Suisun City Municipal Code Ch. 18.22 Commercial Mixed Use Zone

The purpose of the commercial mixed use (CMU) zoning district is to allow a mix of land uses that may include commercial retail, service, or office and housing to support a variety of uses that effectively respond to changes in the market and promote economic vitality. The CMU zoning district is intended to be comprised of predominantly retail or service uses, in combination with other secondary and complementary uses (i.e., residential, office, or civic uses).

(Ord. No. 743, § 3, 3-21-2017)

"Vertical mixed use." The combination of two or more uses in a single building, with each use typically occupying one or more floors of the building.

"Horizontal mixed use." The combination of two or more uses on a single site, with the uses sharing a building (e.g., a residential building "wrapped" by commercial uses) or two or more uses occupying separate buildings.

(Ord. No. 743, § 3, 3-21-2017)

A. The minimum area per commercial development is 2,500 square feet, as indicated in Chapter 18.32.

B. Minimum size of commercial/retail tenant space is 2,500 square feet of gross leasable area. Maximum size of commercial/retail tenant space is 40,000 square feet gross leasable area. Over 40,000 square feet of gross leasable space and up to a maximum 100,000 square feet is possible, with a conditional use permit. The use may be permitted, based on a traffic impact and parking analyses and corresponding circulation and parking plans and any required CEQA analysis, not previously addressed, that minimizes impacts to adjacent areas.

(Ord. No. 743, § 3, 3-21-2017)

A. Each development project must include at least 50 percent minimum retail and up to a maximum of 100 percent retail gross leasable area, where 100 percent retail is permitted only in the early phases of the project (unless part of a larger commercial mixed-use development area that will contain a varied mix of commercial uses).

B. Each development may include up to 50 percent residential, office, and civic uses.

C. Multi-family housing may be eligible for a density bonus, per Chapter 18.47, "Residential Density Bonus and Density Incentives."

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 748, § 4, 5-15-2018)

Commercial mixed use development shall incorporate the following site design requirements:

A. Access drives on local streets that connect with nearby major streets shall reduce curb cuts on major streets to ensure safe vehicular access.

B. In commercial centers with internal traffic circulation routes and parking areas, pedestrian routes must be clearly marked with paving treatments and signage.

C. Street trees shall be planted in landscape strips or tree wells along drive aisles and pedestrian walkways and in parking areas.

D. Pedestrian amenities (street trees, sidewalks, and benches) shall be included along pedestrian walkways along building storefronts.

E. A five-foot clear, unobstructed pedestrian path must be provided and maintained along the building storefronts for pedestrian access.

F. Pedestrian connections to nearby uses and adjacent neighborhoods must be provided on tentative parcel maps and/or site plans.

G. Commercial mixed use development is encouraged to be provided adjacent to transit. Transit stops, located within a CMU development, are preferred, but where transit is located outside of the development, nearby wayfinding signage shall be provided that clearly displays the location of transit stops.

(Ord. No. 743, § 3, 3-21-2017)

A. In general, commercial/retail uses in the CMU zoning district should be oriented toward a commercial street, visible and accessible from that street at the pedestrian level. However, commercial street frontage may include other nonresidential uses, as well as limited residential uses in the proportions defined in Section 18.22.040 and described in this section.

B. In a vertical mixed use development in the CMU zoning district, commercial/retail uses should typically occupy the ground floor. Multi-story commercial/retail buildings with multiple tenants or a multi-story design for a single commercial/retail store are also permitted. Stories above the ground floor may include residential, office, or other nonresidential uses.

C. In a horizontal mixed use development in the CMU district, commercial/retail uses should typically be oriented toward the commercial street front at the ground floor level. Where residential and other nonresidential uses are included, they should be located behind the commercial/retail street front and accessible from side and local streets.

(Ord. No. 743, § 3, 3-21-2017)

A. Parking reductions, less than the total of the various uses, may be requested, based on the Urban Land Institute's Shared Parking Second Edition (2006) or another shared parking resource approved by the development services director. On-street parking may be included in parking calculations.

B. An approved parking plan must be completed before a certificate of occupancy can be issued for a CMU project.

C. Parking for nonresidential uses shall not exceed three per 1,000 square feet of gross leasable floor area.

(Ord. No. 743, § 3, 3-21-2017)