Chapter 20.205 — LAND USE AND DEVELOPMENT APPROVAL

The purpose of this chapter is to establish the process and standards for the regulation of land uses as applicable to all Zones applied to all real property within the City. No land use or building may be permitted, established, constructed, or modified unless the provisions of this chapter and those of the applicable Zone are in full compliance with this Zoning Ordinance and the applicable conditions of approval. Specific procedures are located in Chapter 20.500 (Permits and Applications Process).

Section 20.205.020 - Applicability

The land use provisions and regulations established by this chapter, as implemented by the Zone regulations, shall apply to all land uses, activities, structures, development, modification, redevelopment, and subdivisions within the City. All land uses and structures shall be established, constructed, reconstructed, altered, and/or replaced in compliance with the provisions of this Zoning Ordinance.

All land uses and structures shall be established, constructed, reconstructed, altered, or replaced in compliance with the provisions of this Zoning Ordinance and the regulations of the applicable Zone as established by the Zoning Map. All land uses and structures shall conform to the purpose and intent of the applicable Zone, and shall be conducted in such a manner as not to become obnoxious by reason of refuse matter, odor, dust, smoke, noise, light, vibration, and/or maintenance of grounds or buildings, or have a detrimental effect on permissible adjacent uses.

A.

Allowable Land Uses. Table 20.205-1 identifies the permit types and review references applicable to all Zones. Land use tables for each Zone identify allowed land uses within that Zone, consistent with Table 20.205-1 permit types.

B.

Permit Conditions and Approval Requirements. Prior to the establishment or construction of any land use or structure, the applicant shall do the following:

•

Meet the approval process, acquire all Zone requirements, and meet all procedural elements set forth in Table 20.205-1 and Chapter 20.500 (Permits and Application Process).

•

Comply with all applicable federal, state, and local laws applicable to the establishment, construction, and operation of the land use or structure.

•

Comply with all regulations of the applicable Zone, development standards of this Zoning Ordinance, and all other applicable general or use-specific provisions of this Zoning Ordinance.

•

Land uses and structures shall only be proposed, established, or constructed on a legally created parcel created in compliance with the Subdivision Map Act and the City's Subdivision Ordinance.

Table 20.205-1

General Land Use Permit Types and Processes

Note: Any land use authorized through a permit approval process may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by this Code. For unlisted and similar uses not regulated by a permit type, see Section 20.205.030.C (Unlisted and Similar Compatible Uses).

C.

Unlisted or Similar Compatible Uses. Any land use not specifically listed in the permitted uses table of the applicable Zone shall be prohibited, except as modified by this section.

1.

The Director shall have the authority to determine whether the proposed use may be permitted based on the finding that the proposed use meets all of the following:

•

Is substantially similar in character and activity to a listed permitted use.

Is compatible with the purpose and intent of the Zone.

•

Has similar traffic, noise, light, and odor impacts as a listed permitted use.

•

Will not be a nuisance to or hinder the full development of an existing use.

•

Would be consistent with the General Plan and any applicable Specific Plan.

2.

Technical evidence and scientific means, when available, shall be considered in determining the form and intensity of performance standards typically associated with any identifiable type of the use in question. When the Director makes findings in writing that a proposed unlisted use is similar and compatible to a listed use, the proposed use will be treated in the same regulatory and permitting manner as the "similar use," and shall be subject to all applicable standards and requirements of this Zoning Ordinance.

3.

These unlisted or similar compatible use provisions shall not apply to permitted land uses in the MU-3 (SP) or MU-4 (SP) Zone. Permitted land uses in these Zones are not identified by this Zoning Ordinance and shall be identified during the required Specific Plan process.

D.

Prohibited Uses. For the purpose of conserving public health, safety and general welfare, land uses listed in this section are prohibited within any Zone in the City. These uses shall be prohibited outright and not subject to the Director's discretion. The City is a community in the larger North County area and within the San Diego County metropolitan region, which comprises a broader economic area for industry and commerce. The combination of San Diego County's zoning requirements and the zoning requirements of the various cities within the county provide full provision for all types of uses necessary for development. The following land uses and business activities are prohibited in all Zones within the City:

•

Automotive wrecking yards

•

Hookah retailers or lounges

•

Salvage and scrap yards

•

Swap meets

•

Commercial Cannabis Activity

•

Cannabis Cultivation, Outdoor

E.

Highest Permit Level Requirement. Where a proposed project includes multiple land uses or project elements requiring different permit levels within the Zone, all permits shall be processed concurrently, subject to review and approval at the highest level of required review authority. The highest designated approving authority for all requested permits shall take final action on all permits.

(Ord. No. 2016-1423, 3-8-2016; Ord. No. 2017-1453, § 2(Exh. A), 11-14-2017; Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.205.040 - Limitation of Land Use

In compliance with the provisions of this Zoning Ordinance, no building or structure shall be erected, reconstructed, or structurally altered, moved, enlarged, or rebuilt in a manner that does any of the following:

•

Is not sited on a parcel or building site that conforms with the regulations of the applicable Zone and this Zoning Ordinance.

•

Does not conform to the standards of the Transitional Zone, where applicable.

•

Exceeds the height established for the Zone, unless otherwise modified by Chapter 20.345 (Nonconforming Uses and Structures) or this Zoning Ordinance.

•

Reduces or encroaches upon the designated minimum setback area surrounding a building, except in conformity with the building site requirements and regulations established for the Zone.

CHAPTER 20.210 - AGRICULTURAL ZONES

Section 20.210.010 - Purpose of Chapter

The purpose of this chapter is to specify the allowable uses, requirements, and development standards within the Agricultural Zones as established by the Zoning Map, and specifically to accomplish the following:

A.

Provide for private and commercial activities related to agriculture, horticulture, and animal keeping in a setting that insulates said activities from impacting surrounding uses.

B.

Accommodate for rural residential development on large lots in a manner compatible with agricultural and horticultural uses.

C.

Protect the viability of the productive agricultural industry of the City.

Section 20.210.020 - Description of Agricultural Zones

In addition to the purposes of this Zoning Ordinance and chapter, the purpose of each Agricultural Zone follows:

A.

Agriculture 1 (A-1) Zone. To provide a low-intensity Agricultural Zone that is consistent in character with larger residential areas. This Zone is suitable for low-density residential hillside development. The A-1 Zone is intended to implement and be consistent with the Agricultural Residential (AG) land use designation of the General Plan.

B.

Agriculture 2 (A-2) Zone. To provide lands for medium-intensity horticulture and agriculture for the production of plants and crops and raising of animals. This area may be suitable for the inclusion of bed and breakfasts and other low-intensity commercial compatible uses, provided there are appropriate setbacks from residential uses. The A-2 Zone is intended to implement and be consistent with the Agricultural Residential (AG) land use designation of the General Plan.

C.

Agriculture 3 (A-3) Zone. To provide lands suitable for intensive crop production and processing and animal use, and may be suitable for renewable energy facilities. This is the most intensive agricultural Zone. The A- 3 Zone is intended to implement and be consistent with the Hillside Residential 1 (HR1) land use designation of the General Plan.

Land use permissions, as detailed in Table 20.210-1, and the regulations and development standards of this chapter, shall be applicable to all existing and new uses, structures, and activities within the A-1, A-2, and A-3 Zones.

Section 20.210.040 - Allowable Agricultural Uses and Permit Requirements

A.

Permit Requirements. Table 20.210-1 identifies the types of land use permits required to establish land uses in the Agricultural Zones, consistent with this Zoning Ordinance. All permit requirements shall be subject to the process standards of Chapter 20.500 (Permits and Application Process).

Table 20.210-1

Permit Requirement Types and Processes

Note: Any land use authorized through a permit approval process identified may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by the Municipal Code. For unlisted and similar uses, see Section 20.205.030.C (Unlisted and Similar Compatible Uses). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

B.

Agricultural Land Uses. Table 20.210-2 identifies the permitted land uses in all Agricultural Zones. Permitted uses in Agricultural Zones are primarily related to the raising of plants, crops, and animals, but may include accessory uses such as residential units, produce stands, animal keeping, and other uses when these uses are clearly related to the primary agricultural uses.

1.

Support services and processing activities not listed in Table 20.210-2 but accessory to the primary agricultural use may be proposed and processed through a Conditional Use Permit (CUP). Findings of necessity, compatibility, and appropriate site and use design shall be required for approval of the CUP.

C.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.210-2; refer to the referenced sections for additional operational standards and regulations applicable to the use. All land uses are also subject to all of the following standards: Chapters 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), and 20.400 (Specific Use Standards).

D.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.030.C (Unlisted or Similar Compatible Uses), the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

Table 20.210-2

Agricultural Zone Permitted Uses

;sz=8q; Notes: See Table 20.210-1 for definitions.

1. ;hg;All land uses are subject to the following standards: Chapters 20.320 (Signs on Private Property),

20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), and 20.400 (Specific Use Standards).

2. ;hg;Business, including merchandising and sales, shall be conducted entirely within an enclosed building, except as identified in Table 20.210-2, where outdoor business is permitted subject to a Use Permit.

3. ;hg;A Director's Permit (DP) shall be required for the establishment of the land use in an existing building. A Conditional Use Permit (CUP) shall be required for the establishment of a use in conjunction with a new building (development of the building in conjunction with the use).

E.

Outdoor Lighting. Any outdoor lighting affiliated with a non-residential, accessory, or animal use noted in Table 20.215-2 shall require a Director's Permit (DP) to ensure compatibility with adjacent uses. This may include sport courts and horse arenas. All other lighting shall be consistent with Section 20.300.080 (Light and Glare Standards).

(Ord. 2017-1445, 7/11/2017 - Amended; Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022; Ord. No. 2022-1527, § 2(Exh. A), 10-25-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.210.050 - Agricultural Zone Development Standards

A.

Development Standard Compliance. The design, construction, or establishment of all new and existing land uses, development of structures, and site improvements in Agricultural (A) Zones shall conform to the regulations of Table 20.210-3. Principal and accessory structures shall meet the same development standards unless otherwise modified by this Zoning Ordinance.

