Imperial County Municipal Code Ch. 6 Mixed-Use Flexibility

A. General. The mixed-use flexibility zone is established with the following intents and purposes:

1. To encourage a mixture of compatible and synergistic land uses, such as residential with compatible non-residential uses including office, retail, personal services, public spaces and other community amenities. These uses are allowed as cither:

a. Singular, stand-alone uses that contribute to a mixture of uses within the zone; or

b. Combined uses in one project as a mixed-use development.

2. To strengthen the interaction between residential, commercial and employment uses in order to reduce dependency on automobiles, improve air quality, decrease urban sprawl, facilitate use of transit and encourage conservation of land resources.

3. To provide opportunities for transit-oriented development.

4. To revitalize deteriorating commercial areas by integrating residential uses and public institutions into the commercial fabric to create an active street life and enhance the vitality of businesses.

5. To provide alternatives to new development of small shopping centers.

6. To foster pedestrian-oriented activity nodes by providing a mix of uses in compact, walkable areas.

7. To increase the area available for residential development and provide alternative types of housing.

8. To provide appropriate locations for a broad range of live/work activities to occur.

9. To encourage medium- and high-density residential development to occur in close proximity to employment and services.

10. To allow for a greater variety of land uses and structures, including adaptive reuse of existing structures and flexibility in site planning.

B. Zones Established. Two base zones are identified for mixed-use flexibility (C1 light commercial and C-2 general commercial) to provide development opportunities for integrated, complementary residential and commercial development on the same parcel or a contiguous group of parcels. Singular, stand-alone uses are permitted when they foster an overall mixture of uses in the zone. A wide range of uses is permitted, and it is the intent of these zones to foster a mixture of product types. Development solely as commercial or residential districts is strongly discouraged. Design and development standards for all two zones are directed toward encouraging pedestrian activity and ensuring that mixed commercial and residential uses are designed to be compatible both within the development and with other surrounding areas.

(Ord. No. 1487, § 5, 7-2-13)

No new building, structure, outdoor dining area or sign exterior alteration or enlargement of an existing building, structure, outdoor dining area or sign shall be commenced in any mixed-use zone until design review approval has been granted pursuant to Division 3 (site and design standards).

(Ord. No. 1487, § 5, 7-2-13)

A. New development in the Mixed-use - light commercial (C1-MU) and general commercial use (C2-MU) zones is subject to a site plan review permit in accordance with Division 3 of the land use ordinance. Prior to submittal of a site plan review permit application, a pre-application conference with the planning division staff is encouraged.

B. The planning department may approve a site plan review permit for new development in the C1-MU and C2-MU zones upon making the following findings:

1. The proposed development is consistent with the general plan, any applicable specific plans and the intent and purpose of the mixed-use zones.

2. The proposed development, as conditioned, will not have substantial adverse effects on the surrounding property or uses, and will be compatible with the existing and planned land use character of the surrounding area.

3. The proposed development is appropriate for the site and location by fostering a mixture and variety of land uses within the zone and the general vicinity and contributing to a synergistic relationship between uses. (Note: Mixed-use zones that develop solely as commercial or residential uses do not meet the intent or purpose of their establishment at designated locations throughout the county.)

4. The proposed development is harmonious with its surrounding environment. Buildings within a mixed-use development project must also be compatible with each other and be designed as an integrated, unified project. All proposed development must meet the design standards and guidelines in Division 3, (site and design standards).

(Ord. No. 1487, § 5, 7-2-13)

A. General. Certain development standards may be subject to special conditions. These standards are provided here or as otherwise referenced. Under site plan review, more restrictive development standards may be applied by the planning and development services department.

(Ord. No. 1487, § 5, 7-2-13)

The purpose of this section is to facilitate high quality development within mixed-use zones. Innovative project design, particularly involving infill development and reuse of existing structures, is required. These standards and guidelines address site planning and building design, and are in addition to the development standards in Division 3, (development standards).

(Ord. No. 1487, § 5, 7-2-13)

The purpose of this section is to ensure that residential uses in mixed-use zones are not adversely impacted by adjacent commercial uses, including but not limited to traffic, noise, light and safety impacts. In the interests of both the residents and the businesses, no site plan review permit shall be approved for a project unless the project is designed to meet the following performance standards.

(Ord. No. 1487, § 5, 7-2-13)