Chapter 18.53 — MIXED USE DISTRICT (M) — Pittsburg Zoning Code

Sections:

Article I. General

18.53.010 Specifc purposes.

18.53.020 Land use and development regulations.

Article II. Development Standards

18.53.030 Development regulations.

18.53.040 Review of plans.

Article I. General

18.53.010 Specific purposes. ¶

The purposes of the mixed use district are to:

A. Promote use of mass transit facilities by placing high concentrations of residents and employees in proximity to transit stations and routes;

B. Establish standards and guidelines that allow integration of high-density residential, commercial and business uses, resident and employee services, and public spaces;

C. Provide safe, attractive, accessible and well-designed pedestrian and bicycle pathways and routes between transit facilities, services, jobs and housing, in order to create interconnected neighborhoods and reduce automobile use;

D. Minimize prominence of the automobile and enhance the pedestrian space through design standards that encourage visible and usable public open spaces and that orient commercial structures toward the pedestrian and street;

E. Ensure that new development, redevelopment, rehabilitation of structures and establishment of new uses within one-half mile of existing and future transit stations occur in a manner that is consistent with the general plan. [Ord. 07-1284 § 3 (Exh. D), 2007.]

18.53.020 Land use and development regulations. ¶

In the following schedule, the letter “P” designates use classifications permitted in the mixed use district. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” that follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator.

M DISTRICT – LAND USE REGULATIONS

P = Permitted

U = Use Permit, Planning Commission

T = Temporary Activity Permit

L = Limited (See Additional Use Regulations)

Z = Use Permit, Zoning Administrator

– = Not Permitted

	M
Residential
Congregate care residential	L-157
Day care home
Small	P
Large	L-163
Multifamily residential	L-157
Single-family residential – Attached	P
Supportive housing	L-157
Transitional housing	L-157

---	---
Governmental and Quasipublic
Club and lodge	U
College, public or private	L-32
Cultural institution	P
Day care, general	L-145
Government ofce	L-27
Park and recreation facility	L-2
Public parking facility	L-114
Public safety facility	U
Public transit terminal	L-146
Religious assembly	L-117
School, public or private	L-117
Telecommunication facility	P
Utility, minor	P
Commercial
Animal sales and service
Animal grooming	L-147
---	---
Animals – Retail sales	P
Artist’s studio	P
Bakery, commercial	L-119a
Bank and savings and loan	L-121
ATM	P
Commercial flming and communications	L-148
Commercial recreation and entertainment
Within building	U
Limited	U
Eating and drinking establishment
Restaurant, full-service	P
Restaurant, self-service	P
Restaurant, take-out	P
Restaurant with full alcoholic service	U
---	---
Restaurant with outdoor dining	L-128
Alcoholic beverage establishment	U
Alcoholic beverage establishment or restaurant with live entertainment	L-129
Food and beverage sales
Grocery	U
Liquor store	U
Specialty food market	P
Food shop	P
Catering service	L-119a
Funeral and interment services	L-149
Laboratory, limited	P
Massage establishment	L-131
Medical services ofce	P
---	---
Ofce, business and administrative	P
Personal improvement services	L-117
Personal services	P
Printing and publishing services
Electronic	L-148
Limited	P
Recycling collection facility
Reverse vending machine	P
Recycling facility, small	L-148
Research and development services	L-148
Retail and wholesale sales
General merchandise, retail and rental	L-150
Nursery	L-137
Mail order or direct selling establishment	L-148
---	---
Secondhand appliance and clothing sales	L-139
School, commercial	L-117
Smoke shop	L-165
Smoking lounge	L-165
Vehicle/equipment sales and service
Visitor accommodations
Bed and breakfast inn	U
Hotel	U
Industrial
Industrial services
Contractor	U
Manufacturing
Custom	L-160
Accessory Uses
Accessory uses	P
---	---
Accessory structures
Nonresidential accessory structure	P
Caretaker’s quarters	U
Temporary Uses
Christmas tree sales	T
Circus and carnival	T
Commercial flming, limited	T
Farmers’ market	T
Holiday boutique	T
Personal property sales	P
Real property sales	P
Religious assembly	T
Retail sales, outdoor	T
Rummage sales	T