B.

Lot Averaging. Lot averaging, consistent with Section 20.300.030 (Lot Averaging), shall be permitted in the A Zones subject to a CUP.

C.

Gross Slope/Acreage Analysis. Minimum lot sizes shall be determined based on slope calculations subject to Section 20.300.040 (Gross Slope/Acreage Analysis). Table 20.210-3 identified minimum lot areas.

D.

Permitted Projections. See Section 20.300.020.G (Permitted Encroachment Standards) for permitted projection standards relevant to Agricultural Zones.

Table 20.210-3

Agricultural (A-1, A-2, A-3) Development Standards

;sz=8q; Notes: PL= Property Line

1. ;hg;All standards are minimums unless otherwise noted.

2. ;hg;Setbacks shall be measured from back of ROW.

3. ;hg;All lot development and setbacks shall be subject to the provisions of Section 20.300.060 (Special Setbacks for General Plan Routes); where standards conflict, the largest standard shall prevail.

4. ;hg;Minimum lot sizes are net area; reciprocal access easements are not included in net area.

(Ord. No. 2022-1527, § 2(Exh. A), 10-25-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.210.060 - Performance Standards

A.

Architectural Compatibility. All buildings, including secondary and accessory structures, walls, and fences, located on a building site shall be designed and constructed to be architecturally compatible with the primary building subject to Planning Director review. See Chapter 20.335 (Walls and Fences) for additional standards.

B.

Ancillary Retail Sales. Ancillary retail sales directly associated with the agricultural production or brand of the primary land use shall be allowed in conjunction with any land use permitted or conditionally permitted by this chapter.

C.

Sales Stands. Sales stands located on Agricultural (A) Zone property shall be limited to the sale of on-site agriculture/horticulture, fruits, vegetables, and flowers only. The maximum size of the sales stand shall not exceed two hundred (200) square feet.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

CHAPTER 20.215 - RESIDENTIAL ZONES

Section 20.215.010 - Purpose of Chapter

The purpose of this chapter is to specify the allowable uses, requirements, and development standards within the Residential Zones as established by the Zoning Map, and specifically to accomplish the following:

A.

Establish Residential Zones to provide areas suitable for residential-only and estate living configurations that minimize the impacts from adjacent uses.

B.

Facilitate a range of housing opportunities for single-family detached and multifamily attached dwelling units consistent with the existing residential character of the City.

Section 20.215.020 - Purpose of Residential Zones

In addition to the purposes of this Zoning Ordinance and Chapter, the purpose and description of each Residential Zone are as follows:

A.

Single-Family Zones.

1.

Estate (R-1-20) Zone. To provide for single-family detached homes on lots of 20,000 square feet or greater, for a maximum density of two (2) units per one (1) acre. This Zone provides for estate and ranch-style homes with associated rural uses. The R-1-20 Zone is intended to implement and be consistent with the Rural Residential (RR) land use designation of the General Plan.

2.

Residential Low (R-1-10) Zone. To provide for single-family detached homes on lots of 10,000 square feet or greater, for a maximum density of four (4) units per one (1) acre. This Zone provides for low-density living

on large lots. The R-1-10 Zone is intended to implement and is consistent with the Very Low Density Residential (VLDR) land use designation of the General Plan.

3.

Residential 1 (R-1-7.5) Zone. To provide for areas of single-family detached homes and related accessory uses exclusively. This Zone is intended for traditional subdivision layouts on lots of 7,500 square feet or greater, for a maximum density of eight (8) units per one (1) acre. The R-1-7.5 Zone is intended to implement and be consistent with the Low Density Residential (LDR) land use designation of the General Plan.

4.

Residential 2 (R-2) Zone. To provide for low-density, single-family attached homes as a traditional subdivision or as a multi-family development with detached condominium homes or small lot single-family homes as well as duplex, 3-unit, and 4-unit buildings that are suitable in massing and character for inclusion in single-family detached neighborhoods, on lots of 3,500 square feet or greater, for a maximum density of twelve (12) units per one (1) acre. The R-2 Zone is intended to implement and be consistent with the Low Medium Density Residential (LMDR) land use designations of the General Plan.

B.

Multifamily Zones.

1.

Residential 3 (R-3-6) Zone. To provide for higher-density multifamily attached homes such as apartments, rowhouses, townhomes, motorcourts, and condominiums at a density of twenty [and one-tenth] (20.1) to thirty (30) dwelling units per acre (du/ac). The R-3-6 Zone is intended to implement and be consistent with the Medium High Density Residential (MHDR) land use designation of the General Plan.

2.

Residential 3 (R-3-10) Zone. To provide for medium-density multifamily living at a density of twelve and one-tenth (12.1) to twenty (20) du/ac in a setting located in close proximity to services and bus lines with the opportunity for compatible boarding home and hotel uses. The R-3-10 Zone is intended to implement and be consistent with the Medium Density Residential 1 (MDR1) and Medium Density Residential 2 (MDR2) land use designation of the General Plan.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.215.030 - Applicability

Land use permit requirements, as detailed in Table 20.215-1, and the regulations and development standards of this section shall be applicable to all existing and new uses, structures, modifications, additions, and activities within the Residential Zones.

Table 20.215-1

Permit Requirement Types and Processes

;sz=8q; Note: Any land use authorized through a permit approval process may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by this Code. For unlisted and similar uses, see Section 20.205.030.C (Unlisted and Similar Compatible Uses). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

(Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022)

Section 20.215.040 - Allowable Residential Uses

A.

Permit Requirements. Table 20.215-1 identifies the types of land use permits required to establish land uses in the Residential (R) Zones, consistent with this Zoning Ordinance.

B.

Residential Land Uses. Permitted uses in the Residential Zones shall be for the express purpose of establishing and protecting residential living environments from the impacts and nuisance of non-residential uses. Table 20.215-2 identifies the permitted land uses and required permit types in all Residential Zones. Residential uses are intended to be the primary permitted use in all Residential Zones. See Figures 20.2151 through 20.215-5 for graphic representations of Zone development standards.

C.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.215-2; refer to the referenced sections for additional operational standards and regulations applicable to the use. All land uses are also subject to all of the following standards: Chapters 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), 20.400 (Specific Use Standards), and 20.515 (Site Development Plan Review), 20.410 (Accessory Dwelling Units and Accessory Structures), and 20.470 (TwoUnit Residential Developments).

D.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.030.C (Unlisted and Similar Compatible Uses), the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

Table 20.215-2

Residential District Use Classifications

Notes:

See Table 20.215-1 for permit types.

2. ;hg;Limited to development with detached homes: small lot single-family homes, attached single-family homes, duplexes, and 3-unit buildings and/or 4-unit buildings designed in massing/character to appear as a single-family home, except where modified by a Planned Residential Development.

E.

Site Development Plan Review Required. All attached residential developments, including all projects that comply with the allowed land use and development standards of this chapter, shall be submitted for Site Development Plan Review to the Planning Division; see Chapter 20.515 (Site Development Plan Review).

Multifamily Site Development Plan Review and a Planning Commission hearing is required for all projects applications of two (2) to nine (9) units in the R-2 and R-3 Zones.

2.

Multifamily Site Development Plan Review and hearing before the Planning Commission and City Council are required for all project applications for ten (10) or more units in the R-2 and R-3 Zones.

F.

Planned Residential Development. A CUP for a PRD may be permitted in all the Residential (R) Zones; see Chapter 20.435 (Planned Residential Development).

Within a PRD, single-family detached, single-family attached, duplex, and multifamily dwellings in a range of configurations may be permitted. These configurations may include a standard subdivision; alley loaded, cluster, or small-lot development; or courtyard site plans.

G.

Outdoor Lighting. Any outdoor lighting affiliated with a non-residential, accessory, or animal use noted in Table 2.215-2 shall require a Director's Permit (DP) to ensure compatibility with adjacent uses. This may include sport courts and horse arenas. All other lighting shall be consistent with Section 20.300.080 (Light and Glare Standards).

H.

On-Site Agricultural/Horticultural Activities.

1.

Within the R-1 Zones, non-commercial gardens for the raising of vegetables, flowers, fruit and nut trees, vines, and ornamental trees and shrubs is permitted by right.

2.

Within the R-1-20 Zone, agricultural and horticultural activities may be allowed, subject to a DP. Such activities may include commercial, wholesale, greenhouses, and nurseries for producing vines, trees, and other horticultural stock.

3.

On-site packaging and processing shall not be permitted, even if conducted within a residence or accessory structure.

(Ord. 2017-1445, 7/11/2017 - Amended; Ord. No. 2021-1510, § 4(Exh. 3), 12-14-2021; Ord. No. 2021-1511, § 4(Exh. 3), 1-11-2022; Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022; Ord. No. 2022-1527, § 2(Exh. A), 1025-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.215.050 - Residential Development Standards

A.

Development Standard Compliance. The new development, design, construction, or establishment of land uses, and alterations to existing land uses, structures, and sites within Residential Zones shall conform to the regulations of Tables 20.215-3 and 20.215-4. Principal and accessory structures shall meet the same development standards unless otherwise modified by this Zoning Ordinance. See Figures 20.215-1 through 20.215-5 for setback measurement standards by Zone.

ction, or establishment of land uses, and alterations to existing land uses, structures, and sites within Residential Zones shall conform to the regulations of Tables 20.215-3 and 20.215-4. Principal and accessory structures shall meet the same development standards unless otherwise modified by this Zoning Ordinance. See Figures 20.215-1 through 20.215-5 for setback measurement standards by Zone.

Table 20.215-3

R-1 and R-2 Development Standards

One Street Tree 20.330 (Water Efficient Landscape Standards) Required per Lot

• ;sz=8q; Notes:

1. ;hg;All standards are minimums unless otherwise noted.

2. ;hg;Dwelling units per gross acre; density may increase to maximum of eight (8.0) du/ac. with a PRD

3. ;hg;Interior dimension from exterior wall to exterior wall

4. ;hg;Subject to gross slope/acreage analysis, Section 20.300.040 (Gross Slope/Acreage Analysis).

