Chapter 16.26

MIXED USE DISTRICT

Sections:

Tables:

16.26.1 Permitted Uses. 16.26.2 Lot and Structure Standards

The purpose of the MU (Mixed Use) District is to provide for activity centers containing a mixture of commercial, professional office and industrial uses. (Ord. 606, §1, 1999; Ord. 782, §1, 2011)

Table 16.26.1 lists the permitted and conditionally permitted use types in the Mixed Use Zoning District, as defined in Chapter 16.12 Definitions and Use Classification Systems. (Ord. 652, §1, 2002; Ord. 782, §1, 2011)

A. Site Plan Permit. A site plan permit is required for all new projects and any project that includes expanding, substantially modifying or changing an existing use, as defined in Chapter 16.72 (Site Plan Permit Review) of this code.

B. Building Site Area Requirements. All uses must be on a parcel sufficient to provide for the use, open space, landscaping and off street parking.

C. Lots and Structure Standards. Unless otherwise specified, all lots and structures shall comply with the provisions in Table 16.26.2. (Ord. 815, §1, 2014)

D. Enclosed Buildings and Yards. All permitted service and repair uses must be

done wholly within completely enclosed buildings. All permitted storage uses must be done wholly within a completely enclosed yard.

E. Off-Street Parking and Loading. Shall be provided as prescribed in Chapter 16.144 (Parking and Loading) of this code.

F. Landscaping. The minimum landscaping requirements for the mixed-use district shall be determined by the type of development. For example a use that would normally be classified as commercial, as determined by the Director, shall comply with the commercial landscaping requirements and a use that would normally be classified as light industrial, as determined by the Director, shall comply with the industrial landscaping requirements. A landscaping plan for all uses indicating plant species, initial size, location, method of irrigation, and growth characteristics consistent with any adopted standard details must be approved by City Staff prior to issuance of any permits. The required landscaping must be installed prior to final inspection and must be maintained by the property owner. Landscaping and irrigation shall be in compliance with Chapter 16.148 (Landscaping and Irrigation). G. Trash Enclosures. Fully enclosed trash collection areas, with roof structures, must be provided at locations that are readily accessible to occupants and sanitation collectors.

H. Masonry Wall. An eight (8) foot masonry wall must be constructed along the property line that is adjacent to any residential district or any property designated for residential land uses in the General Plan. (Ord. 907, §3, 2021)

I. Sewer and Water. All permitted and conditionally permitted uses must be served by public water, storm and sewer, unless otherwise approved by the City Council. (Ord. 907 §3, 2021)

J. Street Improvements. Street improvements, including but not limited to curb, gutter, sidewalk and drainage facilities,

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16.26.030

are required as a condition for development. This requirement will be based on the impact the development will have on traffic. If the development of the property would have such an impact on traffic that street improvements are required, the property may still be exempt from this requirement if, in the opinion of the Planning Commission, there is some reason why the improvements should not be immediately constructed. In that case, may be deferred upon execution of a deferred street improvement agreement which must be executed between the property owner and the City Council.

impact on traffic that street improvements are required, the property may still be exempt from this requirement if, in the opinion of the Planning Commission, there is some reason why the improvements should not be immediately constructed. In that case, may be deferred upon execution of a deferred street improvement agreement which must be executed between the property owner and the City Council.

K. Loading Docks. Loading docks shall be designed and located on the site so that all trucks have the ability to maneuver on site without intruding into the public right-ofway, or block any driveways, or disturb any parking area circulation. Loading docks shall be designed so that no vehicles are required to back to or from an adjacent street.

L. Pollution Control. All uses shall be planned, developed, conducted, and operated in such a manner that noise, smoke, dust, odors, and waste of any kind is purified to control pollution of air, soil or water to meet the standards or requirements of the planning commission.

M. Air Quality. All emissions are subject to the rules and regulations of the San Joaquin Valley Unified Air Pollution Control District.

all wood and concrete waste material generated as by development shall be separated and removed to an authorized recycling center.

P. Automatic Fire Sprinkler System. Automatic fire sprinkler systems shall be installed in all structures over five thousand (5,000) square feet in size, unless waived by the Fire District or City Council.

Q. Construction Noise. Unless otherwise waived by the City Council, construction activities generating noise above 70db at the property line on any lot adjacent to residential uses shall not occur before 7:00 a.m. or after 7:00 P.M. Monday through Saturday, and before 10:00 a.m. or after 6:00 P.M. on Sunday. (Ord. 606, §1, 1999; Ord. 719 §1, 2005; Ord. 782, §1, 2011)

R. Development Impact Fees. For purposes of determining the applicable development impact fees for projects within the Mixed Use zone, City staff shall make a determination as to whether the project is predominantly commercial, professional office or industrial, and/or whether it is feasible to characterize portions of the project as commercial, professional office or industrial. Based upon this determination, development impact fees as set forth in the Public Facilities Financing Plan will be allocated to the project and shall be imposed at the time of project approval. (Ord. 824, §3, 2015)

a. Surface Preparation, Painting, or Coating Activities. All surface preparation, painting, or coating activities must be conducted entirely within an enclosed building.

N. Odor. All uses must be operated as not to cause odors that are perceptible and offensive to the average person at any residential lot line. Primary and secondary safeguard systems must be provided to control odors. O. Recycling of Wood and Concrete Waste Material. Pursuant to the requirements of AB 939 and local provisions for the diversion of recyclable materials from the waste stream,

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Table 16.26.1

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Table 16.26.2

(Ord. 907 §3, 2021)

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16.28.010