Highlighted below: 8 of 16 extracted standards. Sections and highlights carry their own anchors. The rest quote wording that differs from this rendering of the text.

CHAPTER 20.086 - MUNS MIXED USE NORTH STATE DISTRICT#

Sec. 20.086.005 - Intent.#

The intent of the Mixed-Use North State (MUNS) zoning district is intended to encourage mixed-use development with commercial uses encouraged at street level, retail and service businesses, residential uses, processing, manufacturing, and assembly. Mixed-use development shall combine two (2) or more of the permitted uses listed in this Chapter along with some form of public open space. Single-use development is discouraged.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.010 - Permitted Uses.#

The following use types are permitted uses provided the development of any permitted residential use occurs in conjunction with at least one (1) different permitted commercial or civic use type on the same property, as a live-work use, or is part of a mixed use project: Definitions for live-work use and mixed use are contained in Chapter 20.008 Definitions.

(A) Residential Use Types (See Chapter 20.016).

Assisted Living Residential Care Facility;
Day Care Facility;
Employee Housing;
Family Residential—single-family;
Family Residential—two-family;
Family Residential—multifamily;
Low Barrier Navigation Center;
Supportive Housing;
Transitional Housing.

(B) Civic Use Types (See Chapter 20.020).

Administrative services, government;
Clinic services;
Cultural exhibits and library services;
Essential services;
Group care;
Lodge, fraternal and civic assembly;
Religious assembly;
Day Care Facilities/small schools.

Administrative & Business Offices;
Communication Services;
Eating and Drinking Establishments;
Food and Beverage Retail Sales;
Medical Services;
Personal Services;
Repair Services, Consumer;
Retail Sales, General.

(D) Industrial Use Types (See Chapter 20.028).

Custom Manufacturing

(E) Accessory uses as provided in Chapter 20.164.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.015 - Uses Subject to an Administrative Permit.#

The following uses are permitted in a mixed use project upon issuance of an Administrative Permit:

(A) Agricultural Use Types (See Chapter 20.032).

Animal Raising—Personal.

(B) Civic Use Types (See Chapter 20.020).

Ambulance services;
Fire and police protection services;
Minor impact utilities;
Community Recreation.

Laundry services;
Redemption Centers.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.020 - Uses Subject to a Use Permit.#

The following use types are permitted in a mixed use project upon securing a Use Permit:

(A) Civic Use Types (See Chapter 20.020).

Educational facilities;
Major impact facilities;
Major impact services and utilities.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.025 - Minimum Lot Area.#

There is no minimum lot area.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.030 - Maximum Dwelling Density.#

Use Type	Maximum Density
Single Family Residential	one (1) unit per seven thousand (7,000) square feet
Multi-Family Residential	one (1) unit per one thousand five hundred (1,500) square feet

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.035 - Minimum Front and Rear Yard.#

Use Type	Front Yard	Rear Yard
Residential Use	Twenty (20) feet	Twenty (20) feet
Non-Residential Use	None	None, except that a twenty-foot rear yard is required adjoining any district other than MU-2, MUBST, commercial, or industrial

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.040 - Minimum Side Yard.#

Use Type	Side Yard
Residential Use	Six (6) feet
Non-Residential Use	None, except that a five-foot side yard is required adjoining any district other than commercial or industrial

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.045 - Building Height Limit.#

Fifty (50) feet.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.050 - Building Floor Area Ratio.#

Use Type	Floor Area Ratio
Residential Use	None
Non-Residential Use	Three-tenths (0.3) minimum; One (1.0) maximum

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.055 - Mixed Use Compatibility Standards.#

All permitted mixed use projects shall be consistent with the Mixed Use Compatibility Standards stated in this section and are encouraged to incorporate design principles and examples contained in the Community Design Guidelines to the extent feasible. Any permitted mixed use project determined to be inconsistent with these standards shall be subject to a discretionary permit as described in Section 20.086.060, Mixed Use Development Review.

(A) Land Use#

Structures and site improvements associated with mixed use projects shall be developed and operated according to the following land use standards.