5. ;hg;Setbacks shall be measured from back of ROW.

6. ;hg;All lot development and setbacks shall be subject to the provisions of Section 20.300.060 (Special Setbacks for General Plan Routes); where standards conflict, the largest standard shall prevail.

7. ;hg;Minimum lot sizes are net area; reciprocal access easements not included.

==> picture [254 x 21] intentionally omitted <==

----- Start of picture text -----
Figure 20.215-1R-1-20 Zone Development StandardsSee Table
20.215-3 for standards.
----- End of picture text -----

==> picture [193 x 249] intentionally omitted <==

Figure 20.215-2R-1-10 Zone Development StandardsSee Table 20.215-3 for standards.

==> picture [205 x 273] intentionally omitted <==

Table 20.215-4

R-3 and Attached Residential Development Standards

Notes:

All standards are minimums unless otherwise noted.

2. ;hg;Setbacks shall be measured from back of ROW.

3. ;hg;All lot development and setbacks shall be subject to the provisions of Section 20.300.060 (Special Setbacks for General Plan Routes); where standards conflict, the largest standard shall prevail.

4. ;hg;Minimum lot sizes are net area; reciprocal access easements not included.

==> picture [181 x 555] intentionally omitted <==

==> picture [229 x 266] intentionally omitted <==

Figure 20.215-5 R-3-10 Zone Development Standards.

==> picture [337 x 229] intentionally omitted <==

Figure 20.215-6

R-2 Zone Development Standards

See Table 20.215-3 for standards.

==> picture [336 x 270] intentionally omitted <==

B.

Permitted Projections. See Section 20.300.020.G (Permitted Encroachment Standards) for permitted projection standards relevant to Residential Zones.

C.

Other Site Features. Accessory dwelling units and accessory structure placement and encroachments shall be governed by Chapter 20.410 (Accessory Dwelling Units and Accessory Structures). Two-unit residential

development placement and encroachments shall be governed by Chapter 20.470 (Two-Unit Residential Development).

D.

Lot Averaging. Lot averaging, consistent with Section 20.300.030 (Lot Averaging), shall be permitted in the R-1-20, R-1-10, and R-1-7.5 Zones, subject to a CUP.

E.

Gross Slope/Acreage Analysis. Minimum lot sizes in the Single-Family Zones shall be determined based on slope calculations subject to Section 20.300.040 (Gross Slope/Acreage Analysis) and minimum lot areas of Table 20.215-3.

F.

Architectural Compatibility. All buildings, including secondary and accessory structures, walls, and fences located on a building site, shall be designed and constructed to be architecturally compatible with the primary residential building. Thematic architectural design shall be evident for all structures on a site.

(Ord. 2017-1445, 7/11/2017; Ord. No. 2021-1510, § 4(Exh. 3), 12-14-2021; Ord. No. 2021-1511, § 4(Exh. 3), 1-11-2022; Ord. No. 2022-1527, § 2(Exh. A), 10-25-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.215.060 - Multifamily Residential Development Design Guidelines

The standards of this section are intended to facilitate development of superior-quality multifamily housing that is sensitive to the surrounding properties and enhances the quality of life in San Marcos. Design guidelines and criteria for multifamily residential housing are provided to ensure that quality architectural design and construction are achieved from project inception to completion. The following guidelines shall be used to encourage multifamily design to be functional in use, to be enhanced by architecturally pleasing massing and building orientations, and to maximize open space areas and other facilities.

A.

Applicability. This section pertains to the development and establishment of new land uses, all conversions of units within the R-2 and R-3 Zones, and all attached PRD residential development in any Residential Zone.

1.

Prior to project design and application, a pre-application meeting with the applicant/representative and City staff shall be required to discuss guideline criteria and specific project application direction.

2.

Criteria in this section shall be used in conjunction with site development review criteria as set forth in Chapter 20.515 (Site Development Plan Review) of this Zoning Ordinance.

Residential care facilities are exempted from the remaining provisions of this section. Design requirements for such facilities shall be identified during the pre-application process, and reviewed during Site Development Plan Review.

B.

Multifamily Open Space Standards. The following open space criteria, subject to requirements of Table 20.215-4, shall be incorporated into the design of multifamily residential projects regardless of Zone:

1.

Private open space is for the private use of individual dwelling units; minimum requirements are established by Table 20.215-4.

2.

Common open space is required for all multifamily projects, in addition to private open space. Common open space can be natural or improved, and shall include at least three (3) of the following on-site amenities:

3.

Common walkways and bike paths shall be used in the calculation of common open space.

4.

The following areas shall not be considered as usable open space:

5.

Recreational facilities shall be located and/or designed to minimize noise and visual conflicts from adjacent properties.

C.

Child Play Area Amenities. Children's play areas (tot-lots) shall be incorporated into the design of multifamily housing projects, per the following criteria. Play areas and tot-lots shall qualify as common open space where the following minimum requirements are met:

1.

For every twenty-five (25) dwelling units, one (1) tot-lot shall be required (see Image 20.215-1).

==> picture [205 x 108] intentionally omitted <==

a.

Minimum four hundred (400)square-foot usable area.

Image 20.215-1

Child play area shall be provided in centrally located areas of multifamily projects.

b.

"Leftover" land area in the project shall not qualify.

c.

Tot lots may be combined into larger areas as approved by the Planning Director.

2.

For projects of fifty (50) or more units, tot-lots shall be spaced a minimum of one hundred twenty (120) feet apart. The tot-lot spacing standard may be reduced based on site design characteristics, as determined by the Director.

3.

Projects of seventy-five (75) or more units shall provide an additional usable recreation area, in addition to the area required by Sections 20.215.060.C.1 and 2 above, and/or facilities that contain a level play area with a minimum area of eight hundred (800) square feet.

4.

All tot-lot areas shall be effectively buffered and/or fenced from adjacent street or parking areas.

5.

All tot-lots shall be equipped with at least two (2) of the following elements: sandbox, climb bars/structure, a slide, swings, seesaw, or other appropriate play equipment.

6.

To minimize street crossings, tot-lots shall be located in central areas of the project or distributed in "centrally located" portions of the residential project and in close proximity to the dwelling units.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.215.070 - Multifamily Operational Standards

Consistent with Section 20.215.060.A (Applicability), the following operations standards shall apply:

A.

On-Site Circulation.

1.

For projects of twenty-five (25) units or more, a display and unit location map shall be installed at each major driveway entrance and any major walkway entrance to the project as an aid to emergency personnel and a convenience to visitors. An auto turnout lane shall be provided adjacent to the directory map to eliminate blocking the driveway entrance.

2.

Central pedestrian/bike paths shall provide convenient access to bus stops, green belts, and public facilities. Walkway systems within the project can be linear or meandering systems, in keeping with the architectural building style.

3.

Pedestrian crossings shall be provided at appropriate locations along main drives, and shall be accentuated by a change in surface textures. The minimum width dimension of any on-site walkway shall be four (4) feet wide, unless otherwise waived or modified by the Director or Site Development Plan Review board.

4.

Walkway connections between buildings and street sidewalks are encouraged.

5.

Walkways adjacent to automobile parking spaces shall be wide enough to maintain a four (4)-foot-wide clear walking surface free from the intrusion of front bumper overhangs.

6.

Parking requirements and standards for multifamily developments are addressed in Chapter 20.340 (OffStreet Parking and Loading).

B.

Mechanical Equipment.

1.

All mechanical equipment, vents and meters (including public utility boxes) shall be attractively screened by an enclosure structure that is architecturally similar to the residential unit style and appearance, or located within utility closets where feasible.

Exterior air conditioning units shall be screened and architecturally harmonious with the building exterior color and finishes.

3.

Rooftop vents shall be painted a color that is the same as the roof color and finish materials. Such vents and rooftop mechanical units should be located away from the building elevations that have street frontage, whenever and wherever possible.

C.

Laundry Facilities Required. All developments of five (5) units or more shall be required to provide a laundry room, unless laundry facilities are provided within each unit.

D.

Storage. Multifamily dwellings shall provide adequate on-site storage in areas screened from view.

1.

Units with assigned enclosed garages shall be exempt from this requirement, provided that areas of the garage to be used as storage do not detract square footage from the required area to park a car; see Chapter 20.340 (Off-Street Parking and Loading).

2.

Multifamily residential dwelling units that do not have enclosed garages are required to provide a minimum of fifty (50) square feet of enclosed exterior storage for each unit (minimum of two hundred (200) cubic feet).

a.

These storage areas shall be provided adjacent to the living unit or carport. Hanging storage lockers over vehicles parked in carports shall be permitted only when said storage directly abuts a solid, full-height partition, and when additional ground-mounted storage is provided at the unit itself.

b.

Balcony and patio areas shall not be considered storage area meeting this requirement; storage is not permitted in balcony or patio areas.

E.

Mailboxes.

1.

Mailboxes should be located in highly visible, heavy-use areas for convenience and safety purposes. Dedicated mail truck area may be required by the postal service.

Incorporation of the project's architectural design features is strongly encouraged.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.215.080 - Multifamily Building Design and Orientation Guidelines

Multifamily attached building arrangements should function like individual small neighborhoods. Successful design of multifamily developments balances site planning, architectural design, and massing with open space and pathways to create a cohesive, enjoyable neighborhood. To achieve this design intent, consistent with the applicability identified in Section 20.215.060.A, each of the following design categories shall be addressed in all R-2 and R-3 multifamily projects:

A.

Site Planning and Building Orientation. Site planning for all multifamily developments shall do the following:

1.

Consider optimum solar orientation of structures.

2.

Minimize the incidences of one (1) building shading another.

3.

Orient private outdoor or garden areas toward the south as reasonably feasible.

4.

Minimize overlook of private backyards and patio areas from second-story units and windows.

5.

Design and orient buildings adjacent to public streets to promote "eyes on the street" and minimize the likelihood of on-street parking by residents; see Image 20.215-2.

B.

Building Form and Relief. The following features shall be used in building and site design:

1.

Orient buildings to create pedestrian pathways and active spaces (paseo, park, plaza, pocket park, or open space feature) interior to the project.

a.

