18.12.020 MXU Mixed Use Combining District

1. Purposes and Application. The MXU mixed use combining district is intended for application to these residential, commercial and industrial base zoning districts which are designated as areas characterized by a mixture of uses, blighted structures and sites, and/or inadequate street and alley improvements.

2. Applicable Regulations and Procedures. The MXU combining district provides the flexibility needed to improve land use conditions within redevelopment project areas. All categories of land use shown on the general plan diagram are eligible for consideration within redevelopment project areas. An application for a building permit, site plan review or PUD will initiate the process for determining an appropriate development proposal under mixed use regulations, except as provided for in subsections (C) and (D) of this section. The city council shall make a determination as to which procedures shall be followed under the provisions of Chapters 18.18, 18.19 and 18.20 of this title.

3. Development Standards for Emergency Shelters. In order to implement the provisions of state law, including Government Code Sections 65583 and 65589.5, emergency shelters shall be permitted by right in the MXU district, subject to non-discretionary site plan review procedures and the following standards.

   1. Emergency shelters shall be defined by Section 18.24.030 of this chapter.

   2. The facility shall not serve more than twelve persons on any night.

   3. The facility shall provide at least one off-street parking space for every two beds and one parking space per employee. Driveways and parking areas shall be subject to the standards of Section 18.13.030 for off-street parking facilities. Parking areas shall be located to the rear and/or side of the structure.

   4. Client waiting, intake, and visiting areas shall be located indoors.

   5. Facility management personnel shall be present at the facility when clients are at the facility. 6. There shall be a minimum distance separation of at least 250 feet between emergency shelters. This distance separation shall be measured from the closest property lines of such facilities.

   6. Clients shall not occupy the facility for more than six consecutive or cumulative months. The facility operator shall keep accurate records of client names and dates of occupancy, and shall make such records available for city inspection in order to verify compliance with this subsection.

   7. Facility entrances, parking areas, and outdoor gathering areas shall be lighted in accordance with a security lighting plan approved by the public safety director and city planner. This review shall be limited to insure that the security lighting plan: a) provides for the secure illumination of facility entrances, parking areas, and outdoor gathering areas; and b) includes adequate shielding to prevent glare impacts on adjacent properties and public rights-of-way.

   8. There shall be at least one private security officer present on site at times during facility operation. This security officer shall be a separate person from onsite facility management personnel.

4. Residential Development Standards. In order to streamline review of housing proposals, the following standards shall apply to residential development in the MXU district. Residential uses shall be permitted by right in the MXU district, subject to administrative (non-discretionary) site plan review. The following standards are intended to: a) encourage flexible development of high density affordable housing; b) provide exceptional amenity and design quality that is human-scaled and non-institutional; and c) encourage sustainable development practices, based on neighborhood design principles. Residential development in the MXU district shall be subject to the following standards:

   1. Site Area. Minimum of one acre.

   2. Density. Net density shall be at least ten units per acre and not more than thirty dwelling units per acre. For the purposes of this subsection, net density means the site area of any residential development component minus public rights-of-way after required street dedication.

   3. Frontage, Width and Depth of Site. No limitation.

   4. Coverage. No limitation, subject to open space requirements of this section.

   5. Yard Requirements.

      1. Front. A minimum of five feet and a maximum of ten feet for primary structures. Accessory structures, including detached garages, shall be located behind primary structures.

      2. Side/Rear. No minimum side yard is required adjacent to non-residential zoning districts. A minimum side yard of five feet per building story is required adjacent to residential zoning districts.

   6. Distance Between Structures. No limitation.

   7. Building Height. Maximum of three stories or thirty-five feet, whichever is greater.

   8. Parking and Loading Facilities. Off-street parking and loading facilities shall comply with Article 13 of this chapter, and the following standards:

      1. The total number of off-street parking spaces for a residential development shall not exceed one hundred ten percent of the minimum number of off-street parking spaces required by Article 13.

      2. Covered parking shall be located in entirely enclosed garages which are consistent with or exceed the architectural quality of dwelling units in the same development. Carports or partially enclosed parking structures shall not be permitted.

      3. At least fifty percent of required parking spaces shall be located in enclosed garages, located with direct interior access from dwelling units. Garages shall not provide direct access to adjacent public streets, but shall face interior drive areas.

      4. Uncovered parking spaces shall be located to the rear of dwelling units and dispersed throughout the project area, in order to provide convenient resident access and to preclude large pavement areas. Uncovered parking shall not be located in any front or corner side yards.

      5. Uncovered parking areas shall contain no more than six contiguous parking spaces in any single location. One shade tree planter shall be located after every sixth open parking space, and at the end of every row of open parking spaces.

5. Driveways and vehicle backing areas shall not exceed the minimum width or depth standards provided in Article 13, in order to preclude large pavement areas.

