Chapter 17.24 — SANTA FE SOUTH DISTRICT (MU-S ZONE)

• A. Purpose. The purpose of the Santa Fe South District is to become an active, comfortable, pedestrian-friendly place with a variety of residential and retail uses existing harmoniously with

light industry.

• B. Standards and Nonconforming Uses. The regulation of uses and establishment of development standards and site planning standards set forth in the MU-S Zone are those deemed necessary to establish an active, pedestrian-friendly environment with a variety of residential and retail uses alongside light industry. The right to use and maintain legal nonconforming uses and legal nonconforming buildings and standards in the MU-S Zone and all overlay zones are governed by Section 17.64.010 , "Legal nonconforming status."

• (Ord. 1293 § 10, 2023)

• A. Use Regulation. Tables 17.24.020(A) and 17.24.020(B) detail specific land uses within the MU-S Zone which are either encouraged, permitted of right, accessory, accessory or conditional, conditional, or prohibited.

• B. Definitions. Definitions of use classifications are given in Chapter 17.16 . Per Section 17.12.010 , the Public Works Director may interpret and apply these use classifications to individual cases.

• C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse use which is not included in Table 17.24.020(B) shall be permitted of right, conditionally permitted, or prohibited subject to all standards of the I Zone. Such uses include: research and development labs, commercial testing labs, computer/circuit board/semi-conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle recharge facility, data center, specialty agriculture growing facility, auto body shops, gas dispensing facilities, metal plating shops, materials manufacturing, large manufacturing and assembly plants, industrial machinery, energy and utility operations, warehousing, logistics facility, and mini distribution center. Any commercial or industrial or warehouse use not included in Table 17.24.020(B) shall comply with parking, loading, intensity and approval standards of the I Zone, including Sections 17.22.020 , 17.22.030 , 17.22.035 , 17.22.040 , 17.22.050(B) , 17.22.050(C) , 17.22.080(A) , 17.22.080(G) , and Chapter 17.56 . However, wrought iron fences are not permitted along Santa Fe Avenue. Such uses shall also be subject to standards governing minimum setbacks and ground/podium level open space as described in Table 17.24.020(A).

ne, including Sections 17.22.020 , 17.22.030 , 17.22.035 , 17.22.040 , 17.22.050(B) , 17.22.050(C) , 17.22.080(A) , 17.22.080(G) , and Chapter 17.56 . However, wrought iron fences are not permitted along Santa Fe Avenue. Such uses shall also be subject to standards governing minimum setbacks and ground/podium level open space as described in Table 17.24.020(A).

(Ord. 1293 § 10, 2023; Ord. 1307, 9/16/2025)

The following uses are not permitted in any zone or overlay zone, except that any such use that exists as of the effective date of the ordinance codified in this title may be maintained as a legal nonconforming use, subject to the terms of Section 17.64.010 , "Legal nonconforming status."

• A. Junk or salvage business.

• B. Public storage (including mini-storage) facilities.

• C. Manure fertilizer business.

• D. Contractor's yard.

• E. Freight terminals, solid waste facilities, truck terminals, transportation-related use, or hazardous waste facilities located outside of the T Overlay Zone.

• F. Slaughtering plants located outside of the S Overlay Zone.

• G. Rendering plants located outside of the R Overlay Zone. (Ord. 1293 § 10, 2023)

• A. Site Planning Standards and Nonconforming Uses. The following site planning standards given in Table 17.24.040(A) and illustrated in Figures 17.24.040(B) and 17.24.040(C) shall apply to all buildings, ancillary structures, land, uses, and businesses in the MU-S Zone. Legal nonconforming uses and legal nonconforming buildings or standards are required to comply with the site planning standards at the time of the occurrence of an event described in Table 17.64.030, Right to Continue Nonconforming Uses and Buildings, that requires compliance with the site planning standards.

• B. Additional Development Standards. For additional development standards see Chapter 17.53 , Incentives for Preservation, Creative Uses, and Affordable Housing, and Chapter 17.54 , MixedUse District Design Standards and Guidelines.

Table 17.24.040(A) Standards

Use Limitations

Notes:

• 1 Any use listed in Table 17.24.020(A) or 17.24.020(B) under "Primarily Retail Uses," "Primarily Office Uses," "Primarily Civic/Institutional Uses," as well as Hotels, shall be considered active use. Active uses shall cover at least 50% of the ground floor, excluding parking and loading areas. They shall also cover at least 50% of the building frontage along Santa Fe Avenue. This regulation shall not apply to industrial or warehouse use classifications which are not included in Table 17.24.020(B).

• 2 Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.

• 3 Setback on Santa Fe Avenue is prohibited, except on a parcel adjacent to a legacy structure. Within 100 feet of a legacy structure, the Santa Fe Avenue setback shall match the legacy structure, plus or minus three feet.

• 4 Dedication shall be required to establish a 12-foot minimum sidewalk.

• 5 Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the calculation.

• 6 "Transparency" means of a minimum percentage of that portion of a streetfacing exterior wall, which is between two feet and 12 feet above the sidewalk grade, which is visually open to the building interior, including untinted,

Notes:

• unfrosted, and nonreflective windows, doorways and other openings. Walkways, driveways, paseos and plazas are omitted from the calculation.

• 7 "Open space" means any open-air space which is designed for specific recreational purposes, including active and passive activities. Open space includes yards (except the required front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not include driveways, aisles, parking spaces, or side or rear yards less than eight feet in width or front setback areas.

• 8 "Common open space" means usable open space designed and intended for the common use or enjoyment by residents or guests, with a minimum dimension of 15 feet.

• 9 Industrial or warehouse use classifications which are not included in Table 17.24.020(B), shall meet this requirement through a publicly-accessible open space connected to the street and subject to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting and/or art, shall be an acceptable form of publicly-accessible open space for these uses, even if setbacks are not allowed.

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Figure 17.24.040(B) Use Limitation, Height, and Open Space Requirements

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Figure 17.24.040(C) Streetwall, Frontage, and Floor Height Requirements

(Ord. 1293 § 10, 2023)