Pedestrian/common open spaces shall be directly and logically connected to exterior streets.

b.

Orient windows, entries, and architectural features toward these spaces to activate the space and maintain safety; see Image 20.215-3.

c.

Vary building height, roof heights, or roof forms to create visual breaks in the roof line; see Image 20.215-4.

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Image
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20.215-2Orient buildings toward adjacent public streets and layer wall planes for
architectural interest.
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Image 20.215-3Orient windows and entry doors toward active streets or open spaces; vary building massing and roof lines to create interest along the street and pathways.

2.

Use varied massing to reduce building scale and monotony of form; see Image 20.215-5. Incorporate the following techniques in every multifamily project:

a.

Incorporate stepped massing between stories within the same building or between building plans.

b.

Use layered wall planes and building projection offsets.

c.

Stagger units at different setbacks.

d.

Design landscaping to add depth and variation in building elevations and layout.

C.

Site Features. Site-enhancing architectural features and supporting elements shall be incorporated into each multifamily residential project. These can include the following features:

Architectural elements: tower structures, gated entries, or other similar architectural features; see Image 20.215-4.

2.

Display elements: identification monuments, fountains, reflecting ponds or pools, and entry statement walls.

3.

Open space elements: private recreational open space areas and/or facilities, plazas, greenbelts.

4.

Landscape elements: enhanced fences and/or driveways and special landscape treatments.

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==> picture [181 x 116] intentionally omitted <==

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Image
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Image 20.21520.215-4Varied building heights and roof forms with stepped massing elements and 5Architectural projections and varied wall planes reduce building scale and create staggered front setbacks create a visually interesting building. interest along the elevation.

D.

Architectural Projections. Architectural projections create shadows and provide strong visual focal points for design. The design, materials, and colors of buildings within a project shall use varied materials that complement one another. The project shall be harmonious with surrounding properties/structures. Use of projections is encouraged and may include the following:

1.

Functional massing elements such as balconies, porch elements, eave overhangs, and projecting secondor third-story masses.

2.

Architectural massing elements such as towers, bay windows, recessed windows, and shed roof elements.

3.

Aesthetic elements such as Bermuda shutters, awnings, and window/door surrounds.

4.

Other compatible features.

E.

Featured Architecture. All building elevations oriented toward public streets or other sensitive areas (i.e., recreation areas, common open space areas, adjacent properties) shall have an upgraded architectural treatment with emphasis on details, such as recessed entries, broad and stepped overhangs, staggered building planes, and changing roof elevations.

1.

Additional architectural detailing such as wood-style window, door, and eave trim or comparable feature shall be used to soften the architectural statement of the buildings.

2.

Windows, doors, and other openings shall be architecturally treated to provide a visual break in the building.

F.

Design and Materials. To reinforce the quality of the development, all elements and structures shall be considered in project design. The following standards shall apply to all buildings and structures:

1.

All balconies visible from public streets and adjacent properties may consist of solid walls or heavy-gauge open railings; however, the design shall be decorative and complementary to the architecture of the building.

2.

Accessory structures, including recreation facilities, shall be compatible in design and materials with the main building(s).

3.

Roofing materials shall be complementary to the architectural style of building.

CHAPTER 20.220 - COMMERCIAL ZONES

Section 20.220.010 - Purpose of Chapter

The purpose of this chapter is to specify the allowable uses, requirements, and development standards within the Commercial Zones as established by the Zoning Map, and, specifically, to accomplish the following:

A.

Protect the City's tax base by providing for a full range of retail commercial sales and services in a setting that promotes retail destinations and business hubs in close proximity to highly visible thoroughfares.

B.

Establish, maintain, and protect the viability of commercial, retail, office, and those uses that have similar access and infrastructure needs; locate these in close proximity to appropriate services and transportation infrastructure.

C.

Strengthen the City's economic base and provide employment opportunities in close proximity to residents.

Section 20.220.020 - Purpose of Commercial Zones

In addition to the purposes of this Zoning Ordinance and Chapter, the purpose of each Commercial Zone follows:

A.

Commercial (C) Zone. To provide a business district for the full range of retail goods, services, and commercial centers that stabilize, maintain, and enhance the vitality of San Marcos in a supportive commercial setting adjacent to thoroughfares. Appropriate C Zone commercial uses will contribute to the range of service and destination retail, shopping centers, entertainment, and restaurant uses that generate a strong tax base. The C Zone is intended to implement and be consistent with the Commercial (C) land use designation of the General Plan.

B.

Neighborhood Commercial (NC) Zone. To provide for local retail and commercial goods and services in close proximity to residential neighborhoods to meet daily convenience needs. The NC Zone is intended to implement and be consistent with the Neighborhood Commercial (NC) land use designation of the General Plan.

C.

Office Professional (OP) Zone. To provide a high-quality business district for the development of professional offices, business support, and personal services. This Zone is intended to be exclusively for office and business uses, serving as a buffer between higher-intensity commercial uses and residential development. The land use and development regulations of this Zone are intended to cultivate an office environment characterized by appropriate landscaping and architectural design to generate business investment in the City. The OP Zone is intended to implement and be consistent with the Office Professional (OP) land use designation of the General Plan.

D.

Senior Residential (SR) Zone. To provide for a full range of housing and assisted life care facilities for older adults, with supportive services located near commercial and transit opportunities. These areas should be in appropriate locations adjacent to thoroughfares where age-appropriate living opportunities and services

may be established, maintained, and protected from surrounding uses. The SR Zone is intended to implement and be consistent with the Medium Density Residential 2 (MDR2) land use designation of the General Plan.

Section 20.220.030 - Applicability

Land use permit requirements, as detailed in Table 20.220-1, and the regulations and development standards of this chapter, shall be applicable to the following:

A.

Zones. All existing and new uses, structures, expansions, modifications, redevelopment, and activities within the C, NC, OP, and SR Zones.

B.

Senior Residential Development. All provisions related to land use or standards for development of Senior Residential shall be applicable to the S-R Zone and to all senior residential development in any other Zone, unless developed prior to the adoption of this Zoning Ordinance.

Table 20.220-1

Permit Requirement Types and Processes

Note: Any land use authorized through a permit-approval process may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by this Code. For unlisted and similar uses, see Section 20.205.030.C (Unlisted and Similar Compatible Uses). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

(Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022)

Section 20.220.040 - Allowable Commercial Uses and Permit Requirements

A.

Permit Requirements. Table 20.220-1 identifies the types of land use permits required to establish land uses in the Commercial Zones consistent with this Zoning Ordinance. All permit requirements shall be subject to the process standards of Chapter 20.500 (Permits and Applications Process).

B.

Commercial Zone Land Uses. Table 20.220-2 identifies the permitted land uses in all Commercial Zones.

1.

Commercial uses are intended to be the primary permitted use in the C and NC Zones.

2.

Land uses in the OP Zone should be characterized by business, office, and service uses.

3.

The SR Zone is intended for older adult and assisted living, supported by commercial services appropriate for this setting.

C.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.220-2; refer to the referenced sections for additional operational standards and regulations applicable to the use. All land uses are also subject to all of the following standards: Chapters 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), and 20.400 (Specific Use Standards).

Table 20.220-2

Commercial Zone Permitted Uses

Notes: For definitions, see Table 20.220-1.

R&D = research and development

s.f. = square feet

1. All land uses are subject to the following standards: Chapters 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), and 20.400 (Specific Use Standards).

2. Business, including merchandising and sales, shall be conducted entirely within an enclosed building, except as identified in Table 20.220-2, where outdoor business is permitted subject to a Conditional Use

Permit (CUP).

3. A Director's Permit (DP) shall be required for the establishment of the land use in an existing building to ensure that adequate parking and student services are provided and to minimize effects on other land uses within the building or site. A CUP shall be required for the establishment of a use in conjunction with a new building (development of the building in conjunction with the use).

4. Businesses where massage is performed as Massage, Accessory Use and Massage Establishments are permitted by right when all persons performing massage services possess a current, valid and authentic certificate issued by the California Massage Therapy Council. Unless otherwise expressly exempt, all businesses where massage is performed as Massage, Accessory Use and Massage Establishments shall be subject to Chapter 5.44 and Title 5 of this Municipal Code.

D.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.030.C (Unlisted and Similar Compatible Uses), the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

(Ord. No. 2017-1443, 6-13-2017; Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022; Ord. No. 2022-1527, § 2(Exh. A), 10-25-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.220.050 - Development Standards for Commercial Zones

A.

Development Standard Compliance. The design, construction, or establishment of all new and existing land uses, development of structures, and site improvements in Commercial Zones shall conform to the regulations of Table 20.220-3. Principal and accessory structures shall meet the same development standards, unless otherwise modified by this Zoning Ordinance. See Figures 20.220-2 and 20.220-3 for setback measurement standards.

B.

Site Development Plan Review Required. All development in the Commercial Zones, including all projects that comply with the allowed land use and development standards of this chapter, shall be submitted for Site Development Plan Review to the Planning Division; see Chapter 20.515 (Site Development Plan Review).

1.

Senior/Age-Restricted dwellings require Site Development Plan Review or Multifamily Site Development Plan Review, depending on the type of project proposed. The Director shall determine which type of review is required based on project components.

C.

Floor Area Requirements.

Office, professional, and business support services (non-retail uses) shall not exceed twenty percent (20%) of the total gross floor area of a building(s) without the Director's approval.

2.

This percentage shall be calculated by adding all office space within a structure and dividing that figure by the total square footage of the building. This calculation shall be completed prior to occupancy of a proposed use. This provision may be administratively waived by the Director.

D.

Residential Adjacency. Where any C, NC, OP, or SR Zone abuts any Residential Zone, the following conditions shall apply (see Figure 20.220-1):

1.

Land use shall provide step-down massing for building height transitions and appropriate screening between uses.

2.

Site design shall orient loading docks and doors away from residential areas. Loading docks or doors shall not be permitted adjacent to a Residential Zone property line.

3.

All buildings within the C, NC, O-P, and S-R Zones shall provide step-down massing for building height transitions adjacent to Residential Zones; see Figure 20.220-1.

