Pleasant Hill Municipal Code Ch. 18.20 Mixed-Use Districts

§ 18.20.010. Purpose and Intent of Mixed-Use Districts.¶

A. Specific Purposes. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of mixed-use zoning districts are to:

Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors.
Allow a variety of compatible land uses that provide flexibility to property and/or business owners.
Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards.
Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments.

B. Summary of Mixed-Use Districts. The specific purposes and intent for each of the four mixed-use zoning districts are as follows:

MX-NB – Mixed-Use Neighborhood Business Zoning District. The MX-NB zoning district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zoning district to provide a mix of compact single-family residential, multi-family residential, and small-scale commercial uses located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use) at low intensities to maintain the compatibility with adjacent lower density single-family neighborhoods. A variety of residential typologies are encouraged in the form of compact single-family, townhouses, condominiums, or apartments at a density between 1.3 and 20 units per acre and a floor area ratio (FAR) of up to 0.75 for nonresidential uses. The MX-NB zoning district implements the Mixed-Use Neighborhood (MUD) General Plan land use designation.
MX – Mixed-Use Zoning Districts. The MX zoning district allows for higher intensity uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including live-work units, townhouses, apartments, and condominiums at a density between 12 and 40 units per acre and an FAR of up to 0.75 for nonresidential uses. The MX zoning district implements the Mixed-Use (MU) General Plan land use designation.
MX-HD – Mixed-Use High-Density Zoning District. The MX-HD zoning district allows for diverse uses, including residential, commercial, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). This zoning district encourages high intensity multi-family residential uses include live-work units, townhouses, apartments, and condominiums at a density between 40 and 70 units per acre and an FAR of up to 0.75 for nonresidential uses. The MX-HD zoning district implements the Mixed-Use High-Density (MUHD) General Plan land use designation.
MX-VHD – Mixed-Use Very High-Density Zoning District. The MX-VHD zoning district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including live-work units, townhouses, apartments, and condominiums at a density between 70 and 100 units per acre and an FAR of up to 0.85 for nonresidential uses. The MX-VHD zoning district implements the Mixed-Use Very High-Density (MFVHD) General Plan land use designation.

C. Per Government Code Sections 65583.2(c), (h), and (i), lower-income sites included in the sites inventory with a proposed zoning change to meet the RHNA shortfall, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20% or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. "By-right" means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required.

(Ord. 978, 11/17/2025)

Exceptions & meaning →

§ 18.20.020. Land Use Regulations for Mixed-Use Districts.¶

A. Residential Land Use Classifications. Table 18.20-A (Mixed-Use Land Use Regulations) establishes the land uses allowed within each mixed-use zoning district and any required permits. Descriptions of each land use can be found in Chapter 18.210 (Land Use Classifications).

B. Zoning Permit Required. Each land use listed in Table 18.20-A (Mixed-Use Land Use Regulations) as permitted "P" shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment.

C. Other Permits and Entitlements. In addition to the permits listed in Table 18.20-A (Mixed-Use Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements.

D. Uses Not Listed. Land uses not listed in Table 18.20-A (Mixed-Use Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution.

E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title.

Table 18.20-A: Mixed-Use Land Use Regulations.