(1) Site Improvements#

Building siting and orientation, and landscape improvements shall integrate pedestrian circulation. Site and landscape improvements shall incorporate outdoor pedestrian use areas such as courtyards and plazas (which could include amenities such as trellises, raised planters, and landscaped berms) and other structures that create semi-protected outdoor spaces. Pedestrian use areas shall be visible from street corridors and pedestrian access routes.

(2) Separation#

Separation between use types, whether the uses are located on the same parcel or not, shall be required as stated below, in addition to minimum side and rear yards specified in this chapter.

(a) Residential uses shall be separated from non-residential uses as follows:

No less than three hundred (300) feet from any industrial use on the same site or from an industrial zoning district.§
No less than eleven (11) feet from any commercial or civic use on the same site, except that a residential use may be located in the same or abutting structure containing a commercial and/or civic use.§

(b) Where residential and non-residential separation is required, landscape areas shall be provided in the separation area (including property lines setbacks) to prevent noise, lighting, and privacy intrusion. Pedestrian activity areas and circulation improvements are allowed in the separation area; trash enclosures are prohibited.

(c) Notwithstanding the minimum side and rear yard setbacks of this chapter, a fifty-foot setback and a fence or wall no less than six (6) feet high is required along a side or rear property line of an adjacent parcel within Agricultural Land, as defined by Section 10A.13.010 of the Mendocino County Code, or a parcel developed with an Agricultural Use Type (Chapter 20.032) exceeding one (1) acre in size.

(d) No portion of a wall or fence shall be used for advertising or display. No barbed wire or concertina wire may be used as fencing material.§

(3) Utilities#

(a) All utilities including but not limited to electrical power, telecommunications, and cable television shall be placed underground to the extent practicable, taking into account economic and environmental factors.

(b) If utilities, communications towers, and devices must be above ground they shall be designed and located to minimize visual impact and clutter, using techniques such as screening and shared use of facilities.

(4) Land Use Limitations#

(a) All industrial use operations, excluding delivery docks, shall be enclosed within a building.

(b) Commercial and industrial loading areas, trash enclosures, utility meters, and mechanical and electrical equipment shall be located as far as possible from residential uses and shall be screened from view from the residential portion of the project and any adjoining residential use.

(d) All new uses shall comply with the General Plan Noise Policies (Development Element, Chapter 3, DE-93 to DE-110).

(B) Parking#

Notwithstanding the applicable provisions of Chapter 20.180 Off-Street Parking, the following additional off-street parking and circulation requirements shall apply.

(1) On-site circulation and parking shall be provided and continuously maintained according to an approved parking plan illustrating the location, number and configuration of parking spaces for vehicles and bicycles, vehicle and pedestrian circulation improvements, truck loading areas and travel path, and emergency vehicle access, public transit stops, and public areas.

(2) The number and configuration of parking and circulation shall be consistent with parking standards (Chapter 20.180 Off-Street Parking) except that a reduction in the number of off-street parking spaces, consistent with Section 20.180.010 of the County Code, may be granted when the project includes shared parking facilities, affordable housing, and transit improvements.

(3) Shared driveway access between neighboring uses and parcels shall be encouraged. Wherever possible, driveway access shall be provided at the property boundary to permit future negotiations of shared access agreements when adjoining parcels are developed. Where shared access is provided, a twenty-five (25) percent reduction in the required parking spaces for all commercial uses shall be permitted for each participating parcel.§

(4) Instead of locating a single parking lot on the street frontage, separate parking areas shall be established throughout the mixed use project, away from the street frontage and, to the extent possible, not located between building groups. When feasible, parking within or under buildings is encouraged.

(5) All new development shall be required to provide sidewalks along any street frontage and shall provide on-site pedestrian walkways that directly link all parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. The walkway shall be a minimum of five (5) feet in width and shall be constructed of concrete, pavers, or similar sidewalk material that is firm, stable, and slip-resistant.§ Walkways may be located within the landscaping/walkway corridors of the public rights-of-way. The specific location of pedestrian walkways shall be determined by each property owner. However, narrow linear strips of landscaping between walkways and streets shall be discouraged. Required walkways shall connect to existing walkways on adjacent properties, and where such adjacent walkways have not been developed, the required walkways shall be located in areas where the future continuation of the walkway across adjoining properties is feasible.