Figure 20.220-1. Residential Adjacency Requirements

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4.

Screening shall be provided along all shared Residential Zone property lines. A solid, split-face masonry, block, stone clad cement, or stucco wall shall be erected and maintained that meets the following standards:

a.

Minimum six (6) feet in height along the entire length of the shared property line.

b.

Chain-link, chain-link with slats, barbed wire, razor ribbon, or other similar fences are prohibited.

c.

Where a slope exists between residential and commercial properties, the screening wall shall be erected at the top of the slope.

E.

Circulation Standards.

1.

Ingress and Egress. All ingress and egress:

a.

shall take place on paved ROWs or paved private easements;

b.

shall be designed to allow for turning-around, and allow for proper circulation to prevent backing of vehicles onto streets; and

c.

shall be to the satisfaction of the City Engineer and Fire Marshal.

2.

Driveways. Driveway spacing shall be determined by the "City of San Marcos Street Design Criteria" standards or its successor.

a.

Maximum of one (1) driveway for each property abutting the street unless approved by the City Engineer.

b.

Complexes of two (2) or more buildings sharing access to a public street may be permitted to have more than one (1) driveway, as approved by the City Engineer. Reciprocal driveway access configurations are required where possible and feasible.

c.

Driveway width shall be thirty (30) feet wide measured at the property line to properly facilitate all passenger and cargo vehicle movements. Driveway widths based on site configuration shall be approved by the City Engineer during Site Development Plan Review.

d.

Driveways shall provide a minimum of twenty (20) feet landscaped throat distance measured from the back of the ROW line. This minimum shall be increased as deemed necessary by the Site Development Plan Review process.

e.

Unless otherwise approved by the City Engineer, driveways shall conform to the City's "Radius Type Driveway" standards.

f.

All driveways and site access shall meet line-of-sight criteria; see Section 20.300.070.C (Performance Standards).

Table 20.220-3

Commercial Zone Development Standards

Notes: PL = Property Line

All standards are minimums unless otherwise noted.

2. ;hg;All lot development and setbacks shall be subject to the provisions of Chapter 20.300 (Site Planning and General Development); where standards conflict with Chapter 20.300, the largest standard shall prevail.

3. ;hg;Setbacks shall be measured from the back of the right-of-way.

4. ;hg;Lot width-to-depth ratio should be, generally, a 1:3 ratio for appropriate site design and utilization.

5. ;hg;All setbacks are subject to residential adjacency stepback requirements of Section 20.220.050.D (Residential Adjacency) and provisions of Section 20.300.060 (Special Setbacks for General Plan Routes).

6. ;hg;Sidewalk arcades and similar architectural features of commercial buildings may be established and maintained in a required front setback upon the issuance of a Director's Permit.

7. ;hg;Lot area and width standards apply to proposed subdivisions of land. The standards may be waived by the Director and City Engineer when necessary to accommodate the parcel configuration for an integrated commercial development.

8. ;hg;Minimum lot sizes are net area; reciprocal access easements not included.

Figure 20.220-2 C Zone Development Standards See Table 20.220-3 for standards.

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Figure 20.220-3 O-P Zone Development Standards See Table 20.220-3 for standards.

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(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.220.060 - Performance Standards for Commercial Zones

The provisions of this section further modify and regulate the development form and function of all commercial land uses listed in Table 20.220-2 to promote safe, attractive, and compatible development.

A.

Permitted Projections. See Section 20.300.020.G (Permitted Encroachment Standards) for permitted projection standards relevant to Commercial Zones.

B.

Architectural Compatibility. All buildings, including secondary and accessory structures, walls, and fences located on a building site, shall be designed and constructed to be architecturally compatible with the primary building.

C.

Enclosed Activities. Every business shall be conducted entirely within an enclosed building except the following:

D.

Merchandising and sales. Merchandising and sales shall only be permitted for those permitted uses identified in Table 20.220-2. All sales must take place entirely within an enclosed building, with the exception of the following temporary uses: parking lot sales, special events, and loading and unloading; see Chapter 20.455 (Temporary Events).

E.

OP Zone Ancillary Retail Sales. Ancillary retail sales directly associated with the primary land use shall be allowed in the OP Zone in conjunction with any land use permitted or conditionally permitted by this chapter.

F.

SR Zone Accessory Uses. These uses are permitted as an accessory service for residents and their invited guests only, with no outside advertising or signs, and no access to the general public. These uses are subject to the development standards for the SR Zone, and shall not have separate entrances or occupy free-standing structures, except as approved during Site Development Plan Review.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.220.070 - Building Form/Site Development Standards and Guidelines

The following building and siting standards apply in all Commercial Zones (C, NC, OP, SR) unless otherwise specified:

A.

Pedestrian Scaled Elements. To generate a pedestrian-scaled commercial setting, all buildings shall reduce building massing through changes in building height and roof form, and the introduction of pedestrianscaled elements.

1.

Emphasize corners and special places through changes in height and building form.

2.

Design building entrances and windows to be enhanced by architectural features, canopies, balconies, or other architectural details.

3.

Reduce massing by incorporating pedestrian-scaled elements such as trellises, plazas, balconies, and outdoor dining areas.

Limit blank walls and use changes in massing and building planes to add depth and scale to building frontages. Uninterrupted walls shall be prohibited without an offset or inclusion of architectural details. Scoring alone shall not be accepted as architectural relief.

5.

Provide comfortable pedestrian walkways. Walkways in retail commercial centers should be covered by a structural projection such as a canopy or shaded by evergreen canopy trees. Trees shall be planted at a maximum of twenty (20) feet on center and with a minimum height at maturity underneath the canopy of no less than eight (8) feet. Tree wells may be cut in the sidewalk and covered with a semi-circle iron grating to avoid reducing the walkway area. All trees and landscaping are subject to Chapter 20.330 (Water Efficient Landscape Standards).

B.

Building Design. Provide articulation of building forms and facades, including variation in massing, roof forms, and wall planes, to reinforce quality architecture. See Figure 20.220-4.

1.

Parcels that have direct frontage onto State Route 78 shall orient architecturally enhanced facades toward the freeway.

2.

Buildings shall be articulated through the use of textured materials and color. A minimum of three (3) colors and/or materials shall be used on all buildings. Materials may include rough sawn woods, split face block, stucco, textured concrete tilt-up, and facade brick or stone. Materials shall be used thematically and complement the surrounding area.

3.

Walls and enclosures shall be architecturally integrated with the design of the associated buildings.

4.

Visually exposed flat roofs on front and side elevations shall be limited. Parapet walls or architectural roofing features shall be used to screen front- and side-elevation flat roofs from pedestrian visibility.

C.

Site Design. Adjacent lots are encouraged to use design-integrated elements for the consolidation of shared driveway/curb cut access, provision of parking in the least amount of space, cohesive thematic landscaping and/or monument elements, and shared commercial amenities.

D.

Pedestrian Plazas. Pedestrian plazas shall include a water feature and/or gas fire pit feature if feasible and as approved by the Director during Site Development Plan Review.

E.

Parking Lot Walkways. Parking lot design shall include designated and landscape pedestrian walkways to allow for safe and direct pedestrian access to storefronts.

F.

National Pollutant Discharge Elimination System Compliance. All development shall comply with the most current National Pollutant Discharge Elimination System (NPDES) permits and implement and maintain best management practices (BMPs), consistent with Chapter 14.15 of this Code.

Figure 20.220-4 Commercial Building Design

Use combinations of roof elements and parapet walls to reduce exposed flat roofs and increase building articulation.

==> picture [384 x 194] intentionally omitted <==

CHAPTER 20.225 - MIXED USE ZONES

Section 20.225.010 - Purpose of Chapter

The purpose of this chapter is to specify the allowable uses, requirements and development standards within the Mixed Use Zones as established by the Zoning Map, and specifically to accomplish the following:

A.

Support the development of complete, integrated communities that are a mix of mutually-supportive land uses in pedestrian-oriented and business-oriented configurations.

B.

Increase the balance of land uses within a given area by providing flexibility in the combining, design, and location of uses.

C.

Create a defined mixed use community core that is compact and pedestrian-oriented.

D.

Support infill-development locations to promote work, commerce, and living configurations in close proximity to primary circulation corridors, and at specific transit-oriented areas including W. San Marcos Boulevard between S. Rancho Santa Fe Road and Grand Avenue, S. Rancho Santa Fe Road between W. San Marcos Boulevard and S. Santa Fe Avenue, and north of State Route 78 from S. Rancho Santa Fe Road east toward Vallecitos De Oro.

E.

Establish standards to support integrated design of compatible uses and minimize conflicts between adjacent uses.

F.

Regulate mixed use development with form-based standards to implement development of an urban core with specific built-form character.

G.

Strengthen the City's economic base and provide employment opportunities close to residents of the City and surrounding communities.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.225.020 - Applicability

The form-based regulations and land use permissions of this chapter shall be applicable to:

A.

Zones. The form-based regulations of this Chapter shall apply to the establishment of all new development, establishment of new land uses, and alterations to existing land uses, structures, units and site improvements within the Mixed Use Zones.

B.

Transitional Zones. This chapter shall also regulate the "future zone" development of Transitional Zones under the process and regulations of Chapter 20.235 (Transitional Zones). When a Transitional Zone property is rezoned to a Mixed Use Zone, all land use establishment and development shall be subject to the applicable Zone of this chapter as the Future Zone, as regulated by this chapter.

C.

Specific Plans. Development standards of Table 20.225-1 shall apply as the base requirements for new development and redevelopment of Specific Plans with frontage on Rancho Santa Fe Road or adjacent to one (1) or more MU-1 Zones properties.

D.

Other Regulations. In addition to the requirements of this chapter, regulations contained in the following section may apply to applicable land use and development within Mixed Use Zones. The Director shall determine when the provisions of these other chapters are applicable to mixed use development.

1.

Chapter 20.300 Site Planning and General Development Standards

2.

Chapter 20.330 Water Efficient Landscape Standards

Chapter 20.335 Walls and Fences

4.