Key	Key	P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use	P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use	P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use	P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use	P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use	Land Use	Permit Requirement by Zoning District	Permit Requirement by Zoning District	Permit Requirement by Zoning District	Permit Requirement by Zoning District	Additional Use Regulations
Land Use	Land Use	MX-NB	MX	MX-HD	MX-VHD	Additional Use Regulations
Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses
Accessory dwelling unit	Accessory dwelling unit	See Section 18.15.050 .	See Section 18.15.050 .	See Section 18.15.050 .	See Section 18.15.050 .	See Section 18.15.050 .
Accessory dwelling unit, junior	Accessory dwelling unit, junior	See Section 18.15.050	See Section 18.15.050	See Section 18.15.050	See Section 18.15.050	See Section 18.15.050
Bed and breakfast	Bed and breakfast	–	–	–	–
Emergency shelter	Emergency shelter	U	U	U	P
Employee housing	Employee housing	U	U	U	U
Family day care home	Family day care home	P	P	P	P
Group residential	Group residential	–	–	–	P
Home occupation	Home occupation	P	P	P	P	Section 18.15.130 .
Low barrier navigation center	Low barrier navigation center	P	P	P	P
Mobile home park	Mobile home park	P	P	P	P
Multifamily residential	Multifamily residential
Two-unit	Two-unit	P	P	P	P
Three-unit	Three-unit	P	P	P	P
Four-unit	Four-unit	P	P	P	P
Five or more units	Five or more units	P	P	P	P
Residential care facility, small, licensed	Residential care facility, small, licensed	P	P	P	P
Residential care facility, small, unlicensed	Residential care facility, small, unlicensed	P	P	P	P
Senior housing	Senior housing	P	P	P	P
Single-family residential	Single-family residential	P	P	P	P
Single-room occupancy	Single-room occupancy	–	–	–	U	See Section 18.15.170
Supportive housing	Supportive housing	P	P	P	P
Transitional housing	Transitional housing	P	P	P	P
Public and Semipublic Uses	Public and Semipublic Uses	Public and Semipublic Uses	Public and Semipublic Uses	Public and Semipublic Uses	Public and Semipublic Uses	Public and Semipublic Uses
Community center	Community center	U	U	U	U
Cultural institutions	Cultural institutions	U	U	U	U
Day care, general	Day care, general	U	U	U	U	L-1
Park and recreational facilities	Park and recreational facilities	U	U	U	U
Place of assembly	Place of assembly	U	U	U	U
Public safety facilities	Public safety facilities	U	U	U	U
Offender rehabilitation services	Offender rehabilitation services	–	–	–	–
Residential care facility, large, licensed or unlicensed	Residential care facility, large, licensed or unlicensed	P	P	P	P
School, college and university	School, college and university	U	U	U	U
School, private	School, private	U	U	U	U
School, technical/trade and vocational	School, technical/trade and vocational	U	U	U	U
Utilities, major	Utilities, major	U	U	U	U
Utilities, minor	Utilities, minor	P	P	P	P
Wireless telecommunications facility	Wireless telecommunications facility	L-4	L-4	L-4	L-4	Chapter 18.110
Commercial Uses	Commercial Uses	Commercial Uses	Commercial Uses	Commercial Uses	Commercial Uses	Commercial Uses
Adult businesses	Adult businesses	–	–	–	–
Animal boarding	Animal boarding	–	–	–	–
Animal clinic	Animal clinic	U	U	U	U
Animal day care	Animal day care	U	U	U	U
Animal grooming	Animal grooming	P	P	P	P
Animal hospitals	Animal hospitals	–	–	–	–
Artists' studios	Artists' studios	P	P	P	P
Banks and savings and loans	Banks and savings and loans	P	P	P	P
With drive-through service	With drive-through service	–	–	–	–
Cannabis retailer, medical	Cannabis retailer, medical	–	U	U	U	Chapter 18.65
Cannabis retailer, adult-use	Cannabis retailer, adult-use	–	–	–	–	Chapter 18.65
Catering services	Catering services	P	P	P	P
Commercial parking facility	Commercial parking facility	–	–	–	–
Eating and drinking establishments	Eating and drinking establishments	P	P	P	P
With live entertainment/dancing inside of a building
Type A	Type A	–	P	P	P	Section 18.25.110 and Chapter 18.60
