§ 18.14.040 — Other Applicable Regulations

In addition to the standards specified in Article 3 (Site Planning and General Development Standards) and Article 4 (Standards for Specific Land Uses), the following other applicable mixed-use regulations shall be applicable in the specific mixed-use zones: A. Balconies. 1. Allowability. Balconies are only allowed on mixed-use structures greater than three stories in height on the front and rear elevations. 2. Step-back Encroachment. Balconies are only allowed to encroach up to 50 percent into the required step-back area. B. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 2-12 (Mixed-Use Zone Setback Encroachments). Table 2-13 Mixed-Use Zone Setback Encroachments

| Improvement | Maximum Allowed Encroachment | |---|---| | Sills, eaves, cornices, canopies, and other similar architectural features 8 feet or more above surface grade | Allowed in setback area | | Movable tables, chairs, umbrellas, outdoor heaters in compliance with Section 18.60.140 (Outdoor Dining and Seating) | Allowed in setback area | | Movable partitions or planters to define an outdoor seating area | Allowed in setback area | | Front stoop or porch | Allowed in setback area | | Bicycle racks | Allowed in setback area | | Trees and tree wells | Allowed in setback area | | Planters and planting beds extending not more than 18 inches into the setback area and not more than 18 inches in height above grade | Allowed in setback area | | Bay windows, on a foundation or cantilevered, chimneys, or wells for basement windows or stairs, occupying in the aggregate not more than 20 percent of the length of the side of the structure on which they are located. | 2 feet into setback area | | Utility structures | Allowed in setback area |