Trade fair T

M DISTRICT – ADDITIONAL USE REGULATIONS

L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-27	Use permit required for establishments occupying more than 10,000 square feet of gross foor area or more than 50 percent of the foor area in a shopping center. Use permit required for on-site maintenance or outdoor storage of vehicles.
L-32	Use permit for private institutions; public schools permitted.
L-101	Permitted; provided, that such uses shall be separated from each other by a minimum distance of 300 feet, measured from any point upon the outside wall of the structure(s) housing the facility.
L-114	Permitted when owned and operated by a public agency. All other public parking facilities require a conditional use permit.
---	---
L-117	Use permit required for establishments within a facility with an occupancy of 50 or more seated persons, as determined by Uniform Building Code standards. Otherwise permitted.
L-119a	Permitted on the ground foor only if the entire storefront, to a minimum depth of 20 feet, is primarily used for retail sales (i.e., as a counter area, display area, seating area, or general retail sales and display area). The city planner may grant exceptions when the building is not conducive to the 20-foot requirement; provided, that a substantial amount of retail space, visible from the sidewalk, is provided. Additionally, the business may have no more than two catering/delivery vehicles, and parking for those vehicles must be in designated parking spaces in a private parking lot behind or to the side of the building occupied by the business.
L-121	Conditional use permit required. In approving the use permit, the planning commission must fnd that the location of the proposed bank does not impede or
	discourage the fow of pedestrian trafc.
---	---
L-128	An outdoor dining permit is required for all outdoor dining activities.
L-129	Permitted for live or recorded music in full-service, self-service restaurants, and/or food shops, between the hours of 10:00 a.m. and 10:00 p.m.; provided, that the noise generated is not audible beyond the property line or lease space for the use. When the provisions above are not met, a conditional use permit, special event permit or temporary activity permit is required.
L-131	Use permit required. Applicant must also apply for and obtain a business permit pursuant to the requirements of Chapter 5.64 PMC.
L-137	Limited to establishments operating inside of a building.
L-139	Limited to clothing consignment stores.
L-145	Permitted; provided, that the city engineer has determined that drop-of and pickup associated with the use can be made safely without disruption of circulation patterns or modifcation to the streets that provide access to the
	site. Otherwise, a use permit is required.
---	---
L-146	Permitted when owned by a public agency or transit district. Surface park and ride lots prohibited.
L-147	Use permit required for overnight boarding of animals.
L-148	Permitted above ground foor level, except for small recycling facilities. Use permit required for any establishment occupying the ground foor level of a building constructed on a lot with frontage on Railroad Avenue, or California Avenue east of Harbor Street. Otherwise, prohibited.
L-149	Prohibited within one-quarter mile radius of the Railroad Avenue transit station, as designated in the general plan. Use permit required elsewhere.
L-150	Establishments occupying fewer than 25,000 square feet of gross foor area are permitted. Use permit required for establishments occupying 25,000 to 50,000 square feet of gross foor area. Establishments occupying more than 50,000 square feet of gross foor area prohibited.
L-157	Permitted in the Railroad Avenue specifc plan area and along the
	West 10th Street mixed use corridor in accordance with residential development standards set forth in the specifc plan, design guidelines or other applicable planning document(s).
---	---
L-160	Ceramic studio, candle-making, custom jewelry manufacture and similar use as determined by the city planner permitted. If located on the ground foor of a building on a lot with frontage on Railroad Avenue, the entire storefront, to a minimum depth of 20 feet, must be used for retail sales and display of merchandise.
L-163	Permitted; provided, that (1) outdoor activities shall not occur before 8:00 a.m. on weekdays and 9:00 a.m. on weekends, and shall not occur after 9:00 p.m. any day of the week; (2) a minimum of one paved of-street drop-of/pick-up parking space is provided on site (note, this is in addition to any required parking for the residential unit); (3) the of- street parking space is reserved exclusively for child loading and drop-of during all hours of operation, and parents shall be provided notice about the availability of the designated drop-of/pick-up location; and (4) the use is separated from other large family day care homes by a minimum of 300 feet in all directions, as measured from property line to property line. Zoning administrator approval required for any use that does
	not meet all of these requirements. Zoning administrator approval process (when required) shall adhere to the requirements of state law, including the California Child Day Care Facilities Act (California Health and Safety Code Section 1597.46(a)(3)), as amended from time to time.
---	---

L-2	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be subject to a use permit.
L-165	Use permit required. Must be located at least 1,000 feet away from the property line of a school and front door of an existing smoke shop or smoking lounge. Appropriate air fltration systems shall be required for lounges if there are potential impacts to adjacent land uses.

[Ord. 21-1498 § 8, 2021; Ord. 18-1452 § 3, 2018; Ord. 18-1451 § 3 (Exh. C), 2018; Ord. 17-1424 § 4 (Exh. A), 2017; Ord. 16-1419 § 4, 2016; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 11-1350 § 3, 2011; Ord. 09-1322 § 3, 2009; Ord. 09-1319 § 3(3)(B), 2009; Ord. 07-1284 § 3 (Exh. D), 2007.]

Article II. Development Standards

18.53.030 Development regulations. ¶

A. Railroad Avenue Specific Plan Area. Land use and development regulations for properties located within the Railroad Avenue specific plan area shall conform to the applicable use and development regulations identified in the specific plan.

B. Pittsburg/Bay Point BART Master Plan Area. Land use and development regulations for properties located within the Pittsburg/Bay Point BART master plan area shall conform to the applicable use and development regulations identified in the master plan.

C. West 10th Street Mixed Use Corridor. Nonresidential and mixed use development shall be regulated by the property development regulations specified in the CC district. Residential development that does not contain a commercial or governmental/quasipublic component shall be regulated by the property development regulations specified in the best fit zoning of the RM-D district or the RH-D district, as determined by the city planner or planning commission, as dictated by the code. [Ord. 16-1420 § 4, 2016; Ord. 11-1350 § 3, 2011; Ord. 07-1284 § 3 (Exh. D), 2007.]

18.53.040 Review of plans. ¶

All projects require design review. [Ord. 07-1284 § 3 (Exh. D), 2007.]

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The Pittsburg Municipal Code is current through Ordinance 25-1531, passed June 2, 2025.

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18.54 Industrial Districts (I) ¶

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