Type B	Type B	–	U	U	U	Section 18.25.110 and Chapter 18.60
Type C	Type C	–	–	–	–	Section 18.25.110 and Chapter 18.60
With up to 12 outdoor seats	With up to 12 outdoor seats	P	P	P	P
With more than 12 outdoor seats	With more than 12 outdoor seats	U	U	U	U
Fitness studio, less than 5,000 square feet	Fitness studio, less than 5,000 square feet	P	P	P	P
Fitness studio, greater than 5,000 square feet	Fitness studio, greater than 5,000 square feet	U	U	U	U
Food and beverage sales	Food and beverage sales	P	P	P	P
Hotels	Hotels	U	U	P	P
Live entertainment	Live entertainment
Type A	Type A	–	P	P	P	Section 18.25.110
Type B	Type B	–	U	U	U	Section 18.25.110
Type C	Type C	–	–	–	–	Section 18.25.110
Offices, general and medical, less than 35% of the gross floor area	Offices, general and medical, less than 35% of the gross floor area	P	P	P	P
Personal improvement services	Personal improvement services	U	U	U	U
Personal services	Personal services	P	P	P	P
Pharmacy	Pharmacy	P	P	P	P
Retail sales, less than 20,000 square feet	Retail sales, less than 20,000 square feet	P	P	P	P
Research and development	Research and development	U	U	U	U
Retail sales, more than 20,000 square feet	Retail sales, more than 20,000 square feet	L-3	U	U	U
Theaters	Theaters	–	P	P	P
Travel services	Travel services	P	P	P	P
Accessory Uses	Accessory Uses	Accessory Uses	Accessory Uses	Accessory Uses	Accessory Uses	Accessory Uses
Accessory Uses	Accessory Uses	P/U	P/U	P/U	P/U
Temporary Uses	Temporary Uses	Temporary Uses	Temporary Uses	Temporary Uses	Temporary Uses	Temporary Uses
Agricultural sales	Agricultural sales	T	T	T	–	L-5.
Arts and crafts show outdoors	Arts and crafts show outdoors	–	T	T	–	L-1 and L-3.
Christmas tree sales	Christmas tree sales	–	T	T	–	L-1 and L-5.
Civic and community events	Civic and community events	–	T	T	–	L-1 and L-4.
Commercial filming, limited	Commercial filming, limited	–	T	T	–	L-1 and L-4.
Group assembly events	Group assembly events	–	T	T	–	L-1 and L-4.
Live entertainment events	Live entertainment events	–	T	T	–	L-1, L-2 and L-4.
Outdoor exhibits	Outdoor exhibits	–	T	T	–	L-1 and L-4.
Personal property sales	Personal property sales	P	P	P	–	L-6.
Pumpkin sales	Pumpkin sales	–	T	T	–	L-1 and L-5.
Recreational events	Recreational events	–	T	T	–	L-1 and L-4.
Street fairs	Street fairs	T	T	T	T	L-5.
Swap meet	Swap meet	–	T	T	–	L-1 and L-3.
Trade fairs	Trade fairs	–	T	T	–	L-1 and L-3.
Limitations on Specific Use Classifications
L-1	Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050 .	Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050 .	Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050 .	Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050 .	Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050 .	Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050 .
L-2	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.
L-3	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.
L-4	Permitted, subject to a setback of 200 feet from any residential use.	Permitted, subject to a setback of 200 feet from any residential use.	Permitted, subject to a setback of 200 feet from any residential use.	Permitted, subject to a setback of 200 feet from any residential use.	Permitted, subject to a setback of 200 feet from any residential use.	Permitted, subject to a setback of 200 feet from any residential use.
L-5	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.
L-6	Not more than four events during any calendar year for not more than two consecutive days per event.	Not more than four events during any calendar year for not more than two consecutive days per event.	Not more than four events during any calendar year for not more than two consecutive days per event.	Not more than four events during any calendar year for not more than two consecutive days per event.	Not more than four events during any calendar year for not more than two consecutive days per event.	Not more than four events during any calendar year for not more than two consecutive days per event.
L-7	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