Chapter 20.340 Off-Street Parking and Loading

5.

Chapter 20.400 Specific Use Standards

E.

Disclaimer. The images in this Chapter represent the general range of scale, configuration, and streetscape typically associated with mixed use development, and generally appropriate for the Mixed Use Zones. Individual designs may vary in compliance with the applicable standards of this chapter. Images are not intended to be interpreted literally and are not drawn to scale; where images and regulations are inconsistent, the regulations shall prevail.

Section 20.225.030 - Form-Based Regulation

==> picture [204 x 146] intentionally omitted <==

Image 20.225-1 Form-Based Regulation

Regulating building form, frontage types, and parking locations focus development of character instead of strictly land use.

Mixed Use districts shall be regulated by form-based code to promote a built environment that enables, encourages, and implements the development consistent with the purposes of this chapter. The formbased approach focuses regulations on the intended character and type of place, with secondary regulations related to land use permissions.

Form-based regulations are intended to facilitate building placement, form and use, complemented by landscape installation and parking accessibility that contributes to the physical definition of streets, pedestrian pathways, and civic spaces.

A.

Regulating Plan. Figure 20.225-1 is the Regulating Plan for the Mixed Use Zones. The Regulating Plan further modifies the zoning designations of the Zoning Map by adding form- base standards such as setback types, and place-oriented regulations to each Zone. The development standard tables of each Mixed Use Zone (Tables 20.225-1, 20.225-2, 20.225-3, and 20.225-4) reference features and locations represented on the Regulating Plan.

B.

Specific Plan Required. The preparation and adoption of a Specific Plan shall be required for all development within the MU3 (SP) and MU-Image 20.225-2 Integrated Design 4 (SP) Zones. Ground floor use requirements along primary streets promote walkability and commercial vitality. All Specific

Plans shall be

consistent with the character, form and intensity of this chapter and shall integrate the design with adjacent mixed use developments. See Chapter 20.535 (Specific Plans).

C.

Site Development Plan Review. All development within the Mixed Use Zones shall be subject to Site Development Plan Review. During review, each development or modification shall be evaluated for compatibility with the intent of this chapter, compatibility of on-site and adjacent parcel uses, and preserve the opportunity for future adjacent parcel conversion and development.

1.

An Area Plan shall be required to establish building location, parking provisions and urban element additions like streets, alleys, pedestrian pathways, plazas, entryways, stairways, private and common outdoor open space and other design and development standards of this chapter.

==> picture [432 x 496] intentionally omitted <==

Section 20.225.040 - Mixed Use 1 Zone

Table 20.225-1

MU-1 Development Standards

1 The minimum FAR may be reduced to .85 upon demonstrated hardship.

The Mixed Use 1 (MU-1) Zone is intended to define major corridors and transit-proximate locations as mixed use corridors. The MU-1 Zone should incorporate retail storefronts, urban living, and community destinations in a vertical pedestrian-oriented setting. This Zone promotes variety of commercial, office, civic and residential uses integrated as a cohesive development. These uses may be mixed vertically on separate floors of a building, or horizontally in separate buildings on a single site or adjacent parcels. To maintain a pedestrian scale and orientation, permitted uses on the ground floor are limited to retail and other active uses. The MU-1 Zone is intended to implement and is consistent with the Mixed Use 1 (MU1) land use designation of the General Plan.

A.

Physical Character. The physical environment is characterized by active pedestrian-oriented ground floor commercial, and office uses at the sidewalk. Housing may occur in upper floors or in portions of the building not adjacent to Rancho Santa Fe Road or San Marcos Boulevard.

B.

Building Form. Buildings are encouraged to be varied in size, forming a minimum streetwall of two (2) stories and a maximum of four (4) stories. Table 20.225-1 identifies applicable requirements for density,

building height, FAR, streetwalls and other standards.

C.

Building Frontage and Active Use Requirements. Table 20.225-1 identifies building frontage requirements and types that are encouraged within the MU-1 Zone. Pedestrian-oriented ground floor uses are required for eighty percent (80%) of the building frontage along primary street frontage, and facing public open spaces or plazas. Ground floor active uses permitted are identified and required by Section 20.255.110 (Allowable Mixed Use Land Uses and Permit Requirements) and Table 20.225-6, and are encouraged along secondary streets and corners intersecting with primary streets.

D.

Parking. Parking is provided through a combination of on-street customer spaces, park-once/public parking, and off-street private and residential spaces located behind buildings. Properties with frontages solely along San Marcos Boulevard or Rancho Santa Fe Road shall have secondary street or alley-loaded vehicular access or off-site parking with on-street loading.

1.

Parking and loading access is not permitted along San Marcos Boulevard; access shall be limited to the frontage road.

2.

Parking and loading from Rancho Santa Fe Road shall be prohibited.

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Figure 20.225-2 MU-1 Development Standard Diagram Setbacks and build-to line standards are required in the identified locations.

E.

Drive-Through Services. Drive-through service facilities (e.g., restaurant take-out windows, automated teller machines, etc.) are not permitted, except those drive-through uses related to payment of parking fees.

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Image 20.225-1 A, B Pedestrian-Oriented Streets

MU-1 allows mixed use integration of commercial and residential uses. Active ground floor uses are required along primary streets. Setbacks close to the street create a pedestrian-orientated character.

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Image 20.225-2 Parking Locations

Residential parking courts should be located behind buildings and should be well landscaped.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Table 20.225-2

MU-2 Development Standards

The Mixed Use 2 (MU-2) Zone is intended to support mixed use integrated developments complementary in use to the MU-1 Zone. Development may be mixed vertically on separate floors of a building, or horizontally in separate buildings on a single site or adjacent parcels. Structured parking may be necessary to accommodate allowable densities, and shared parking arrangements may be allowed consistent with the nature of the mixed uses. To maintain a pedestrian scale and orientation, permitted uses on the ground floor are limited to retail and other active uses. The MU-2 Zone is intended to implement and is consistent with the High Density Residential (HDR) and Mixed Use 2 (MU2) land use designations of the General Plan.

A.

Physical Character. The physical environment is characterized by active pedestrian-oriented ground floor commercial, and office uses at the sidewalk. Housing may occur in upper floors or in portions of the building not adjacent to Rancho Santa Fe Road or San Marcos Boulevard.

B.

Building Form. Buildings are encouraged to be varied in size, forming a minimum streetwall of two (2) stories and a maximum of five (5) stories. Table 20.225-2 identifies applicable requirements for density, building height, FAR, streetwalls and other standards.

C.

Building Frontage and Active Use Requirements. Table 20.225-2 identifies building frontage types that are encouraged within the MU-2 Zone. Pedestrian-oriented ground floor uses are required for sixty percent

(60%) of the building frontage along Secondary Streets, and facing public open spaces or plazas. Ground floor active uses permitted are identified in Table 20.225-6, and are encouraged along secondary side streets and corners intersecting with Primary Streets.

D.

Parking. Parking is provided through a combination of park-once/public parking, integrated private garages, and surface off-street spaces located behind buildings. Properties with frontages solely along Rancho Santa Fe Road shall have secondary street or alley-loaded vehicular access or off-site parking with on-street loading.

1.

Parking and loading access shall not be provided directly from Rancho Santa Fe Road.

E.

Drive-Through Services. Drive-through service facilities (e.g., restaurant take-out windows, automated teller machines, etc.) are not permitted, except those drive-through uses related to payment of parking fees.

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Figure 20.225-3 Build-To Line Diagram

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Figure 20.225-4 MU-2 Development Standard Diagram Setbacks and build-to line standards are required in the identified locations.

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Image 20.225-3 Intensity

MU-2 is consistent with the character of MU-1 with a higher intensity for building form and height permitted.

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Image 20.225-4 Intensity Pedestrian-oriented development with active ground floor uses and residential above is encouraged.

Section 20.225.060 - Mixed Use 3 (SP) Zone

Table 20.225-3

MU-3 (SP) Development Standards

The Mixed Use 3 (MU-3 (SP)) Zone is intended to support a job-based mixed use area combining a variety of commercial and office uses integrated as a cohesive development. This business-oriented area shall be complementary to the MU-1 and MU-2 Zones; residential uses are not permitted in the MU-3 (SP) Zone.

This Zone promotes job opportunities in close proximity to existing facilities, transit, urban and suburban living. Typical uses include commercial retail, business services, administrative and office uses, institutional and government uses, business support and financial uses, restaurants and health care facilities. Horizontal and vertical mixed use is permitted. The MU-3 (SP) Zone is intended to implement and is consistent with the Mixed Use 2 (MU3)/SP land use designation of the General Plan.

A Specific Plan is required for all development and redevelopment within the MU-3 (SP) Zone. The standards of this section shall serve as a guide for the form, use and design of any MU-3 (SP) Specific Plan.

A.

Physical Character. The physical environment is characterized by commercial development suitable for integrated retail, office and business uses in pedestrian-oriented setting.

B.

Building Form. Buildings are located near the sidewalk or configured around open space. Buildings are varied in size, mixed use or single-use forming a minimum streetwall of two (2) stories and a maximum of four (4) stories. Table 20.225-3 identifies applicable requirements for density, building height, FAR, streetwalls and other standards.

C.

Building Frontage Requirements. Building shall be located at the minimum setback for eighty percent (80%) of the building frontage along public open spaces or plazas and as identified in Table 20.225-3.

D.

Parking. Parking is provided through a combination of integrated private garages, and surface off-street spaces located behind buildings. Parking shall be screened by building uses.

1.

No off-street parking shall be generally visible from a public ROW or park, excluding visibility from alleys.

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Figure 20.225-5 MU-3 (SP) Development Standard Diagram Setbacks and build-to line standards are required in the identified locations.

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Image 20.225-5 Non-Residential

Non-residential mixed use development should support retail and business in a setting compatible and complementary to the MU-1 Zone.

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Image 20.225-6 Design

Materials, glazing, and relationship to the street should reinforce the pedestrian orientated setting of the MU-3 Zone.

