5.7. MIXED-USE ZONING DISTRICTS

This Section provides the development standards for mixed-use districts with residential, office, retail, civic, and other activities that provide a social, healthy, sustainable and economic focus for the County’s communities and commercial corridors. It establishes standards for both horizontal and vertical mixed-use quality development, as well as standards for the review of residential projects located in commercial districts. Three zoness have been tailored to mixed-use developments in the County. They are classified as Neighborhood Mixed-Use Centers (NMC), Community-Regional MixedUse Centers (CMC), and Corridor Mixed-Use Zones (CMZ). These zoning districts could be applied to larger infill sites, “greenfield” projects, or redeveloped commercial sites that lend themselves to pedestrian, bicycle and Transit-Oriented Development (TOD) and provide a mix of two or more uses.

This Section provides an overview of the three mixed-use zones, a description of each zone and their particular purpose, applicable development standards, performance standards, and procedures for review of mixed-use development applications. The standards in this Section do not apply to adopted Specific Plans, Master Plans, SPAs, and other area plans. Consultation with Planning Staff is required prior to filing an application for a mixed-use project. Applicants may choose to propose different

development standards or take alternative approaches through the initiation of a Master Plan or Specific Plan process.

The mixed-use standards in this Section are organized by the following subsections:

• Section 5.7.1 Purpose

• Section 5.7.2 Establishment and Overview of Mixed-Use Zoning Districts

• Section 5.7.3 Development and Performance Standards for Mixed-Use Zoning Districts Section 5.7.4 Project Review and Required Findings

The County’s Design Guidelines, including mixed-use guidelines, should be consulted in conjunction with development standards in this Code. Sections 5.4, 5.5, 5.6, and 5.7 of this Code apply as appropriate for single use residential, commercial, business, industrial, and institutional developments, respectively.

5.7.1.A. Purpose

The purpose of mixed-use zoning districts is to:

1. Accommodate intensities and patterns of development that support active design and transportation choices that include multiple modes of transportation, including walking, bicycling and transit.

2. Provide for a mix of uses and activities that create a healthy, social, sustainable and economic focus for the diverse communities and commercial corridors in the County.

3. Ensure new development enhances established residential neighborhoods and character, provides pedestrian and vehicular connections, and improves the transition between adjacent commercial and residential uses.

4. Provide development standards that are flexible and suited for quality and innovative mixed-use infill in the County’s corridors, phasing out undesired uses and aging or deteriorating commercial areas over time to develop more vibrant, complete and integrated communities.

Three mixed-use zones are established to provide development opportunities for integrated development of complementary uses on the same parcel or contiguous group of parcels. Singular, stand-alone uses shall be permitted when they foster an overall mixture of uses in the zoning district. A wide range of uses and mix of product types is encouraged. Development solely as commercial or residential districts is strongly discouraged. However, phasing of a mix of uses may be permitted, subject to the standards in Section 5.7.4.B. and residential uses are required in all Corridor MixedUse Zones.

5.7.2.A. Neighborhood Mixed-Use Centers

Neighborhood Mixed-Use Centers (NMC) provide for small, village center or mixed-use nodes that offer neighborhood-scaled shopping, service, and employment uses near a transit station or stop, within a walkable (one-quarter to one-half mile) distance to low-, medium-, or high-density residential areas. NMC zoning districts can occur in the context of an existing or planned corridor or neighborhood area. The NMC zoning districts are appropriate at the key intersections of arterial and collector roads, with pedestrian access and connections to adjacent neighborhoods. Uses permitted in this zoning district are intended to provide for the convenience of residents in the surrounding neighborhood area, support making walking or bicycling for daily trips a safe and viable transportation choice, and help reduce the need for trips outside the area for basic goods and services.

The target mix of uses in Table 5.15 is representative of the variety and intensity of different uses, desired from application of the NMC zone to sites of five acres or more. Targets in the table are not expected to be achieved in every case, but are intended to allow a minimum of two or more different uses, tailored to be compatible with the needs and character of the surrounding community.

Table 5.15 Target Mix by Development Emphasis

[1] TOD districts are located adjacent to a light rail transit station or other frequent transit services, and identified in Figure 6 of the TOD Guidelines of the General Plan.