(Ord. 978, 11/17/2025)

Exceptions & meaning →

§ 18.20.030. Development Standards for Mixed-Use Districts.¶

A. Table 18.20-B (Development Standards – Mixed-Use Zoning Districts) establishes the development regulations for the MX-N, MX, MX-HD, and MX-VHD zoning districts. Letters in parentheses in the "Additional Development Regulations" column refer to regulations following Table 18.20-B or to regulations located elsewhere in this Chapter.

B. Supplemental Development Standards. Sections applicable to all development in the MX-N, MX, MX-HD, and MX-VHD zoning districts are in Sections 18.25.040 through 18.25.160; they establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing.

C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title:

General Site and Development Standards (Chapter 18.55);
Off-Street Parking and Loading (Chapter 18.80);
Signs (Chapter 18.95);
Nonconforming Provisions (Chapter 18.200); and
Adult Businesses (Chapter 18.60).

Table 18.20-B: Development Standards – Mixed-Use Zoning Districts

Development Standard (minimum unless stated otherwise)	Zoning District	Zoning District	Zoning District	Zoning District	Additional Development Regulations (see corresponding letter in Section 18.20.040 )
Development Standard (minimum unless stated otherwise)	MX-NB	MX	MX-HD	MX-VHD	Additional Development Regulations (see corresponding letter in Section 18.20.040 )
Parcel Dimensions	Parcel Dimensions	Parcel Dimensions	Parcel Dimensions	Parcel Dimensions	Parcel Dimensions
Lot Area (sq. ft.)	7,500	7,500	7,500	7,500
Lot Width (ft)	75	75	75	75
Setbacks	Setbacks	Setbacks	Setbacks	Setbacks	Setbacks
Front (ft)	15	15	10	5	(B.3), (H)
Side Setback (ft)	5	–	–	–	(B.2), (B.3)
Corner Side Setback (ft)	15	10	10	5	(B.3)
Rear Setback (ft)	–	–	5	5	(B.2), (B.3)
Aggregate Side Setback (ft)	–	–	–	–	(B.3)
Creek Setbacks	See Chapter 18.70 regarding creek setbacks.	See Chapter 18.70 regarding creek setbacks.	See Chapter 18.70 regarding creek setbacks.	See Chapter 18.70 regarding creek setbacks.
Scenic Route Setback (ft)	25	25	25	25	Chapter 18.90
Height and Lot Coverage (maximum)	Height and Lot Coverage (maximum)	Height and Lot Coverage (maximum)	Height and Lot Coverage (maximum)	Height and Lot Coverage (maximum)	Height and Lot Coverage (maximum)
Building Height (ft)	35	50	60	85
Gross Floor Area Ratio (commercial)	0.75	0.75	0.75	0.85
Other Standards	Other Standards	Other Standards	Other Standards	Other Standards	Other Standards
Minimum Site Landscaping	25%	15%	15%	15%	(C)
City-Wide Objective Design Standards	Section 18.15.040L	Section 18.15.040L	Section 18.15.040L	Section 18.15.040L	(F)
Employee Eating Area	(E)	(E)	(E)	(E)
Commercial Uses	(A)	(A)	(A)	(A)
Storm Drain Outlets	(G)	(G)	(G)	(G)
Supplemental Regulations	Section 18.20.040 through 18.20.060 and Part 4.	Section 18.20.040 through 18.20.060 and Part 4.	Section 18.20.040 through 18.20.060 and Part 4.	Section 18.20.040 through 18.20.060 and Part 4.
Nonconforming Structures	Section 18.200.040 .	Section 18.200.040 .	Section 18.200.040 .	Section 18.200.040 .

(Ord. 978, 11/17/2025)

Exceptions & meaning →

§ 18.20.040. Additional Development Standards.¶

A. Mixed-Use Projects on Housing Opportunity Sites. All mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, shall dedicate at least 75% of the gross floor area to residential uses.

B. Mixed-Use Commercial Requirement.

General. Mixed-use sites not identified as a housing opportunity site towards part of the Regional Housing Needs Assessment in the Pleasant Hill Sixth Cycle Housing Element (2023-2031) shall include a minimum percentage of commercial based on the total proposed square footage of the project. Table 18.20-C (Mixed-Use Zoning District Commercial Percentage) outlines the minimum percentage of commercial based on specific corridors within the City.