(C) Landscape#

Utilizing climate adapted plants supported by low volume irrigation systems, landscape improvements shall be provided and continuously maintained throughout and along the perimeter of the mixed use development site, subject to State of California Water Conservation in Landscape Act of 1990 and the following standards.

(1) No less than ten (10) percent of the gross parking and circulation area shall be dedicated to and continuously maintained as landscape areas.§

(2) Parking lot shade trees, selected from the Mixed Use Design Guideline Master Tree List, shall be provided and continuously maintained at a minimum rate of one (1) tree per five (5) parking spaces.

(3) Drainage swales and similar stormwater retention features shall be integrated with the design and location of landscape improvements.

(4) Planting areas, no less than ten (10) feet wide, shall separate parking lots from property lines and buildings.§

(5) A landscape improvement bond or another form of surety acceptable to the Planning Director shall be offered prior to the issuance of a building permit to commence construction of the project and will be released three (3) years after the completion of the landscape installation upon demonstrating the landscaping is established and maintained according to the approved landscape improvement plan.

(D) Lighting#

The location, intensity, and shielding of all exterior lighting for buildings, businesses, landscaping, streets and parking lots, and recreational and public areas shall be downward shielded and that are operated on a limited night schedule so as to avoid or prevent the illumination of adjoining uses or areas or the night sky.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

CHAPTER 20.086 - MUNS MIXED USE NORTH STATE DISTRICT#

Sec. 20.086.005 - Intent.#

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.010 - Permitted Uses.#

(Content not provided in source text.)

Sec. 20.086.015 - Uses Subject to an Administrative Permit.#

(Content not provided in source text.)

Sec. 20.086.020 - Uses Subject to a Use Permit.#

(Content not provided in source text.)

Sec. 20.086.025 - Minimum Lot Area.#

(Content not provided in source text.)

Sec. 20.086.030 - Maximum Dwelling Density.#

(Content not provided in source text.)

Sec. 20.086.035 - Minimum Front and Rear Yard.#

(Content not provided in source text.)

Sec. 20.086.040 - Minimum Side Yard.#

(Content not provided in source text.)

Sec. 20.086.045 - Building Height Limit.#

(Content not provided in source text.)

Sec. 20.086.050 - Building Floor Area Ratio.#

(Content not provided in source text.)

Sec. 20.086.055 - Mixed Use Compatibility Standards.#

(Content not provided in source text.)

Sec. 20.086.060 - Mixed Use Development Review.#

This section will implement the goals and policies of the Ukiah Valley Area Plan by providing site planning, architectural design guidance, and criteria for commercial uses in mixed use projects. The intent of this process is to develop aesthetically appealing urban form, which reflects the rural, small town character of the Ukiah Valley, protect and enhance the natural beauty and scenic view sheds, and reinforce the uniqueness of existing communities.

(A) Development Review#

All development within the MUNS is subject to one (1) of the following review processes unless the development is: (1) a façade improvement; (2) A one-time addition/expansion of an existing structure(s) not to exceed five hundred (500) square feet per site; and (3) minor amendments to previously approved plans, or a change in use of existing structure(s) that do not require additional parking, and will not generate substantial amounts of additional traffic, noise, or other potential nuisances.

(1) Zoning Clearance#

A project shall be eligible for zoning clearance through the building permit process when it is a mixed use project, includes only permitted uses listed in Section 20.086.010, and is consistent with the Mixed Use Compatibility Standards contained in Section 20.086.055, and will develop a site not to exceed forty thousand (40,000) square feet.

(2) Administrative Permit#

A project shall be subject to an administrative permit in accordance with Chapter 20.192 when the project only includes permitted uses listed in Section 20.086.010, is consistent with the Mixed Use Compatibility Standards contained in Section 20.086.055, and will develop a site exceeding forty thousand (40,000) square feet. In addition, a project shall be subject to an administrative permit when any of the following apply:

(a) The project contains only a single permitted use.

