do not disturb the peace, quiet and comfort of adjacent and neighboring occupants, and shall be screened, shielded, and/or sound buffered from surrounding properties and streets. All equipment shall be installed and operated in accordance with all other applicable ordinances. Said equipment, excluding antennas, shall not exceed the maximum height of the zone in which it is located.

C.    All utility connections shall be designed to coordinate with the architectural elements of the building(s) and/or site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment. Power lines and overhead cables less than thirty-four (34) KV shall be installed underground.

D.    Above-ground utilities boxes, telephone boxes, water lines, backflow preventers, cable boxes, or similar structures within public view shall be screened to the satisfaction of the Director.

E.    The use of metal storage containers shall be subject to Section 17.23.200 (Temporary Use Permit). (Ord. 13-8 § 4 (Exh. A), 6/11/13)

17.55.040 Architectural and Design Standards.

A.    Architectural Standards.

1.    Development shall comply with the City’s Community Character and Design Guidelines.

2.    Buildings shall include three hundred sixty (360) degree architectural elements.

3.    Building materials shall be high quality, durable, and natural-appearing.

4.    Buildings shall be oriented along street frontage.

5.    The vertical plane of the building facade shall be broken up with a high level of articulation (e.g., projecting entry or window features, recessed elements, transparent storefronts, identifiable retail spaces, and awning entrance canopies), especially at ground level.

6.    For vertical mixed use development, residential uses will not be allowed on the first floor of a building fronting a primary roadway commercial corridor. Residential uses may be located on the ground floor of a building if the building fronts on a secondary road or alley.

7.    Where multiple buildings are planned in a mixed use development, the structures should be of varying heights to create visual interest from the street. The ground level facade for a multi-level structure should have a distinct look from the facade or the floor levels above.

8.    For mixed use projects that are over two (2) stories in height, portions of the upper stories should be recessed from the front facade to reduce the overall massing of the building and to create varied building heights and sight lines.

9.    Building scale and architectural massing of new projects should incorporate elements for a reasonable transition to adjacent existing, or future, developments.

B.    Pedestrian Standards and Alternative Transportation Amenities.

1.    Proposed mixed use developments shall provide connectivity to existing and future trail systems.

2.    Pedestrian pathways shall be provided throughout the proposed development and should promote a design that will provide a direct and safe access to adjacent land uses.

3.    Walkway connections to public sidewalks and transit stops (where available) shall be provided. Decorative paving shall be used to delineate pedestrian paths that cross parking areas and driveways, to the satisfaction of the Director.

4.    Required bus turnouts/shelters shall be incorporated into the design of the front setback/landscape area. (Ord. 13-8 § 4 (Exh. A), 6/11/13)

17.55.050 Parking Requirements.

Parking for mixed use developments shall be provided in the amount as indicated below, unless a minor use permit for a shared parking agreement is approved:

A.    For mixed use developments with two (2) bedrooms or more, parking shall be provided at a rate of two (2) spaces per residential unit and one-half (1/2) space for guest parking. Parking area shall be designated and covered. Tandem parking may be permitted.

B.    For mixed use developments with one (1) bedroom units or studios, parking shall be provided at a rate of one (1) space per unit and one-half (1/2) space for guest parking. Parking area shall be designated and covered. Tandem parking may be permitted.

C.    For mixed use developments, parking for the nonresidential component shall be provided at a rate of one (1) space per two hundred (200) square feet.

D.    A parking analysis shall be required to determine the total number of parking spaces needed for a mixed use project. If changes to the uses occur at a future date, a new parking analysis will be required to reflect the new uses.

E.    Residential guest parking at a rate of one-half (1/2) space per unit may be used to supplement the required parking spaces for the commercial component of the mixed use development.

F.    Subterranean parking will not be defined or counted as a building story or level and is encouraged in both vertical and horizontal mixed use developments.

G.    The approving authority may allow the integration of parking alternatives for nonresidential uses in the form of valet and/or on-street parking spaces, where permitted, with the approval of the project parking analysis. (Ord. 13-8 § 4 (Exh. A), 6/11/13)

17.55.060 Setbacks.

A.    Parking Setback. A minimum five (5) foot wide landscaped setback shall be required where parking areas are located adjacent to right-of-way, except where they are located adjacent to a major or secondary highway, where the minimum setback shall be increased to ten (10) feet.

B.    Building Setback. A minimum five (5) foot wide landscaped setback shall be required where buildings are located adjacent to a major highway, secondary highway, collector, and other streets.

C.    Structure Setback to Residences. A minimum twenty-five (25) foot structure setback shall be required where structures are located adjacent to residential zones or uses.

D.    Patios and seating areas can be included in the street setback areas.

E.    Parking areas shall not be permitted within the required front setback. (Ord. 13-8 § 4 (Exh. A), 6/11/13)

17.55.070 Walls and Fences.

A.    Mixed uses adjacent to, or across a street or alley from, residentially zoned property or property developed with a residential use shall provide a minimum six (6) foot high masonry wall along all common lot lines (with the exception of those lot lines with the required front setback of the mixed use property where the wall shall be not less than thirty (30) inches nor greater than forty-two (42) inches) which blends in with the site’s architecture. In instances where visible from the public right-of-way, the wall shall be constructed with decorative materials.

B.    Access. A wall or fence shall not be constructed in such a manner so as to block or restrict vehicular access to a dedicated or implied dedicated alley, access or way.

C.    Prohibited Materials. Fiberglass sheeting, bamboo sheeting, chain link, black or green fabric, barbed wire, razor ribbon, or other similar temporary material shall not be permitted as a fencing material. In the case of temporary construction fencing for properties with an active building permit in good standing, black, green, or other colored fabric may be installed to the satisfaction of the Director.

D.    Construction Fence. Vacant property and property under construction may be fenced with a maximum six (6) foot high, non-view-obscuring fence. (Ord. 13-8 § 4 (Exh. A), 6/11/13)