Table 18.20-C Mixed-Use Zoning District Commercial Percentage

25% Commercial Requirement (Of Total Gross Floor Area)	15% Commercial Requirement (Of Total Gross Floor Area)	10% Commercial Requirement (Of Total Gross Floor Area)
Contra Costa Boulevard	Gregory Lane	All remaining areas
Golf Club Drive	Oak Park Boulevard	All remaining areas
Monument Boulevard	Pleasant Hill Road	All remaining areas
Downtown Specific Plan Area	Ellinwood Way	All remaining areas

Exceptions. Any existing single-family use in a mixed-use zone (MX-N, MX, MX-HD, MX-VHD), or the replacement of an existing single-family use with another single-family use, is exempt from compliance with the mixed-use commercial requirement established in Subsection B.1 of this Section and is considered a conforming use, for as long as the existing single-family use continues on the site. This exemption does not apply to:

a. Sites designated as housing opportunity sites in the most recent certified Housing Element.

b. Sites that undergo a lot consolidation with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all use and development standard requirements established in this Chapter.

Reductions. A Use Permit is required for mixed-use developments seeking a reduction to the minimum mixed-use commercial requirements of this Subsection that are not already exempt per Subsection B.2 of this Section. A market/retail feasibility study shall be submitted with the application for the Use Permit justifying the proposed reduction in the commercial requirement and why the required commercial is not feasible or that the net realized benefit to the city will be comparable to the minimum commercial percentage requirement.

C. Mixed-Use Zoning Districts Adjoining Single-Family Residential Zoning Districts. Developments in mixed-use zoning districts that adjoin a single-family residential zoning district shall comply with the following standards:

Planting Area. A continuous planting area at least five feet in width and containing at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential zoning district.
Fences and Walls. A required setback abutting a residential zoning district shall be enclosed by a solid wood, concrete, or masonry wall at least six feet, but not more than eight feet, in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height. See also Section 18.75.020 (Height Limitations).

Figure 18.20-1: Required Walls: Residential Use Abutting Nonresidential Use (The diagram is illustrative)

Setbacks and Stepbacks. In addition to all applicable standards established in this Chapter, mixed-use developments with buildings more than 35 feet in height located on a lot adjacent to a single-family residential zoning district shall incorporate at least one of the following:

a. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet.

b. Additional Side and Rear Setback Area. The required side and rear setbacks shall be increased by one foot for every one foot of building height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year setback lines.

Figure 18.20-2: Additional Setbacks for Buildings Over 35 Feet

D. Minimum Site Landscaping Requirements.

Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.20-B (Development Standards – Mixed-Use Zoning Districts) except as provided in Subsection D.2 of this Section.
Exception. Up to 50% of the required landscaping area may be provided through the use of decorative hardscape and/or pervious pavement areas, with Architectural Review Commission or Planning Commission approval as part of a proposed project.

E. Buildings with Office Space. Buildings that incorporate over 50,000 square feet of office space shall include employee showers, changing rooms, and lockers.

F. City-Wide Objective Design Standards.

In addition to the development standards established in this Chapter, all mixed-use developments where two-thirds of the total gross floor area is dedicated to residential units shall comply with the Multi-Family Residential Objective Design Standards, as adopted by City Council resolution.
If a proposed mixed-use project with two-thirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by State law, the Zoning Administrator shall review the proposed project to verify compliance with the development standards established for mixed-use districts and the objective design standards applicable to such projects. If the proposed project complies with all development and objective design standards, the application shall be processed through a ministerial Architectural Review Permit. If the proposed does not comply with the objective design standards, the application shall be subject to discretionary review through the Architectural Review Permit process, as specified in Chapter 18.120 (Architectural Review Permits).

G. Storm Drains. All storm drain inlets in mixed use zoning districts shall comply with the City's national pollutant discharge elimination system (NPDES) regulations as established in Chapter 15.05.

H. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms.

I. Vehicular Easements. A minimum required setback shall be provided and measured from any public or private vehicular easement boundary on the property.

J. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.20-D (Setback Encroachments for Mixed-Use Zoning Districts).

Table 18.20-D: Setback Encroachments for Mixed-Use Zoning Districts

Improvement	Maximum Allowed Encroachment
Sills, eaves, cornices, canopies, and other similar architectural features eight feet or more above finished grade.	Allowed in setback area
Movable tables, chairs, umbrellas, outdoor heaters.	Allowed in setback area
Movable partitions or planters to define an outdoor seating area not exceeding three feet in height.	Allowed in setback area
Front stoop or porch.	Allowed in setback area
Bicycle racks.	Allowed in setback area
Trees and tree wells.	Allowed in setback area
Planters and planting beds extending not more than 18 inches into the setback area and not more than 18 inches in height above finished grade.	Allowed in setback area
Bay windows, on a foundation or cantilevered, chimneys, or wells for basement windows or stairs, occupying in the aggregate not more than 20% of the length of the side of the structure on which they are located.	Two feet into setback area
Utility structures less than six square feet in size.	Allowed in setback area

K. Windows. Not more than 30% of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Architectural Review Commission. Obstructions more than three feet away from windows are exempt. Product display spaces are allowed subject to review and approval by the Zoning Administrator.

L. Balconies.

Balconies are only allowed on floors above the second floor on mixed-use structures.
Stepback Encroachment. Balconies are only allowed to encroach up to 50% into the required stepback area.

M. Parking Structures.

Parking structures are allowed in the MX-VHD zoning district only as accessory to the primary uses of the site, not as a standalone use.
In addition to the off-street parking and loading regulations in Chapter 18.80 (Off-Street Parking and Loading), parking garages in mixed-use zoning districts shall not be located on the ground floor of a structure unless the structure space designed for residential, commercial, or other nonresidential uses is located between the parking garage and the street. This requirement shall not prevent a parking garage entrance at the ground floor of a structure.

N. Ground Floor Commercial Frontage. Ground floor commercial frontages shall comply with the following:

Create transparent facades with windows or clear glazing for at least 70% of the active frontage length along primary streets or public open spaces and 50% of the active frontage length along secondary streets.
Windows and clear glazing on the ground floor facade shall have no opaque or semi opaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk.
All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50% of primary street building facades, and at least 25 feet deep for a minimum of 50% of secondary street facades.
Fences or plantings between an active frontage and the edge of sidewalk along a primary street shall be a maximum of three feet in height.
Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet.
Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses.

O. Mixed-Use Frontages. All mixed-use buildings shall locate the primary building entrance for commercial uses at the building edge that faces a primary street or a public open space.

P. Access. Any development proposal (excluding single family residential development) submitted after December 17, 2025, for any parcel with a Mixed Use zoning designation abutting Contra Costa Boulevard, Gregory Lane or Oak Park Boulevard shall provide exclusive vehicular and service access from these same streets.

(Ord. 978, 11/17/2025)

Exceptions & meaning →

§ 18.20.050. Outdoor Retail Sales Facilities.¶

Outdoor retail sales facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.120 (Outdoor Sales Facilities).

(Ord. 978, 11/17/2025)

Exceptions & meaning →

§ 18.20.060. Outdoor Donation Collection Facilities.¶

Outdoor donation collection facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.130 (Outdoor Donation Collection Facilities).

(Ord. 978, 11/17/2025)

Exceptions & meaning →

§ 18.20.010. Purpose and Intent of Mixed-Use Districts.¶

§ 18.20.020. Land Use Regulations for Mixed-Use Districts.¶

§ 18.20.030. Development Standards for Mixed-Use Districts.¶

§ 18.20.040. Additional Development Standards.¶

§ 18.20.050. Outdoor Retail Sales Facilities.¶

§ 18.20.060. Outdoor Donation Collection Facilities.¶

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