Structures in the NMC zoning district may vary between two to four stories and allow a variety of multifamily housing types, ranging between 10 - 50 dwelling units per acre and vertical mixed-use buildings, designed with ground floor commercial uses and residential units in Table 5.15. Additional development intensities may be permitted with a Conditional Use Permit approved by the Planning Commission. Minimum density and FAR requirements for development adjacent to light rail or bus rapid transit (with 20 minute or better headways) or other frequently serviced transit also apply, as noted in Table 5.17. Refer to the County’s Design Guidelines for representative examples of the scale,

nal development intensities may be permitted with a Conditional Use Permit approved by the Planning Commission. Minimum density and FAR requirements for development adjacent to light rail or bus rapid transit (with 20 minute or better headways) or other frequently serviced transit also apply, as noted in Table 5.17. Refer to the County’s Design Guidelines for representative examples of the scale,

character, and variety of neighborhood centers envisioned for NMC zoning districts. In NMC zoning districts, residences shall be organized to front onto and provide entryways that address the public street and integrate Crime Prevention Through Environmental Design (CPTED) principles of safety. Continuous, well lit walkways connect residential units to common open space, adjacent commercial uses, and surrounding area streets and transit stops.

5.7.2.B. Community-Regional Mixed-Use Centers

Community-Regional Mixed-Use Centers (CMC) provide for more regional-scaled mixed-use centers, adjacent to transit stops, serving several neighborhoods, an entire community, or regional market (more than one community or city). This zoning district allows a variety and mix of retail, office, entertainment, civic, and institutional uses and promotes compact, transit-oriented development along commercial corridors at the intersection of major thoroughfare or arterial roads, or surrounding an urban town center or regional-serving (bus, BRT, or light rail) transit stop. The CMC zoning district is intended to provide flexibility to accommodate different types of regional and transit- oriented centers, including commercial and entertainment centers, main street retail or town centers, and transit-oriented development station areas.

The target mix of uses in Table 5.16 is representative of the intended development, mix, and variety of uses that could result from application of the CMC zoning district to sites of 10 acres or more, as guided by Table 6 in the Land Use Element of the General Plan. Targets in the table are not expected to be achieved in every case, but intended to allow a minimum of two or more different uses that are compatible with the needs of the surrounding community and allow the mixing of uses to be phased into the project to respond to changing market demands.

ng district to sites of 10 acres or more, as guided by Table 6 in the Land Use Element of the General Plan. Targets in the table are not expected to be achieved in every case, but intended to allow a minimum of two or more different uses that are compatible with the needs of the surrounding community and allow the mixing of uses to be phased into the project to respond to changing market demands.

Structures in the CMC zoning district may vary between two to six stories; permit multifamily housing types ranging between 12-100 dwelling units per acre; support commercial development ranging from 0.3 FAR and above; and encourage development of vertical mixed-use buildings, with ground floor commercial uses. Minimum density and FAR requirements for development adjacent to light rail, bus rapid transit, or other frequently serviced transit (with 20 minute or better headways) also apply, as noted in Table 5.17. Refer to the County’s Design Guidelines for representative examples of the scale, character, and variety of community and regional mixed-use centers envisioned for CMC zoning districts. CMC zoning districts provide safe, attractive, and convenient pedestrian and transit access, with good connections and transitions between uses and to surrounding neighborhood areas, as addressed by the performance standards in this Section and the County’s Design Guidelines.

Table 5.16 Target Mix by Development Emphasis

[1] TOD districts are located adjacent to a light rail station and identified in Figure 6 of the TOD Guidelines of the General Plan.

5.7.2.C. Corridor Mixed-Use Zone

The Corridor Mixed-Use Zone (CMZ) promotes infill development of linear commercial or mixed-use areas, within a walkable (one-quarter to one-half mile) distance of mixed-use centers along a major commercial corridor or transit stop. CMZs promote residential uses and other uses that support the development of the surrounding community, while avoiding competition with adjacent centers. Development in CMZs focus on infill residential development and encourage the clustering of uses such as retail, office, business service, and civic uses adjacent to other compatible uses at street intersections or next to existing centers; encourage the integration of well-connected medium- and high-density housing, parks and open space, and civic or neighborhood amenities in the adjacent areas between; and focus on completing public streetscape improvements that make walking or bicycling for daily trips a safe and viable transportation choice while reducing the need for trips outside the area for basic goods and services - all within the corridor or neighborhood area.

ected medium- and high-density housing, parks and open space, and civic or neighborhood amenities in the adjacent areas between; and focus on completing public streetscape improvements that make walking or bicycling for daily trips a safe and viable transportation choice while reducing the need for trips outside the area for basic goods and services - all within the corridor or neighborhood area.

