Chapter 18.37 — STATION EAST MIXED USE RESIDENTIAL (SEMU-R) DISTRICT

The purpose of the station east mixed use residential (SEMU-R) district is to establish a highdensity residential and commercial district which allows for multifamily residential uses and mixed use residential uses that includes ground floor commercial uses along the site's major thoroughfares.

(Ord. 884-21 § 4, 2021)

The following uses shall be permitted:

• A. Accessory dwelling units consistent with Chapter 18.34.

• B. Civic facilities.

• C. Commercial uses, located in a stand-alone building or incorporated into the ground floor as part of a residential mixed use development including:

  1. Art studios;

  2. Banks/savings and loans (excluding check cashing services);

  3. Business services;

  4. Civic facilities;

  5. Fitness studios with an occupant load of less than 50 under the Uniform Building Code;

  6. Florists;

  7. Food service, such as full-service sit-down restaurants, quick service, and retail and carry out food stores;

  8. Food stores, up to 25,000 square feet, excluding convenience markets;

  9. General merchandise/retail stores, excluding adult business stores, clearance center/ dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

  10. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

  11. Office uses;

  12. Outdoor dining areas subject to the provisions listed in Section 18.39.055;

  13. Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, shoe repair, travel agency, tailor, photography studio, and similar uses; and

  14. Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under

Section 18.52.060 shall be addressed.

• D. Residential uses with activated ground floor commercial uses, including, but not limited to, residential amenity space, leasing office, lobby, business center, and live/work units subject to the provisions of Section 18.38.032 along primary frontages.

• E. Home occupations subject to the conditions listed in Section 18.32.020(G). (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

• A. Approval by the Zoning Administrator (Refer to Chapter 18.54 for a detailed description of the administrative use permit process).

  1. Outdoor activities located in private and public plazas.

  2. Outdoor displays in conjunction with an existing adjacent business.

  3. Exterior sidewalk ATMs (automated teller machines), when there is adequate security and lighting and adequate queuing area that does not impede pedestrian or vehicular traffic flow (drive-thru ATMs are not permitted).

  4. All other uses determined by the Zoning Administrator to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

• B. Approval by Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process).

  1. Massage uses.

  2. Wine bars.

• C. All other uses determined by the Planning Commission to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

• (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

• A. Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

• B. Accessory structures and uses customarily incidental to any of the above conditional uses when located on the same lot are permitted only upon the granting or modification of a conditional use permit pursuant to the provisions of Chapter 18.56.

• C. No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

• (Ord. 903-22 § 4, 2022)

• A. Retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6. Within residential developments, the decision maker may approve, at its discretion, partial or complete substitution of live/work units and residential amenity space for the required ground floor active uses if the project can demonstrate a community benefit. Live/work units shall comply with Section 18.38.032.

• B. All business, services, and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas and solid waste/recycling enclosures or otherwise listed in Sections 18.37.020 and 18.37.030. Outdoor storage is prohibited. Incidental equipment that is necessary to conduct the operation of the business and that is required to be installed outdoors may be allowed subject to approval by the Economic and Community Development Director or decision maker.

• C. All development shall comply with Chapter 7.04 related to management of solid waste, organic waste, and recyclable materials. Solid waste, organic waste and recycling enclosures shall comply with Section 7.04.055 and shall be enclosed within the building or screened by a solid wall so as to not be visible from public streets.

• D. Site shall be maintained in good order at all times and consistent with project conditions of approval (if applicable). This shall include, but is not limited to, maintenance and repair of all on-site structures including building façade materials or paint, fencing/walls, signage, paved areas including sidewalks and driveways, and landscaping, as may be necessary to preserve a high-quality aesthetic for the area.

• E. Only one driveway per parcel shall be permitted for each street frontage except that additional driveways may be permitted if determined by the Public Works Department that additional driveways are necessary to facilitate on-site traffic circulation.

• F. Any residential building that includes more than 250 units shall provide a shared coworking space area measuring a minimum of 300 square feet.

• (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

Walls, fences, or hedges over three feet in height are subject to review and approval through the site development review or administrative site development review process. No walls, fences, or hedges shall exceed six feet unless a greater height is required for noise attenuation or screening of waste/recycling enclosures, mechanical equipment, loading facilities. (Ord. 903-22 § 4, 2022)

A minimum site area of not less than 3,500 square feet shall be required. (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

A minimum of 25 units per acre and a maximum of 100 units per acre is permitted, with an average of no less than 50 units per acre being maintained within the district. The minimum site area per dwelling unit shall be 435 square feet. (Ord. 903-22 § 4, 2022)

The allowed floor area ratio (FAR) range is between 0.40 and 3.0. (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

Newly created lots shall have a minimum lot dimension of at least 35 feet and 100 feet. Exceptions may be granted by the decision maker through the site development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

(Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

The amount of the site area covered by structures shall not be restricted provided the development meets all applicable standards.

(Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

• A. Front, side, and rear yard setbacks shall be a minimum of six feet.

• B. Setbacks from property lines located adjacent to private alley ways that provide access to private garages shall be a minimum of three feet.

• C. Buildings located along Decoto Road or 7th Street shall be setback a minimum 20 feet from these frontages. The setback can be reduced to a minimum of 10 feet for up to 10% of the building frontage to accommodate variations in building design subject to site development review approval.

• (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

The maximum height of buildings shall be 100 feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed 20 feet in height.

(Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

All development shall comply with Section 18.24.050. (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022; Ord. 917-23, 9/26/2023)

• A. New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement. Approved landscaping shall be maintained for the life of the project including replacement of dead, dying or deficient landscaping.

• B. Projects that include development of a vacant site or substantial modification of a developed site, shall provide landscaped areas that measure a minimum 10% of the project site area. Projects that cannot provide the minimum amount of required landscaping may pay a landscape in-lieu fee in the amount set forth in the City's Master Fee Schedule subject to approval through the site development review process.

(Ord. 903-22 § 4, 2022)

Signage shall be consistent with Chapter 18.30 and any approved sign plan or planned sign program. Signage shall be designed as an integral element of a building's architecture and shall be compatible, including color and scale, with the building. A sign plan or planned sign program, consistent with Section 18.30.100, shall be required for any development. Blade signs may project over the sidewalk to indicate and demarcate commercial uses and increase pedestrian interest, subject to approval of an encroachment permit by the Public Works Department. (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

Parking shall be required subject to the following:

Text read from an image; its layout may differ:
Vehicular Parking Minimum Off-Street Parking Maximum Off-Street Parking
Requirements Requirements Allowed
1. Multifamily Residential – High Density 1 (Between 30.1 du/ac – 100 du/ac)
Studio 1.0 spaces/dwelling unit 1.5 spaces/dwelling unit
1 Bedroom 1.0 spaces/dwelling unit 2.0 spaces/dwelling unit
2 Bedrooms 1.5 spaces/dwelling unit 2.0 spaces/dwelling unit
3+ Bedrooms 2.0 spaces/dwelling unit 2.5 spaces/dwelling unit
2. Multifamily Residential – Low Density 1 (Up to 30 du/ac)
Studio 1.0 spaces/dwelling unit 1.0 spaces/dwelling unit
1 Bedroom 1.0 spaces/dwelling unit 1.0 spaces/dwelling unit
2 Bedrooms 2.0 spaces/dwelling unit 2.0 spaces/dwelling unit
3+ Bedrooms 2.0 spaces/dwelling unit 2.0 spaces/dwelling unit
3. Affordable Housing
0.5 spaces/bedroom if less 2.0 spaces/dwelling unit
than ½ mile from major
transit stop;
0.75 spaces/bedroom if more
than ½ mile from major
transit stop
4. Nonresidentia l
Commercial (includes Office 1.0 spaces/250 square feet 1.0 spaces/200 square feet
and Retail uses)

Note:

1. Tandem parking spaces can be substituted for regular parking spaces up to 10% of the required parking demand.

2. Consistent with Government Code Section 65863.2, automobile parking requirements may be waived for a residential, commercial, or other development project if the project is located within one-half mile of public transit, which includes a rail or bus rapid transit station, the intersection of two or more bus routes with service intervals of 15 minutes or less during morning and afternoon commute periods, and any major transit stops included in the applicable regional transportation plan.

(Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022)

• A. Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Text read from an image; its layout may differ:
Bicycle Parking Short-Term Bicycle Parking Long-Term Bicycle Parking
Requirements Requirements Requirements
All other residential 1.0 space/20 dwelling units 1.0 space/4 dwelling units
Minimum of 2 spaces Minimum of 2 spaces
Retail 1.0 space/3,000 square feet 1.0 space/10,000 square feet
Office, R&D, and Other 1.0 space/8,000 square feet. 1.0 space/4,000 square feet
Nonresidential uses Minimum of 2 spaces

• B. Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

• C. Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.090 and approval by the decision makers.

• (Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022; Ord. 917-23, 9/26/2023)

• A. Loading docks and/or berths shall be provided on site to serve the use. Such facilities shall be designed according to the following standards unless an alternative design is approved through the site development review process.

  1. Loading docks shall be located inside a building and equipped with closable doors.

2. Loading zones shall be provided along the street frontage(s).

(Ord. 884-21 § 4, 2021; Ord. 903-22 § 4, 2022; Ord. 917-23, 9/26/2023)