(b) The project includes permitted uses listed in Section 20.086.010 Permitted Uses and will require an exception from the Mixed Use Compatibility Standards in Section 20.086.055.

(3) Use Permit#

A project shall be subject to a use permit under the original jurisdiction of the Planning Commission, in accordance with Chapter 20.196, and is subject to CEQA review when the project includes any use listed in Section 20.086.020, Uses Subject to a Use Permit, including a project that requires an exception to the Mixed Use Compatibility Standards contained in Section 20.086.055.

(B) Submittal Requirement#

The following submittal requirements govern the submittal, review, and action on the Mixed Use Development Plan, when it is required.

(1) General#

A Mixed Use Development Plan shall be submitted for any mixed use project subject to an administrative permit or use permit as specified by section 20.086.060(A).

(2) Mixed Use Development Plan Required Elements#

In addition to the information and plans otherwise required for an administrative permit or use permit, a Mixed Use Development Plan is required and shall include, but is not limited to, the following information:

(a) A detailed site plan at a scale that is sufficient to fully illustrate proposed uses and site improvements as well as a Preliminary Development Plan, as defined in Chapter 20.008.

(b) Building elevation drawings of all proposed structures showing exterior wall color and material, and exterior lighting of proposed and existing development on all sides of the structure. The Community Design Guidelines shall be applied to all mixed use projects subject to Mixed Use Development Review.

(d) A landscaping plan detailing all new and existing landscaping to be incorporated into the design of the project including pedestrian walkway improvements, location of existing and proposed vegetation, including removed vegetation and trees, public amenities, landscape lighting, fencing, and irrigation improvements. The landscape plan must include a planting and lighting schedule noting the size, number, and type of plant materials and light fixtures.

(e) A parking and circulation plan showing the location of and access to parking spaces, loading zones, delivery docks, transit improvements, bicycle parking, parking lot landscape areas (detailed by the landscape plan), and lighting. The parking and circulation plan shall include a schedule showing the number and size of required off-street parking based the County's parking requirements.

(C) Supplemental Findings#

The Zoning Administrator and/or Planning Commission shall make the following supplemental findings when acting to approve any discretionary project (i.e., administrative permit or use permit) within the MUNS zoning district. The findings shall not be vague and conclusory. The findings shall be sufficiently detailed to inform a reviewing court of the basis of the action by bridging the gap between the evidence and the decision-maker's conclusions, and shall be based upon evidence contained in the administrative record. Failure to make findings that support the following determinations shall result in a denial of the Mixed Use Development Plan application.

The proposed mixed use project, including one needing an exception from the Mixed Use Compatibility Standards, will substantially fulfill the intent and purpose of the MUNS zoning district and Community Design Guidelines, by accomplishing the following.

(1) Land Use#

The project will—

(a) Preserve the character of the neighborhood; will protect the community's character, provide for harmonious and orderly development, and create a desirable environment for the occupants, neighbors, and visiting public.

(b) Include appropriate use of materials, textures, and colors, which will remain aesthetically appealing and appropriately maintained; and will locate and orient windows, doorways, and outdoor use areas to minimize the potential impacts from heat, glare, noise, or other disturbances caused by on-site or off-site sources.

(c) Locate structure(s) on the parcel which are compatible with the location and orientation of other structures in the immediate neighborhood that conform to applicable setback requirements.

(d) Be compatible with other uses on the property.

Conditions of project approval may be imposed on a Mixed Use Development Plan.

(1)#

In approving a Mixed Use Development Plan, the Zoning Administrator or Planning Commission may include such conditions as are deemed reasonable and necessary to maintain or assure (1) compliance with the standards/criteria listed in Section 20.086.055, Mixed Use Compatibility Standards; and (2) the mitigation of any "significant adverse environmental impacts" of the development as may be required by the California Environment Quality Act. Nothing in this Section shall be construed to limit the discretion of the authority of the Zoning Administrator or Planning Commission to require conditions.