Table 20.225-4

MU-4 (SP) Development Standards

The Mixed Use 4 (MU-4 (SP)) Zone is intended to support an industry-centric mixed use district integrating commercial, office, business park uses. This Zone shall be complementary to the MU-3 Zone. Horizontal and vertical mixed use is permitted; residential uses are not permitted. The MU-4 (SP) Zone is intended to implement and is consistent with the Mixed Use 4 (MU4)/SP land use designation of the General Plan.

A Specific Plan is required for all development and redevelopment within the MU-4 (SP) Zone. The standards of this section shall serve as a guide for the form, use and design of any MU-4 (SP) Zone Specific Plan.

A.

Physical Character. The physical environment is characterized by non-residential mixed use development suitable for integrated office, commercial, and business uses in a compact setting.

B.

Building Form. Buildings are located near the sidewalk or configured to facilitate transit, pedestrian, and automotive access. Buildings are varied in size, mixed use or single-use forming a minimum streetwall of two (2) stories and a maximum of four (4) stories. Table 20.225-4 identifies applicable requirements for density, building height, FAR, streetwalls and other standards.

C.

Building Frontage Requirements. Table 20.225-4 identifies building frontage types that are encouraged within the MU-4 (SP) Zone. Building shall be located at the minimum setback for sixty percent (60%) of the building frontage along secondary streets.

D.

Parking. Parking shall be screened by building uses. No off-street parking shall be generally visible from a public ROW or park, excluding visibility from alleys.

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Figure 20.225-6 Parking Setbacks

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Image 20.225-7 MU-4 (SP) Character Buildings are design for commercial and industrial use with a close building relationship to the street.

Section 20.225.080 - Ground Floor Uses and the Pedestrian Realm

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Image 20.225-9 Ground Floor Activation Retail and active pedestrian uses on the ground floor contribute to a high-level of pedestrian activity.

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Image 20.225-10 Scaled Features Outdoor dining, awnings and architectural features contribute to a human-scaled streetscape.

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Image 20.225-11 Storefront Design Windows, scale and street-adjacent location of storefronts promotes pedestrian activity.

Ground floor pedestrian-oriented uses are active land uses that facilitate a higher level of pedestrian traffic which activates the streetscape and promotes walkability in the mixed use area. Pedestrian-oriented uses are defined as uses accessible to the general public that generate walk-in pedestrian clientele and contribute to a high level of pedestrian activity in the public realm. Typical uses include retail shops, restaurants, outdoor dining areas, bars, theaters, performing arts, recreation and entertainment, personal and convenience services, lobbies, libraries, museums, galleries, and public plazas. Active uses may include building lobbies, residential amenities, and common spaces. Pedestrian-oriented (ground floor) uses are identified in Table 20.225-5.

A.

Required Ground Floor Uses. Ground floor pedestrian-oriented uses are required by Zone along primary streets, which are identified by Figure 20.225-1 (Regulating Plan). In locations where ground floor uses are not required, neighborhood retail and other active uses are encouraged at the ground-floor street frontage.

1.

Ground-floor floor-to-ceiling height shall be a minimum of fifteen (15) feet or taller to accommodate retail uses in all locations where ground floor uses are required.

2.

Each storefront bay shall contain an entrance. The primary entrance to each commercial space on the ground floor shall be located on the front facade along the street. If parking is located behind buildings, well-lit secondary rear entrance may also be provided.

3.

Architectural features such as canopies, awnings, lighting, and other design features should be incorporated into the ground floor to add human scale to the pedestrian experience.

B.

Storefront Design.

1.

Along primary streets (see Figure 20.225-1) floor elevation of the first floor/ground floor shall be level with the elevation of the adjacent sidewalk.

2.

Entrances to uses on ground and upper floors should open onto a public ROW. Entrance doors should be set back between one (1) to three (3) feet from the property line.

3.

A minimum of sixty percent (60%) of street facing facades along primary streets shall be composed of clear non-reflective glass that allows views of indoor space.

4.

Interior blinds, drapes, posters, signage, and interior shelving for product displays shall obscure no more than twenty-five percent (25%) of the transparent areas of each respective storefront.

5.

Maximum height of the bottom sill of required display windows shall not exceed thirty (30) inches above the adjacent sidewalk.

6.

Minimum head height for storefronts and windows at the ground floor shall be eighty (80) inches above the adjacent sidewalk.

C.

Pedestrian Realm. The "pedestrian realm" is the twelve (12)-foot area between the curb and the buildings. This area shall be continuous throughout the Mixed Use Zones to accommodate planting, a noncontiguous sidewalk, and outdoor seating or displays.

1.

The area between a property line along San Marcos Boulevard and the required setback line shall be established as a public sidewalk easement.

2.

Where new streets are created, they shall be planned for a ten (10) to twelve (12)-foot wide sidewalk, to accommodate planting, a non-contiguous sidewalk, and outdoor seating or displays.

3.

Above ground utilities in the public ROW or within the street frontage setback shall be prohibited, unless authorized by the Director.

D.

Vehicular Driveway Access and Curb Cuts. The Mixed Use Zones are intended to be walkable, with active uses on the ground floor and pedestrian-friendly streetscapes. Curb cuts for surface parking, parking structures, private garage access or delivery/loading, shall be well planned and limited in frequency.

Curb cuts along San Marcos Boulevard are prohibited unless approved by the City Engineer for emergency access purposes.

2.

Vehicular driveway access or entries to parking structures are prohibited along frontages that require active, pedestrian-oriented uses.

3.

Developments with internal parking and/or structures/garages may be permitted one (1) curb cut for parking structure entry per block subject to site plan review.

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Image 20.225-12 Pedestrian Realm

The sidewalk area between back of curb and the setback line is the public realm and should be designed for a comfortable pedestrian Experience.

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Figure 20.225-7 Pedestrian Realm

Section 20.225.090 - Building Form and Siting Standards

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Figure 20.225-8 Setbacks and Encroachments

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Image 20.225-13 Building Placement Locate building along setback lines to have a strong relationship to the street. Individual units or storefronts should be expressed whenever possible.

The siting of buildings plays a critical role in establishing the character and sense of place in the Mixed Use districts. In urban areas, buildings located at the street edge give spatial definition to the public realm, which is critical to supporting pedestrian activity. Spatial definition also establishes a visual connection between businesses on opposite sides of the street, provides a sense of enclosure, and is an important ingredient of a successful, active, pedestrian-oriented street. The following standards shall regulate the building form and design of all development within the Mixed Use Zones.

A.

Building Form and Transitions. The development standard table for each Zone regulates the intensity, building height and transitions between buildings to facilitate an urban form suitable to mixed use development. Specific Plans for MU-3 (SP) and MU-4 (SP) Zones shall not be permitted to alter these standards.

1.

Minimum lot sizes are established to ensure all development is usable and functional for long-term contribution to the Mixed Use Zones, and shall be designed and constructed in compliance with the regulations in Table 20.220-3.

Additional building height, up to an additional fifteen (15) feet, may be permitted by the Director for special architectural features and roof line variation. Additional permitted height shall not exceed fifteen percent (15%) of the area of the building floor plate, and shall not create additional leasable/habitable space.

B.

Live-Work Unit. Live-work units shall have direct interior access between living and work spaces. Work space shall be limited to the first/ground floor and shall have a direct pedestrian entrance to the work space separate from the residential entrance.

C.

Treatment of Setbacks. Treatment of the ground plane private property within the setback may be either planting or a combination of planting and hardscape, and shall be well designed and well maintained.

1.

Setbacks should create a visual extension of the public realm, to enhance the quality of the pedestrian environment.

2.

To create visual interest, landscape treatment of setbacks should vary along a street.

3.

Landscaping, as well as pots or planters, may be provided along the building face, outside of the primary pedestrian path of travel.

4.

Adjacent to required pedestrian-oriented uses, setbacks with planting (in plants, pots, or in the ground), and outdoor dining are permitted. Greater setbacks are encouraged adjacent to retail, patios, and dining areas so elements such as trees, planting, and water features can be included.

5.

Arcades and colonnades may be used to satisfy setback requirements.

6.

Additional setbacks for entry plazas or courtyards, or to meet adjacent structure, may be permitted subject to Site Development Plan review.

D.

Outdoor Dining. Outdoor dining areas are not required to meet the building placement standards of the Zone. Site and building design are encouraged to incorporate areas for outdoor dining where a minimum of six (6) feet clear is provided between the dining area and the ROW back of curb. See Section 20.400.150 (Outdoor Dining) for additional standards.

E.

Encroachments. See Section 20.300.020.G (Permitted Encroachment Standards) for permitted projection standards relevant to Mixed Use Zones.

Section 20.225.100 - Streetwall Design and Building Frontage Types

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Figure 20.225-9 Streetwall Design

Streetwall design plays a critical role in establishing the character and sense of place within the Mixed Use Zones of San Marcos. In urban areas, buildings located at the street edge give spatial definition to the urban realm, and help to define a pleasant, walkable, pedestrian environment. The design of the streetwall is what humans experience most intimately when on the sidewalk and is the biggest contributor to district character.

A.

Streetwall Design. The streetwall of a building is the most visible component seen by pedestrians, bicyclists, and motorists. How the mass of the building "meets the street" should be well detailed.

1.

Buildings should maintain a generally consistent streetwall by locating the building edge along the build-to line, consistent with applicable Zone development standards.

2.

Buildings should face the street and be well articulated to add interest to the pedestrian realm, and create "eyes on the street." Elements such as windows, building entries, front doors, porches, balconies, patios, and stoops all help to break down the mass of a building, and add character to the pedestrian realm. Where courtyards, paseos, or greenways exist, the building faces should also address these spaces with windows, building entries, patios, etc.

3.

Monotonous stretches of uninterrupted building façades or "blank walls" are highly discouraged:

a.

The maximum width of a bay of blank wall, without a change in material or wall plane, shall not exceed twenty-five (25) feet.

b.

Where streetwall offsets are incorporated to promote variation along the street, two (2) to four (4)-foot offsets shall be used to make changes noticeable and to provide a significant shadow line. Incorporate varying materials and colors, massing, fenestration, storefronts, public art, or other well composed architectural elements with streetwall offsets

c.