The Target Mix of Uses table is representative of the variety and intensity of different uses, desired from application of the CMZ district on sites of five acres or more. Except for a requirement for residential uses in CMZs, targets in the table are not expected to be achieved in every case, but are intended to allow a minimum of two or more different uses compatible with the needs and character of the surrounding community and responsive to changing market conditions.

Target Mix of Uses Table

This table erroneously is not assigned a table number.

Structures in CMZs may vary from two to five stories, with taller structures encouraged at street intersections; permit multifamily housing types, ranging between 8-50 dwelling units per acre; and support commercial development ranging from 0.25 FAR to 1.5 FAR. Heights, however, are generally no greater than two stories above surrounding uses. Minimum density and FAR requirements for development adjacent to light rail, bus rapid transit, or other frequently accessed transit (with 20 minute or better headways) also apply, as noted in Table 5.17. Development in CMZs provides convenient, safe, and attractive pedestrian connections between adjacent uses, to transit stops, and other community amenities. Streetscape improvements engage and enhance the safety and livability of the street. Refer to the County’s Design Guidelines for representative examples of the scale, character, and variety of development envisioned for CMZ zoning districts.

5.7.3.A. Mixed-Use Development Standards Summary

Table 5.17 provides the development standards for the three mixed-use zoning districts: Neighborhood Mixed-Use Centers (NMC); Community-Regional Mixed-Use Centers (CMC); and Corridor Mixed-Use Zones (CMZ).

Table 5.17 Mixed-Use Development Standards

This table has been split into multiple tables to comply with accessibility requirements. The following eight tables shall all be referred to as a part of Table 5.17.

Density and Intensity Requirements

Minimum Setback Requirements (ft.) [2]

Encroachment Over Sidewalk (Awnings/Bay Windows/Upper Floor)

Building Height (ft.)

Minimum Landscaping Requirements

Trash Recycling Enclosures and Loading Docks

*Alternatives or exceptions to these development standards may be permitted through the Design Review process or granted with a Special Development Permit, in accordance with the standards in Section 6.4.6.

[1] Residential densities of up to 40 dwelling units per acre are permitted by right for development adjacent (within one-quarter mile) of light rail, BRT, or high frequency bus transit station, as defined in Section 5.2.3. Additional density bonuses may also be permitted for the provision of affordable housing, project amenities, proximity to transit, and other special project considerations, as defined in Section 5.2.3, “Density Bonuses and Intensity Increases.” Densities above 40 dwelling units per acre may be permitted, subject to a Conditional Use Permit approved by the Planning Commission. [1A] Minimum density and intensity requirements shall apply for mixed-use development within onehalf mile of a light rail, BRT, or high frequency bus transit station, with 20 minute or better headways, in accordance with the standards in Section 5.2.3.

[2] All setback areas visible from public streets and areas shall be landscaped. Refer to the required landscape requirements in Section 5.2.4.B.

[3] Exceptions for Parcels Adjacent to a Freeway or Scenic Corridor. If the rear yard or interior side yard abuts a freeway or scenic corridor, a minimum 10-foot rear or interior side yard setback shall be provided. The entire 10-foot setback shall be landscaped.

[4] Exceptions for Mechanical Equipment. Mechanical equipment may be located in the required rear or interior side yard, provided no structure or equipment shall occupy more than 200 square feet of the required yard area, or be located within five feet of any property boundary, or extend more than 12 inches above the finished grade. All vents, flues, doorways, or other openings shall be oriented away from the adjacent property boundary. Landscaping shall be provided to screen any portion of such use that extends above ground level.

[5] A six-foot high perimeter fence of brick, concrete, or a masonry material and landscaping shall be installed along the interior boundary lines of all adjoining residential, interim residential, interim estate, recreation, agricultural residential, or interim agricultural zoning districts, as required in Section 5.2.4.

[6] This standard applies to the following abutting single-family residential zoning districts: AR-1, RD-1, RD-2, RD- 3, RD-4, RD-5, and RD-10, except when separated by a street. Lesser setbacks may be approved through Design Review or the issuance of a Special Development Permit.