9. Architecture.

1. Compatibility. Structures shall reflect the general architectural character of neighboring residences through use of related building features including scale/mass, height, proportion, windows, doorways, color, materials, and shapes.

2. Orientation. Dwelling units may be located adjacent to or detached from other dwelling units, or may be located above non-residential uses such as retail or office uses. However, dwelling units shall not be located above or beneath other dwelling units.

3. Facades.

   1. Exterior building materials shall be consistent with or exceed the quality of residential buildings in the neighborhood.

   2. Exterior stairways shall not serve more than one unit and shall not be visible from public rights-of-way.

4. Roofing.

   1. Roofing forms and materials shall be consistent with or exceed the quality of residential structures in the neighborhood.

   2. Roofing on building perimeter segments shall be stepped to transition between a proposed taller building and existing adjacent residential structures.

   3. Adjoining dwelling units shall incorporate differing roof forms.

5. Windows.

   1. Window forms and materials shall be consistent with or exceed the quality of windows found on existing residential structures in the neighborhood.

   2. Windows shall incorporate architectural detailing which visually differentiates windows from walls and minimizes generic and/or utilitarian appearances. Examples of appropriate detailing may include: bays; projecting frames, casings, and sills; shutters; muntin bars; awnings; dormers; transoms; and/or pilasters. Unadorned windows shall not be permitted on any exterior elevation.

   3. All exposed exterior walls of units shall incorporate windows consistent with this subsection.

6. Doorways.

   1. Dwelling units shall have first-story individual entrances providing direct and convenient access to the public right-of-way or common open space. Entrances shall have vestibules, canopies, or porches to provide weather protection. Each entrance shall be contiguous to a porch and/or patio that provide a usable outdoor transition area between public and private space.

   2. Units adjacent to a public street shall face and access the street.

   3. Adjoining dwelling units shall not share covered entrance areas.

   4. Doorways shall be clearly visible from streets or common areas, except that sliding glass doorways shall not be visible from public rights-of-way.

7. Mechanical Equipment. Mechanical equipment shall not be visible from any public rights-of-way or common recreational areas.

8. Common Area. A minimum of twenty percent of net site area shall be provided as common open area, exclusive of driveways and parking areas. Within this area, a minimum common area of five feet in width shall be provided adjacent to all groups of units except where the

groups front or abut a public street. At least one hundred square feet per dwelling unit shall be provided in the form of recreational amenities, such as walking trails, playgrounds, swimming pools, etc.

11. Landscaping.

12. Prior to building permit approval, a landscaping and irrigation plan shall be submitted to the city for review and approval. This plan shall provide:

    1. Native and drought-tolerant plant species.

    2. Groundcovers for areas that are not hardscaped.

    3. Foundation plantings of low-growing evergreen shrubs that will not obstruct visibility of windows or doorways at plant maturity.

    4. Shade trees for perimeter walkways and common recreational areas. Trees shall be double-staked and have a minimum trunk caliper of at least two inches at planting.

    5. Planter areas shall be planted at a density to achieve groundcover and shrub coverage of at least seventy-five percent at plant maturity.

    6. Water conservation features including automatic rain shut-offs, drip irrigation, limited turf, and mulched beds.

13. Landscaping shall be installed and inspected by the city for compliance with this subsection prior to issuance of a final certificate of occupancy.

14. The developer shall provide the city with a maintenance bond and documentation of a landscape maintenance contract that provides for removal of tree staking one year after planting or at longer intervals as approved by a licensed arborist; replacement of dead or diseased plants; and long-term plant maintenance.

15. Fences, Walls and Hedges. Permitted in accordance with Section 18.06.050(A).

16. Signs. Permitted in accordance with Section 18.14.040(C).

17. Trash Enclosures. Screened trash enclosures shall be provided at convenient locations throughout each development, in accordance with the following standards:

18. Enclosures shall be constructed of split-faced decorative concrete masonry units, to a height exceeding the height of trash containers.

19. Enclosures shall utilize a solid and durable screening door that is completely opaque and screens the view of trash storage from the outside.

20. Enclosures shall be located a minimum distance of twenty-five feet from any residential structure in the development, and from adjoining property lines of a residential zoning district.

21. Enclosures shall be located adjacent to a driveway constructed to the approval of the director of public services, to insure that driveway construction will withstand the weight of service vehicles and will provide sufficient turning radii.

(Ord. 528, Arts. 2—4, 2011; Ord. 437, § 1 (part), 1989)

• • 18.13 Off Street Parking And Off Street Loading Facilities 18.13.010 Purposes And Application - 18.13.020 Off Street Parking Facilities Required - 18.13.030 Standards For Off Street Parking Facilities

- 18.13.040 Off Street Loading Facilities Required

• 18.13.050 Standards For Off Street Loading Facilities

• • 18.13.060 Location Of Off Street Parking And Off Street Loading Facilities