Encinitas Municipal Code § 6.8 Mixed-Use Zone ("er-MU2" Zone)

A. The following uses shall be permitted in the "ER-MU2" zone located within the West Saxony Planning Area of the Encinitas Ranch Specific Plan. No more than 25,000 square feet of gross leaseable floor area shall be developed in the West Saxony Planning Area. Limited retail sales uses (not exceeding an aggregate of 5,000 square feet) are permitted in the West Saxony Planning Area.

Notes:

B. Permitted Accessory Uses. Any use that is not specifically listed above may be considered a permitted accessory use provided that the Director of Community Development finds that the proposed accessory use is substantially the same in character as those listed in the designated subsections. Accessory uses are necessarily and customarily associated with, and are appropriate, incidental, and subordinate to the primary use(s). Such a use is subject to the permit process which governs the category in which it falls.

The following Development Standards shall apply to all "ER-MU2" Zones within the Encinitas Ranch Specific Plan Area.

A. Height Requirements: Thirty-five feet, not to exceed three stories in height; provided, however, that flagpoles, antennas, chimneys, and other limited architectural features may exceed the maximum height subject to Design Review by the Planning Commission.

B. Specific "ER-MU2" Mixed-Use Zone Standards:

Notes:

C. Site Planning: The "ER-MU2" Zone may be either developed entirely with residential uses or with a mixture of residential and commercial/office uses on the same development site. For projects which mix residential with commercial or office uses on the same development site, the following development standards shall apply:

1. Residential uses shall be located in separate buildings from commercial/office professional uses.

D. Accessory Structures. Accessory structures shall conform to the standards set forth in Section 30.16.010E of Title 30, Zoning Regulations, of the City of Encinitas Municipal Code, subject to the following additions and amendments:

1. Accessory structures shall not be located in front of or on the street side of the main building(s).

2. Accessory structures shall meet all of the setback requirements for other buildings.

3. Architectural features, such as porches, canopies, eaves, awnings, chimneys, steps, balconies, stairways, wing walls, bay windows, window seats, fireplaces, planters and roof overhangs may project not more than four feet into any required setback area.

E. Auxiliary Structures/Equipment and Utilities. In all commercial/office areas within the "ER-MU2" Zone, the following development standards related to auxiliary structures/equipment and utilities shall apply:

1. All roof appurtenances including, but not limited to air conditioning units and mechanical equipment, shall be shielded and architecturally screened from ground level views from on-site parking areas, adjacent public streets and adjacent properties.

2. All ground-mounted mechanical equipment, including heating and air conditioning units, and trash receptacle areas, shall be completely screened from surrounding properties by use of a wall, fence, landscaping, or combination thereof, or other acceptable screening devices, or shall be enclosed within a building.

3. All utility connections shall be designed to coordinate with the architectural elements of the 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 the appropriate screening treatment. All new and existing utility connections within the boundaries of the project shall be placed underground, where reasonable and feasible, in accordance with City of Encinitas, Public Utilities Commission, and local utility company standards. Transformer, terminal boxes, meter cabinets, pedestals, ducts and other facilities may be placed above ground provided they are screened with landscaping or other appropriate screening devices.

4. Outdoor storage and sales areas shall be entirely enclosed by solid masonry walls not less than six feet in height to adequately screen such areas from view. Reasonable substitutions such as masonry, wood, or metal pilasters with wrought iron/tubular metal (e.g., steel, aluminum, etc.) may be used in place of a solid masonry wall if approved during Design Review. This requirement does not apply to temporary outdoor sales areas.

F. Storage Requirements. A minimum of 250 cubic feet of lockable, enclosed storage area per dwelling unit shall be provided within a garage/carport area, or within the main building.

G. Minimum Private Outdoor Open Space. For residential units only, a minimum of 10% of the floor area of the unit shall be provided as private outdoor open space for both ground floor units and units contained wholly on the second/third floor. For units wholly on the second/third floors, this open space may be provided in the form of outdoor decks or balconies.

H. Off-Street Parking Requirements. Off-street parking spaces required for automobiles in "ER-MU2" Zones shall be provided as required in Section 30.54.030A, Schedule of Required Off-Street Parking, of the City's Municipal Code. In addition, the following standards shall also apply in all "ER-MU2" Zones:

1. Affordable housing. The Director of Community Development may authorize a reduction in the above parking requirements for those projects designated as "affordable" housing projects, providing either that a parking study is prepared to support the proposed reduction in parking spaces or a baseline parking study is conducted by the City that is applicable to all affordable housing development in the City.

2. Parking for Non-Residential Uses: Off-street parking shall be required to conform with Section 30.54.030 of Title 30, Zoning Regulations, of the City of Encinitas Municipal Code. However, the Director of Community Development may authorize an adjustment to these standards that is either less or more restrictive based on a site-specific parking study which supports the proposed adjustment in parking spaces and all permitted deviations shall be subject to on-going review and monitoring.

3. Compact parking spaces may comprise up to 25% of all required parking spaces provided within ER-MU2 Zones. A compact parking space shall be defined as a parking space that measures no less than eight feet in width by 16 feet in length.

4. General Requirements:

a. Reciprocal ingress and egress, circulation, and parking arrangements shall be encouraged to facilitate the ease of vehicular movement between adjoining properties without the need to add public street infrastructure or to enter the public street system.

b. Parking areas shall be screened by earth mounding, landscaping, low decorative walls, lowering the grade of the parking area below the street grade, or a combination of any of these methods.