[7] All required planters and landscaped areas shall be provided according to the standards in Section 5.2.4. Parking lot landscaping shall be provided according to the standards in Section 5.9.

5.7.3.B. Performance Standards for All Mixed-Use Zoning Districts

[AMENDED 12-01-2017][AMENDED 01-12-2019]

The standards that follow are applicable to all mixed-use zoning districts, except where otherwise noted.

1. Permitted Uses and Limitations

Table 3.2 provides the complete list of uses permitted, conditionally permitted, or prohibited in mixed-use zones. All permitted uses must be conducted within completely enclosed buildings, unless otherwise expressly authorized by the Planning Director. This requirement does not apply to off-street parking, loading areas, or outdoor seating or dining areas.

2. Ground Floor Uses

• a. Front Setbacks and Build-To-Lines. Front setbacks shall conform to the front yard setback standards in Table 5.17 and/or determined by taking the average of the front yard setbacks of adjacent buildings on the same or adjacent blocks. Zero-foot setback reductions may also be permitted in the zoning districts identified in Table 5.17 during Design Review, subject to compliance with required public utility easements.

• b. Commercial uses in the NMC zone are limited to the building ground floor and shall occupy a minimum of 1,000 square feet or 25 percent of the net ground floor area (whichever is greater).

3. Off-Street Parking

• a. Off-street parking requirements for mixed-use developments (defined as two dissimilar uses or activities occurring within any one or two or more properties) are provided in Section 5.9, “Parking Standards.”

• b. Off-street parking reductions may be granted, consistent with Section 5.9.5, “Parking Reduction Measures” and the following standards.

  • i. On-street parking may count toward satisfying off-street parking requirements for retail uses and visitor parking spaces at a 1:1 ratio.

  • ii. Developments that provide alternative facilities or programs which serve to reduce parking demand or trips may receive a parking reduction, consistent with the standards in Section 5.9.5 and 5.9.6.

  • iii. The residential portion of mixed-use developments, within one-quarter mile of an existing or planned transit stop, shall follow the parking requirements identified in Table 5.18 and parking reduction measures identified in Table 5.26. Required covered parking may be part of the unit, provided in parking structures, or located in designated parking areas. Shared parking with adjacent uses may be permitted for uncovered parking, as described in Figure 5-12. Refer to Section 5.9 for additional residential parking standards.

the parking requirements identified in Table 5.18 and parking reduction measures identified in Table 5.26. Required covered parking may be part of the unit, provided in parking structures, or located in designated parking areas. Shared parking with adjacent uses may be permitted for uncovered parking, as described in Figure 5-12. Refer to Section 5.9 for additional residential parking standards.

• iv. Mixed-use developments, providing shared parking on the same site or adjoining sites, served by common parking facilities, is encouraged and qualify for a shared parking reduction during Design Review, up to the maximums indicated in the sharing factor matrix in Figure 5-12 and the standards for shared parking in Section 5.9.7.C. The parking reduction is calculated by adding the total number of spaces required by each use or activity and multiplying that total by the reduction factor indicated in the matrix. When three or more functions share parking, the lowest reduction factor shall be used. The total parking reduction for any individual use or activity resulting from the application of the shared parking credit shall not exceed 25 percent.

Figure 5-12 Parking Reduction Matrix

Sharing Factor (% Reduction) Matrix

• c. Parking areas shall be designed so that the visual impacts of parking areas on streets and adjoining properties and conflicts between vehicular and pedestrian circulation are minimized.

4. Streetscape Design and Character

• a. Sidewalks. Sidewalks adjacent to a storefront shall be a minimum of eight feet; a width of 12 feet or greater is encouraged when designed to also accommodate outdoor dining, street furniture and landscaping. Other standards may be approved during Design Review, with a Special Development Permit, or other project approval process.

  • i. Where required, the sidewalk shall extend into private property to fulfill minimum sidewalk width requirements.

  • ii. All sidewalks shall have a minimum clear area of five feet and a minimum width of eight feet that is unobstructed by permanent or nonpermanent objects for the access of pedestrians and people with disabilities.