(2)#

The Zoning Administrator or Planning Commission may condition a Mixed Use Development Plan to prohibit occupancy of a project building until an inspection has been made which finds that the project building, landscaping and other required improvements have been completed, and the project complies with all conditions specifically required to be completed prior to occupancy. If a Mixed Use Development Plan is so conditioned, the Planning Director shall notify the County Building Official of such conditions. If a building permit is issued for a building or structure which is subject to a Mixed Use Development Plan so conditioned, the Building Official shall not approve a final inspection of such building or structure until the conditions have been satisfied. The Planning Commission or the Zoning Administrator may also require conditions be completed prior to the issuance of building permits.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

CHAPTER 20 - TABLE OF CONTENTS#

CHAPTER 20.004 - GENERAL¹#

CHAPTER 20.008 - DEFINITIONS²#

CHAPTER 20.012 - USE CLASSIFICATIONS³#

CHAPTER 20.016 - RESIDENTIAL USE TYPES⁴#

CHAPTER 20.020 - CIVIC USE TYPES⁵#

CHAPTER 20.024 - COMMERCIAL USE TYPES⁶#

CHAPTER 20.028 - INDUSTRIAL USE TYPES#

CHAPTER 20.032 - AGRICULTURAL USE TYPES#

CHAPTER 20.036 - EXTRACTIVE USE TYPES⁷#

CHAPTER 20.040 - ESTABLISHMENT OF ZONING DISTRICTS⁸#

CHAPTER 20.044 - "S-R" SUBURBAN RESIDENTIAL DISTRICT⁹#

CHAPTER 20.048 - "R-R" RURAL RESIDENTIAL DISTRICT¹⁰#

CHAPTER 20.052 - "A-G" AGRICULTURAL DISTRICT¹¹#

CHAPTER 20.056 - U-R UPLAND RESIDENTIAL DISTRICT¹²#

CHAPTER 20.060 - R-L RANGELAND DISTRICT¹³#

CHAPTER 20.064 - F-L FOREST LAND DISTRICT¹⁴#

CHAPTER 20.068 - TPZ TIMBERLAND PRODUCTION ZONING DISTRICT¹⁵#

CHAPTER 20.072 - R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT¹⁶#

CHAPTER 20.076 - R-2 TWO-FAMILY RESIDENTIAL DISTRICT¹⁷#

CHAPTER 20.080 - R-3 MULTIPLE-FAMILY RESIDENTIAL DISTRICT¹⁸#

CHAPTER 20.084 - R-C RURAL COMMUNITY DISTRICT¹⁹#

CHAPTER 20.085 - MU-2 GENERAL MIXED USE DISTRICT²⁰#

CHAPTER 20.086 - MUNS MIXED USE NORTH STATE DISTRICT#

Sec. 20.086.005 - Intent.
Sec. 20.086.010 - Permitted Uses.
Sec. 20.086.015 - Uses Subject to an Administrative Permit.
Sec. 20.086.020 - Uses Subject to a Use Permit.
Sec. 20.086.025 - Minimum Lot Area.
Sec. 20.086.030 - Maximum Dwelling Density.
Sec. 20.086.035 - Minimum Front and Rear Yard.
Sec. 20.086.040 - Minimum Side Yard.
Sec. 20.086.045 - Building Height Limit.
Sec. 20.086.050 - Building Floor Area Ratio.
Sec. 20.086.055 - Mixed Use Compatibility Standards.
Sec. 20.086.060 - Mixed Use Development Review.