C. Live-Work Facilities. Permitted except along for properties fronting El Camino Real street frontage in the MU-RC Zone and shall not count towards commercial FAR requirements but shall count toward residential density. D. Mixed Use Development Types. All mixed-use zoned parcels are allowed either vertical or horizontal mixed-use development types unless otherwise prohibited in a Specific Plan or Master Plan. See Figure 2-1 (Vertical Mixed-Use) and Figure 2-2 (Horizontal Mixed-Use). E. Common Living Area Requirements. For all dwelling units, the minimum percentage of a dwelling devoted to common living area is twenty-five percent (25%). Figure 2-3 Vertical Mixed-Use Figure 2-4 Horizonal Mixed-Use F. Multi-Story Step-backs. A minimum step-back of six feet is required for all structures greater than three stories on all elevations of the structure on no less than 60 percent of the first story structure wall length. G. Transition Standards. 1. Maximum Height Adjacent to Residential. Building Height Limits Abutting Residential Zoning Districts, 45-degree Daylight Plane height transitions are required for any new development adjacent to single family and duplex residential zoning districts, measured from the property line. Rear property daylight planes extend 40 feet from the rear property line; side property line daylight planes start at 15 feet above grade and extend the full height of the building. See Figures 2-1 and 2-2. 2. Maximum Height Across the Street from Residential. The following applies to portions of a development directly opposite a residentially zoned property where the street is less than 65 feet wide. a. Wall plates and heights shall be no taller than one story above the maximum height allowed in the opposing residential zone. b. Uses shall be located entirely within structures occupied by the primary use. Building heights shall step up away from the street following a 45-degree Daylight Plane measured from the top of the building facade/wall plate. 3. Massing and Design. New development abutting or across from residential zoned properties shall incorporate massing and design treatments to reduce their impacts on adjacent homes. Design treatments include height and/or bulk step downs and other architectural measures such as matching the form or roof style of adjacent properties. H. Outdoor Retail Displays. All Outdoor Retail Displays shall be consistent with the development standards in Section18.60.150 (Outdoor Displays and Sales). I. Placement of Parking Structures. In addition to the Off-Street Parking Regulations and Design Standards in Chapter 18.38, parking garages in mixed-use zones shall not be located on the ground floor of a structure unless the structure space designed for residential, commercial, or other nonresidential uses is located between the parking garage and the street. This requirement shall not prevent a parking garage entrance at the ground floor of a structure. J. Side Setbacks Exceptions. Parcels zoned Mixed-Use Community Commercial and Mixed-Use Regional Commercial are allowed a side setback of zero feet by the approval of the Review Authority. K. Live Entertainment, Standalone Use. Live Entertainment that meets the following separation and operation requirements requires the approval of a Minor Use Permit by the Review Authority. All other Live Entertainment venues that do not meet the following separation and operation requirements and/or are located outdoors shall require the approval of a Conditional Use Permit by the Commission. 1. Shall be located a minimum of 150 feet from all residential. 2. Shall be conducted within an enclosed structure. 3. Shall be restricted to hours of operations between 11:00 AM to 12:00 AM (Midnight). L. Wireless Telecommunication Facilities. For height exceptions for Wireless Telecommunications Facilities see Chapter 18.66. M. Utilities, Facilities, and Infrastructure. A CUP is required for private utility facilities and infrastructure. Public utilities and infrastructure are permitted uses. N. Additional Regional Commercial Mixed Use. The following additional requirements shall be applied to all parcels zone MU-RC: 1. 75 percent of the structure façade shall be located within the minimum and maximum setback lines. 2. Setbacks in Open Space. Setback areas are not considered useable open space unless they are at least 20 feet wide. Up to 50 percent of the required private open space may be provided as common private outdoor areas. 3. Publicly Accessible Open Space. AllMU-RC properties shall include ground floor publicly accessible open space. New public open space should have a minimum 30-foot dimension in at least one direction and a minimum total area of 3,000 square feet. O. Additional Very High-Density Mixed-Use Standards. The following additional requirements shall apply: 1. Conditional Uses. Any use identified as a use requiring a Conditional Use Permit shall be subject to the following regulations: a. Such uses are conditionally permitted only on the ground floor of multi-family dwelling structures. b. Such uses are conditionally permitted in structures intended solely for retail use, provided that the development of the retail structure would not make it infeasible to achieve the minimum residential density specified in this Article over all contiguous parcels within the VHDMU zone. c. On the ground floor of multi-family dwelling structures, live-work facilities that meet the glazing and entry door requirements performance standards, but that do not meet one or more of the following minimum performance standards: (1) A minimum first floor to ceiling height of 12 feet; (2) A minimum front room depth of 35 feet; or (3) Live-Work facility units occupy a maximum of 25 percent of an individual structure’s ground floor retail frontage. d. Stand-alone parking garage. e. Live entertainment as a primary use. f. Cocktail lounges, bars, taverns not associated with a restaurant or hotel/motel use. 2. Hotels and Motels. Full-service hotels and motels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms. 3. Lighting and Security. a. Open parking areas and common open space areas shall include lighting which provides a minimum illumination of one-foot candle. Lighting fixtures shall be weather and vandal resistant. Lighting shall reflect downward and away from residential areas and public streets. b. All main entrance doors to individual dwelling units shall be equipped with 180-degree door viewers. Each main entrance door shall be equipped with a deadbolt lock with a cylinder guard, a minimum of one-inch bolt projection and a maximum-security strike plate. c. All sliding glass doors and ground floor windows shall be equipped with auxiliary locks, as approved by the Chief of Police. 4. Live-Work Facilities. Ground live-work facilities units are subject to the following requirements: a. A minimum first floor to ceiling height of 12 feet; b. A minimum front room depth of 35 feet; c. A minimum of 65 percent glazing along the front elevation; d. Double entry doors with a minimum of 80 percent transparent glass surface area; and e. Live-work facility units shall occupy a maximum of 25 percent of an individual structure’s ground floor retail frontage. 5. Mortuaries. Mortuaries and similar facilities as determined by the Review Authority are prohibited. 6. Parking Requirements. a. Minimum Parking Requirements. (1) The minimum parking requirements for all commercial uses, including restaurants, is three parking spaces per 1,000 square feet of structure area. (2) Hotel rooms: 0.75 space per lodging unit. (3) Studio and one-bedroom residential units: One parking space per unit. (4) Residential units with two or more bedrooms: One and half parking spaces per unit. b. Shared Parking. Parking shared among uses is encouraged, and a maximum of 20 percent of the parking spaces provided may be shared between two uses. For the purposes of this Article, those parking spaces shared between two uses count towards the parking requirements of both. 7. Parking Structures. Parking structures are allowed in the MU-VHD only as accessory to the primary uses of the site. 8. Outdoor Dining, Seating, and Walk-up Facilities. All outdoor-oriented facilities and designated areas shall be incidental to the primary retail or restaurant use. 9. Restaurants. Restaurants are permitted to include on-premise sales and service of beer, wine, and/or distilled spirits. 10. Trash Disposal. Each property shall provide accessible trash disposal areas. If not placed within a garage or other structure, each disposal area shall be screened from public view. Such enclosures shall provide area of sufficient size to accommodate trash and recycling bins for residential and commercial uses on-site. Trash compactors shall be located within an enclosed building. 11. Vehicle-Oriented Uses. All vehicle-oriented uses are prohibited. -This page intentionally left blank-