  • iii. The sidewalk shall also provide a minimum four -f oot-wide street tree/furniture zoning district, located adjacent to the curb and/or building and placed in a manner that does not obstruct the minimum pedestrian access requirement in subsection 5.7.3.B.4.a.(ii). This area is intended for the placement of street trees and street furniture, including seating, streetlights, waste and recyclable receptacles, fire hydrants, traffic signs, newspaper stands, bicycle racks, planters, public utility equipment, and other similar pedestrian amenities.

  • iv. Outdoor dining areas may be located adjacent to the building and shall be a minimum of eight feet in width and shall be required to comply with the clear area provisions, specified in Section 5.7.3.B.4.a.(ii).

• b. Landscaping and Street Trees. Landscaping shall be provided and designed to comply with landscaping standards in Section 5.2.4, and the following standards:

  • i. In residential areas, projects shall comply with the street tree standards for multifamily residential development in Section 5.2.4.B.6.

  • ii. In commercial or mixed-use areas, large canopy street trees shall be required for sidewalks and spaced on average of 30-foot on center and coordinated with the bay spacing and storefront design of the project.

  • iii. Consultation with the County Tree Coordinator on tree species is recommended to achieve the best health and environmental benefits of tree planting.

5. Neighborhood Compatibility for Mixed-Use Centers (NMC and CMC)

• a. Transitions between mixed-use centers and adjacent development shall be provided by utilizing a combination of the following techniques, as applicable:

  • i. Incorporating lower-intensity housing types (i.e. attached or detached townhomes, rowhomes, and duplexes, etc.) along a shared street frontage.

  • ii. Aligning roof top or first-story cornices to generally match those of adjacent buildings, when applicable.

  • iii. Providing required ground floor uses (including occupancy, build-to-lines, and glazing) that address the street.

  • iv. Providing an interconnected system of roads, pedestrian walks or sidewalks that is coordinated and integrated with the surrounding neighborhood area to the greatest extent practicable.

  • v. Providing building and landscaped setbacks as necessary, especially along busy thoroughfare roadways to comply with noise standards in subsection 5.7.3.B.7, and designed to reinforce design concepts along the corridor.

• b. Development located adjacent to a single-family residential neighborhood shall be designed to minimize impacts on adjacent homes by utilizing the following techniques, as applicable.

  • i. Providing building height transitions or step downs. Height – maximum height; compatibility.

  • ii. Limiting exterior lighting to full cut off shielded fixtures and directing lights away from adjacent properties.

• iii. Limiting sources of audible noise (i.e. heating and air conditioning units) from building facades that face lower-intensity uses.

• iv. Arranging windows on new development so as to maintain privacy by avoiding direct lines of sight into adjacent homes.

• v. Locating off-street parking, loading, and service areas away from the shared property line and screening them from adjacent residences; visual screening requirements and other conditions, deemed necessary to prevent adverse impacts, may also be authorized by the Planning Director.

• vi. Limit and screen outdoor activity areas adjacent to single-family homes, particularly in proximity to quiet areas of the home such as bedrooms.

6. Neighborhood Compatibility for Corridor Mixed-Use Zoning Districts

• a. Development in the CMZ zoning district shall be designed to minimize impacts on surrounding neighborhood uses by utilizing the following techniques, as applicable.

• i. Clustering similar commercial and other non-residential uses at intersections or adjacent to existing commercial uses, when possible, with corner and mid-block buildings (for long corridor stretches, 500 feet or greater) oriented to and providing transparency and more eyes on the street.

  • ii. Designing medium to high density residential infill development with residential amenities that preserve the privacy of residents, while promoting walkability and connecting and contributing to the design character along the corridor.

  • iii. Concentrating the tallest buildings along the arterial roadways or thoroughfares of a corridor, at key intersections, and gradually decreasing building height and massing so that new structures on a shared lot line shall not be greater than two stories above surrounding adjacent uses, unless appropriate building height transitions or step downs are provided.

  • iv. Introducing new complete streets to promote pedestrian, bike, and vehicular access and connectivity to the surrounding centers and neighborhoods.

  • v. Providing an interconnected system of roads, pedestrian walks and sidewalks that is coordinated and integrated with the surrounding neighborhood area to the greatest extent practicable.

  • vi. Providing building and landscaped setbacks as necessary, especially along busy thoroughfare roadways to comply with noise standards in subsection 5.7.3.B.7, and designed to reinforce design concepts along the corridor.

• b. Development located adjacent to a single-family residential neighborhood shall be designed to minimize impacts on adjacent homes by utilizing the following techniques, as applicable. i. Providing building height transitions or step downs.