I. Landscaping Requirements.

1. A minimum of 15 feet wide area of screen type landscaping shall be provided and maintained on the project side of any property line separating the project from a rural residential or single-family zone.

2. Required front and side street yards shall be landscaped. This landscaping shall consist predominantly of plant materials except for necessary walks and driveways.

3. Whenever off-street parking areas area situated across the street from residential uses, a masonry wall, berm, landscape planting or combination thereof, with a minimum height of 30 inches shall be erected in the landscaped areas between the required landscape area and the parking area to adequately screen the parking area from the residential properties.

4. Landscaping in parking areas shall be predominantly trees to provide shade and visual relief. One 15 gallon tree shall be provided for every six parking spaces (assumes double-loaded spaces) evenly distributed throughout the parking area.

5. Site landscaping shall include a combination of trees, shrubbery, vines and groundcovers. Drought tolerant plant materials are encouraged for use in Mixed-Use Zones, but are not required.

6. A minimum of 15% of the site area (exclusive of building footprints) shall be landscaped. This percentage may include perimeter slopes, landscaped easements, and landscaped setback areas.

7. Street trees, at least fifteen 15-gallons in size, shall be provided at an average of every 40 feet along all street frontages.

8. All landscaped areas shall be regularly maintained in a healthy and thriving condition free of weeds, trash, and debris.

9. Where irrigation is necessary, an automatic irrigation system shall be installed subject to City of Encinitas standards and maintained free of leaks.

10. Varieties of plants chosen for landscaping may be restricted through the development review process to protect or preserve views. All required plantings and irrigation systems shall be maintained in good condition, and whenever necessary, shall be replaced with new materials to ensure continued compliance with required landscaping, irrigation, buffering, and screening requirements.

J. Access, Circulation and Off-Street Parking Requirements. In all "ER-MU2" Zones, the following development standards related to access, circulation and off-street parking shall apply:

1. Where feasible, access shall be taken from adjoining collector or local roadways, rather than from a primary arterial or major roadway.

2. Where access to a primary arterial or major roadway is necessary, access shall be limited to one point for each 300 feet of frontage or one point per parcel if frontage is less than 300 feet.

3. Access points to adjoining lots are encouraged and shall be shared wherever feasible.

4. Major access points to centers or groups of parcels sharing a single point of ingress and egress shall be coordinated with openings in existing or planned medians and access points on the opposite side of the roadway.

5. Sidewalks or other safe pedestrian walkways shall be located along streets in all mixed-use areas.

K. Walls and Fences. Walls and fences shall comply with the requirements contained in Section 30.16.010F, Fences and Walls, of the City's Municipal Code. In addition, the following standards shall also apply in all "ER-MU1" Zones:

1. Walls used to screen storage or trash collection areas or loading docks shall be solid and shall not exceed six feet in height, as measured from the point of highest elevation adjacent to the wall or fence.

2. No walls or fences are required in any residential development, unless needed for noise attenuation and/or privacy of private outdoor spaces, and/or screening purposes for utilities, trash enclosures, or mechanical equipment. Walls and fences shall not exceed six feet in height as measured from the highest finished grade, unless expressly required for sound attenuation purposes. All fences and walls greater than four feet in height shall be planted with vine cover material or equal landscaping.

L. Truck Wells. Truck wells, if provided, will be screened from any adjacent uses with the use of landscaping and/or architectural features.

M. Refuse Collection Areas/Loading Docks. All refuse collection areas and structures and loading docks shall be designed and provided in accordance with the applicable City of Encinitas rules and policies and the following standards:

1. Refuse collection areas and structures shall be conveniently accessible to the buildings they are designed to serve.

2. Loading docks and structures which are used for storage or trash collection shall be screened by landscaping, solid walls, architectural features, or combination thereof, where feasible, in such a manner as not to be visible from a public street or from grade level of any adjacent residential area or open space area. View-obstructing gates to screen trash enclosures shall also be required, where trash enclosures are visible from a public street.

3. Architecturally compatible trash enclosures, and adequate areas for collecting and loading recyclable materials, screened from view of the roadway, and convenient to all dwelling units within the project, shall be provided. The requirement for adequate areas for collecting and loading recyclable materials only applies to developments that utilize trash bins/dumpsters.

4. Trash receptacles and adequate areas for collecting and loading recyclable materials enclosed by a six foot high masonry wall with view obscuring gates shall be provided in an acceptable location. The requirement for adequate areas for collecting and loading recyclable materials only applies to developments that utilize trash bins/dumpsters.

N. Lighting. In all "ER-MU2" Zones, the following standards relating to lighting shall apply:

1. Lighting placed upon the building shall be architecturally integrated.

2. All light sources shall be shielded in such a manner that the light is directed away from streets or adjoining properties. Illuminators should be integrated within the architecture of the building. Freestanding lamp posts shall be no taller than 18 feet. The intensity of light at the edge of any parcel within the "ER-MU2" Zone shall not exceed 75 foot lamberts from a source of reflected light.

(Reso. 98-17; Ord. 2019-14; Ord. 2015-01; Ord. 2017-03; Ord. 2019-04; Ord. 2019-16; Ord. 2021-04; paragraph amended 8/25/95 (Reso. 95-91)