Variation in the façade of mixed use buildings shall reinforce the building, massing, and material changes while providing a variety of solid and transparent surfaces.

4.

Building entrances shall be well designed and emphasized with changes in materials or variations in building planes. The streetwall should be designed to visually emphasize pedestrian connections, building entries, open space links, and any points where pedestrians can walk through a block.

5.

Where parking is planned, the streetwall should be composed of active uses that screen podium parking, parking structures, and parking lots.

B.

Building Frontages. The following building frontage standards underscore basic design principles that are intended to produce high quality buildings, memorable places, and a vibrant urban realm. They are not intended to be indicative of any style, but to encourage innovation and good urban form:

1.

Building Frontage Standards. Every building shall incorporate an allowed Frontage Type along the primary street frontage(s) and any facades adjacent to a public right-of-way, public open space such as a plaza, park, or paseo, or private open space. Allowable Frontage Types are identified in by the development standard table of the applicable Zone.

a.

Residential units should face the street with windows, front entry doors, porches, balconies, patios, and stoops. Rooms such as living rooms and dining rooms shall be oriented fronting toward the street and/or any adjacent private space. Service rooms and areas shall be oriented to the rear of the lot.

b.

Where courtyards, paseos, or greenways exist, residential units should address these spaces with windows, front doors, porches, and patios, and according to the standards in this Section.

c.

Storage, of any kind, on balconies shall be prohibited.

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Figure 20.225-10 Storefront/Awning Diagram

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Image 20.225-14 A, B, C Storefront Conditions Use of glazing, awnings, and individual storefront entrances reinforces the pedestrian-orientation of the streetscape.

C.

Storefront/Awning. The main façade of the building is placed along the build-to line with the building entrance at the sidewalk grade. Facades facing the street will have substantial glazing and may include a canopy or awning element overhanging the ROW sidewalk; maximum overhang shall not exceed six (6) feet and shall not interfere with planting areas or lanes of travel. The canopy is a structural, cantilevered, shed roof and the awing is canvas or similar material and may be retractable.

This type of frontage is appropriate for ground-floor retail, commercial and live/work uses. The Storefront/Awning frontage type may be used in conjunction with the Forecourt frontage type to create building entries, provide additional glazing, and create variation in wall planes.

Live-work or shopkeeper units should be designed to appear like a commercial storefront, gallery, or urban light industrial compatible to the area it is most affiliated with in character.

D.

Forecourt. The main façade of the building is at or near the build-to line and a small percentage of the facade is setback, a maximum of twenty percent (20%) of street frontage, creating a small court space. The space is intended as an entry court or shared common area for retail or residential units. Planters, low

garden walls or low hedges (not to exceed three (3) feet in height), are encouraged to provide a pedestrianfriendly environment and add character to the street edge.

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Figure 20.225-11 Forecourt Diagram

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Image 20.225-15 A, B Forecourt Conditions

Forecourts provide variation in massing, increase opportunities for building and storefront entrances, and provide areas for outdoor dining, events, kiosks and community spaces.

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Figure 20.225-12 Porch or Patio Diagram

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Image 20.225-16 A, B Porch or Patio Conditions Increase the residential identify of a streetscape and provide separation of private space from public space.

E.

Porch or Patio. The main façade of the building has a small setback from the build-to line. The resulting front yard is typically very small and can be defined by a fence, hedge, or low courtyard wall, not to exceed three (3) feet in height. The porch can encroach into the setback to the point that the porch extends to the build-to line. The porch can be one (1) or two (2) stories. Where a porch or patio is present, a minimum depth of six (6) feet clear is required, to ensure usability of the space. The design of patio walls should be well integrated into the overall architectural idea and utilize high quality materials. Translucent materials are encouraged to provide a lighter visual barrier between the public and private realm.

Non-residential development utilizing stairs for front entry access shall be in compliance with all ADA accessibility requirements.

F.

Stoop. The main façade of the building is near the build-to line and the elevated stoop addresses the sidewalk. The stoop should be elevated a minimum of twenty-four (24) inches above the sidewalk to ensure privacy within the building. The stairs from the stoop may lead directly to the sidewalk or may be sideloaded. The stoop shall have a minimum dimension of five feet in width and depth. This frontage type is appropriate for residential and live/work uses with minimal setbacks.

Non-residential development utilizing stairs for front entry access shall be in compliance with all ADA accessibility requirements.

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Figure 20.225-13 Stoop Diagram

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Image 20.225-17 A, B Stoop Conditions Stoops also increase privacy with a clear delineation between private and public space; very suitable for residential entries along secondary streets.

Section 20.225.110 - Allowable Mixed Use Land Uses and Permit Requirements

A.

Permit Requirements. Table 20.225-5 identifies the types of land use permits required to establish land uses in the MU-1 and MU-2 Zones consistent with this Zoning Ordinance.

1.

All proposed development projects within the Mixed Use Zones shall be subject to Site Development Review in conjunction with the permit requirements of Table 20.225-5.

B.

Mixed Use Land Uses. Any single parcel or building within the Mixed Use Zones may be permitted to include a single or multiple land uses subject to the permit requirements of the applicable Zone.

1.

Mixed Use property uses are not specified for the MU-3 (SP) and MU-4 (SP) Zones. Permitted land uses for MU-3 (SP) and MU-4 (SP) developments shall be established at the time of Specific Plan adoption. Land uses shall be limited to commercial and industrial uses and shall not include residential components or land uses.

C.

Ground Floor Use Requirements. Figure 20.225-1 identifies Primary, Secondary, and Tertiary Streets applicable to the Mixed Use Zones. In addition to setback requirements, the purpose of these street designations is to further encourage active ground floor land uses in specific areas to provide a vibrant, pedestrian-oriented experience. All buildings with frontage along a Primary or Secondary designated street shall contain ground floor uses identified in the "Ground Floor Use" column of Table 20.225-5. subject to the following minimum requirements.

1.

Along primary streets, eighty percent (80%) of the ground floor frontage shall contain "Ground Floor Uses."

2.

Along secondary streets, sixty percent (60%) of the ground floor frontage shall contain "Ground Floor Uses."

3.

The remainder of the ground floor frontage, and all upper stories, may contain any use subject to permit requirements identified in the "MU-1/MU-2" column of Table 20.225-5.

4.

Along tertiary streets a minimum ground floor use shall not apply.

D.

Restrictions on Floor Area. Business and Professional Offices shall not exceed twenty percent (20%) of the total gross floor area of any mixed use building without Director approval. This calculation and verification of consistency shall be part of Site Development Review and/or the Specific Plan process.

E.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this Chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.225-5, refer to the referenced sections for additional operational standards and regulations applicable to the use.

F.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.030.C (Unlisted or Similar Compatible Uses), the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

Table 20.225-5

MU-1 and MU-2 Zone Permitted Use s

Notes:

All land uses are subject to the following standards: Chapters 20.300 (Site Planning and General Development), 20.340 (Off-Street Parking and Loading), 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.400 (Specific Use Standards). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

2. ;hg;Business, including merchandising and sales, shall be conducted entirely within an enclosed building.

3. ;hg;DP required for new uses within existing buildings and land use renewals; CUP required for new land use establishment in a new building.

4. ;hg;Businesses where massage is performed as Massage, Accessory Use and Massage Establishments are permitted in legal, nonconforming commercial shopping centers when all persons performing massage services possess a current, valid and authentic certificate issued by the California Massage Therapy Council. Unless otherwise expressly exempt, all businesses where massage is performed as Massage, Accessory Use and Massage Establishments shall be subject to Chapter 5.44 and Title 5 of this Municipal Code.

(Ord No. 2017-1443, 6-13-2017; Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022; Ord. No. 2022-1527, § 2(Exh. A), 10-25-2022; Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.225.120 - Outdoor Space Standards

A.

Required. All new development in the MU-1 and MU-2 Zones is required to provide open space. Types of open space allowed include common outdoor open space, common indoor open space, and private open space subject to the standards of Tables 20.225-6 and 20.225-7.

B.

Common Open Space. Table 20.225-6 shall regulate the required common open space as a percentage of the total project area for all projects in the MU-1 and MU-2 Zones.

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Image 20.225-18 Common Open Space

Common open space is required to provide residential amenities and emphasize open space features throughout the community. Common open space can be provided in a range of configurations, amenities and locations.

1.

Each project shall provide common outdoor space at grade, podium, or roof level.

2.

Public open spaces directly accessible and visible from the public right-of-way are encouraged.

3.

All common outdoor open space areas shall be well designed. Common open space may include rooftop decks, court game areas, tot lots, swimming pools, landscaped areas, community gardens, and courtyards.

4.

Required street setback areas cannot be used to satisfy open space requirements.

C.

Indoor/Private Space. Projects including twenty-one (21) or more residential units shall provide the following:

1.

A community room, sized per Table 20.225-7, shall be located adjacent to and accessible from the common outdoor open space.

2.

The common indoor space shall be accessible through a common corridor and may include active or passive recreational facilities, meeting space, exercise rooms, computer stations, or other activity.

3.

Private open space may include a balcony, patio or roof terrace and shall be limited to access from the private unit.

D.

Configurations. Open space may assume a variety of different forms, but all open spaces should be expansive or uninterrupted, except for paseos or mid-block connections. Paseos or mid-block connections are encouraged throughout the mixed use areas, in order to provide pedestrian access from street frontages to mid-block parking, for expanding retail frontages, and to increase connectivity to open space, parks, or highlight special features.

Table 20.225-6

Common Outdoor Open Space Required as a Percentage of Project Area

Table 20.225-7

Common Indoor/Private Open Space Required

E.

Design Features. All open space, including parks, greenways, paseos, and mid-block connections, shall be well designed and well maintained, with a high quality hardscape material suitable and safe for pedestrian use, pedestrian lighting, and planting, either in the ground, or in planters.

F.

Alternatives. The Director may consider alternate configurations and amounts of open space on a projectspecific basis, if such changes are consistent with the intent and goals of the Zoning Ordinance.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)