  • ii. Limiting exterior lighting to full cut off shielded fixtures and directing lights away from adjacent properties.

  • iii. Limiting sources of audible noise (i.e. heating and air conditioning units) from building facades that face lower-intensity uses.

  • iv. Arranging windows on new development so as to maintain privacy by avoiding direct lines of site into adjacent homes.

  • v. Locating off-street parking, loading, and service areas away from the shared property line and screening them from adjacent residences. Visual screening requirements and other conditions if deemed necessary to prevent adverse impacts may also be authorized by the Planning Director.

  • vi. Limit and screen outdoor activity areas adjacent to single-family homes, particularly in proximity to quiet areas of the home such as bedrooms.

7. Noise Standards

All mixed-use buildings shall meet County standards contained for noise reduction, including standards for wall penetrations and air spaces between uses, roofs and roof penetrations, windows, sliding glass doors,HVAC systems and ventilation, and other noise reduction measures to achieve an interior nose level of 45dB Ldn or less. Projects that include the construction of residential units within 25 feet of an arterial or thoroughfare (based on roadway classifications defined by the General Plan) right- of-way, shall at the time of Design Review, submit an acoustical analysis demonstrating façade construction will be such that interior noise levels will not exceed 45dB LRdnR under future (cumulative case) traffic conditions.

8. Lighting

Site and street lighting shall comply with Section 5, “Street Light Design” of the Sacramento County Improvement Standards and enhance safety for employees, the public and pedestrians.

9. Signage

Signage design standards for mixed-use development shall comply with Section 5.10, “Sign Regulations” and the following design standards.

• a. Placement and maintenance of project identity signage must be coordinated with the Sacramento County Division of Building Permits and Inspections, comply with ADA requirements, and the signage standards in Section 5.10.

• b. Project identity, wayfinding for autos and pedestrians, and multi-tenant building signage shall be designed and located as part of an overall district signage plan, where required. These signs should reflect the center’s image and design themes; support the graphic identity objectives for the center and adjacent neighborhoods; and the merchandising needs of tenants.

10. Services and Utilities

• a. Trash and Recycling Enclosures.

  • i. All trash and recycling containers and enclosures shall be located within an enclosed masonry area with a surrounding wall at least six feet high and no taller than eight feet in height, with an appropriate solid gate.

  • ii. Trash and recycling enclosure areas shall be designed to the County’s latest stormwater quality source control design standards.

  • iii. There shall be adequate area provided for recycling containers and enclosures. Recycling enclosures shall be located for functional use by occupants and by the disposal and hauling companies, providing collection services. The appropriate authority can allow flexibility on the requirements in this subsection to facilitate the siting and provision of adequate space allocation for recycling collection and storage areas.

e area provided for recycling containers and enclosures. Recycling enclosures shall be located for functional use by occupants and by the disposal and hauling companies, providing collection services. The appropriate authority can allow flexibility on the requirements in this subsection to facilitate the siting and provision of adequate space allocation for recycling collection and storage areas.

• b. Compliance with County Noise Ordinance. All commercial activities, including truck loading, operation of machinery, and human activity areas, located within proximity of a residential or agricultural-residential zone shall comply with the County Noise Ordinance. If complaints are received and non-compliance verified by the Environmental Management Department, then the Planning Director may require the property owner to submit an acoustical study prepared by a qualified acoustical engineer. Said study shall provide recommended physical and operational measures to bring the property into compliance. The Planning Director may require compliance with such measures as a condition of the business license as provided for in SCC Section 4.06.090. This requirement shall be applicable to existing and new commercial uses.

• c. Shopping Carts. All businesses shall comply with Chapter 9.76 of the SCC relating to Unauthorized Use of Shopping Carts.

11. Outdoor Merchandise Displays

[ADDED 01-12-2019]

Within the buildable area of a lot, material, goods, furniture, and appliances, normally used out of doors, which are sold on site, may be allowed to be displayed outdoors during hours of operation when accessory to a permitted use. Displays may be allowed within required setback areas adjacent to roadways with the issuance of a Minor Use Permit; however, displays must maintain a minimum 25foot setback. Displays shall not block vehicular or pedestrian pathways or be located in required parking or landscaped areas.

12. Outdoor Storage

[ADDED 01-12-2019]

Within the buildable area of a lot in the Mixed Use zones, the outdoor storage of goods, if new or in good repair, may be allowed if completely screened from view in accordance with Section 5.2.5.D, “Commercial and Industrial Fences.” Such storage must be accessory to a permitted use and shall not block vehicular or pedestrian pathways or be located in required parking or landscaped areas.

All mixed-use development projects shall be subject to Design Review, in accordance with Section 6.3.2 and the standards that follow.

5.7.4.A. Mixed-Use Development Application

Applicants for a mixed-use project are encouraged to consult with the County in the early design stages of the project. Pre-application meetings are required for all discretionary Design Review projects, prior to submitting an application that may require one or more entitlements such as a Conditional Use Permit, Variance, or a Special Development Permit. Concept design plans or development plans are encouraged to be shared at the pre-application meeting that describe and illustrate the location and quantity of proposed uses; sustainable features, the incorporation of Active Designs as defined in the County’s Design Guidelines, and the layout of pedestrian, vehicular circulation systems, transit facilities, and areas devoted to open space, landscaping, parking, and onsite amenities; and the relationship of the proposed uses to the surrounding areas.

Plans submitted for Design Review shall be in sufficient detail to allow the Design Review Administrator and/or Design Review Advisory Committee to determine the exact nature and extent of the project and it’s consistency with the Design Guidelines. In approving any new Design Review application, project modification, or extension, the DRA/DRAC may impose conditions as reasonably necessary to carry out the intent and purpose of this Section. In addition to the review criteria for

Design Review projects in Section 6.3.2, prior to approval of development plans in the mixed-use zoning district, the DRA/DRAC or other approval body shall make all of the following findings:

1. The proposed development is consistent with the General Plan, applicable Community Plans, and the intent and purpose of the mixed-use zoning districts in this Section.

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

3. The proposed development is harmonious with the surrounding environment and meets the County’s Design Guidelines. Buildings within a mixed-use development project must be compatible with each other and shall be designed as an integrated, unified project.

5.7.4.B. Phasing

For any mixed-use development that is proposed to be constructed in phases, the applicant shall submit a development phasing plan to be reviewed in conjunction with site development plans to be submitted during Design Review. The Site Development Plan shall specify the chronology of development, including structures, public facilities, and infrastructure. The project shall be phased so the supporting public facilities and infrastructure are provided concurrent with their needs and are completed before the occupancy of structures. If the initial phase of development does not include a mix of uses, conditions may be applied to the development plan to ensure that a mix of uses is provided upon ultimate completion of all phases of the project. These conditions may include:

1. Consistency with the standards of this Section;

2. Agreements on time limitations for subsequent development phases;

3. The mix and/or development intensity of uses;

4. Traffic conditions analyzed as part of the development plan; and

5. Noise, safety, or other environmental conditions, or special circumstances of the project.

5.7.4.C. Development Plan Amendments

Revisions to an approved development plan will be subject to the project conditions of the approved project and findings in Section 5.7.4.A. Subsequent development plan review will be required, consistent with the procedures for minor and major amendments and the following criteria:

1. The Planning Director shall determine whether the proposed change to an approved plan is a major or minor amendment.

   • a. Minor amendments may be approved by the Planning Director, without a public hearing. When granting a minor amendment, the Planning Director may impose conditions as

required to mitigate any negative effects of the change.

• b. Major amendments to an approved development plan require a public hearing to be determined by the Planning Commission. When granting an amendment to a development plan, the Planning Commission may impose such additional conditions as may be required to mitigate any negative effects of the change.

2. The project is consistent with the general intent of the zone, including development standards in this Code, unless otherwise approved;

3. The number of residential dwelling units, density, or square footage of a non-residential use or structure, as applicable, does not exceed thresholds for the overall project, including:

   • a. The project does not trigger additional traffic impacts, safety, and traffic congestion, including the effects of traffic conditions on abutting streets, the adequacy of off-street parking facilities, and changes to circulation patterns within the boundaries of the development, when approved; or

   • b. Permitted or approved development densities, intensities, number of dwelling units per acre, and height limitations.

4. Project changes do not trigger any applicable environmental review requirements under CEQA, NEPA, or other laws.

5. The project is consistent with the approved character and nature of uses of the adopted plan. In that determination, the Planning Director may refer the plan revisions to the decision body of the original approval.