CHAPTER 20.087 - MUBST MIXED USE BRUSH STREET TRIANGLE DISTRICT#

CHAPTER 20.088 - C-1 LIMITED COMMERCIAL DISTRICT²¹#

CHAPTER 20.092 - C-2 GENERAL COMMERCIAL DISTRICT²²#

CHAPTER 20.096 - I-1 LIMITED INDUSTRIAL DISTRICT²³#

CHAPTER 20.100 - I-2 GENERAL INDUSTRIAL DISTRICT²⁴#

CHAPTER 20.102 - P-I PINOLEVILLE INDUSTRIAL DISTRICT²⁵#

CHAPTER 20.104 - O-S OPEN SPACE DISTRICT²⁶#

CHAPTER 20.108 - P-F PUBLIC FACILITIES DISTRICT²⁷#

CHAPTER 20.112 - RESERVED²⁸#

CHAPTER 20.114 - "AZ" AIRPORT ZONE COMBINING DISTRICT²⁹#

CHAPTER 20.116 - "C" CLUSTER COMBINING DISTRICT³⁰#

CHAPTER 20.118 - "CA" CANNABIS ACCOMMODATION COMBINING DISTRICT#

CHAPTER 20.119 - "CP" COMMERCIAL CANNABIS PROHIBITION COMBINING DISTRICT#

CHAPTER 20.120 - RESERVED³¹#

CHAPTER 20.124 - "IS" ISOLATED SERVICE COMBINING DISTRICT³²#

CHAPTER 20.128 - RESERVED³³#

CHAPTER 20.132 - "L" SPECIAL MINIMUM LOT SIZE COMBINING DISTRICT#

CHAPTER 20.134 - "MP" MINERAL PROCESSING COMBINING DISTRICT³⁴#

CHAPTER 20.136 - PD PLANNED DEVELOPMENT COMBINING DISTRICT³⁵#

CHAPTER 20.138 - "P" PLAN COMBINING DISTRICT#

CHAPTER 20.140 - RESERVED³⁶#

CHAPTER 20.144 - "SS" SEISMIC STUDY COMBINING DISTRICT#

CHAPTER 20.146 - "R" COMMERCIAL RESORT COMBINING DISTRICT#

CHAPTER 20.147 - COMMUNITY CHARACTER COMBINING DISTRICT#

CHAPTER 20.148 - RESERVED³⁷#

CHAPTER 20.152 - GENERAL PROVISIONS AND EXCEPTIONS DISTRICTS³⁸#

CHAPTER 20.156 - HOME OCCUPATIONS#

CHAPTER 20.160 - COTTAGE INDUSTRIES³⁹#

CHAPTER 20.164 - ACCESSORY USE REGULATIONS⁴⁰#

CHAPTER 20.166 - ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS#

CHAPTER 20.168 - TEMPORARY USE REGULATIONS⁴¹#

CHAPTER 20.170 - MOVEABLE TINY HOMES#

CHAPTER 20.172 - MOBILE HOMES AND MOBILE HOME PARKS⁴²#

CHAPTER 20.176 - RECREATIONAL VEHICLE PARKS AND CAMPGROUNDS⁴³#

CHAPTER 20.180 - OFF-STREET PARKING⁴⁴#

CHAPTER 20.184 - SIGN REGULATIONS⁴⁵#

CHAPTER 20.188 - DEVELOPMENT REVIEW#

CHAPTER 20.190 - ADMINISTRATION#

CHAPTER 20.192 - ADMINISTRATIVE PERMITS⁴⁶#

CHAPTER 20.196 - USE PERMITS⁴⁷#

CHAPTER 20.200 - VARIANCES⁴⁸#

CHAPTER 20.204 - NONCONFORMING USES AND STRUCTURES⁴⁹#

CHAPTER 20.206 - RESERVED⁵⁰#

CHAPTER 20.208 - APPEALS⁵¹#

CHAPTER 20.212 - AMENDMENTS TO THE GENERAL PLAN, SPECIFIC PLAN, ZONING CODE, AND ZONING MAP⁵²#

CHAPTER 20.216 - ENFORCEMENT, LEGAL PROCEDURE AND PENALTIES⁵³#

CHAPTER 20.220 - RESERVED⁵⁴#

CHAPTER 20.224 - RESERVED⁵⁵#

CHAPTER 20.228 - RESERVED⁵⁶#

CHAPTER 20.232 - DEVELOPMENT REVIEW PROCESS FOR BROOKTRAILS TOWNSHIP#

CHAPTER 20.234 - AFFORDABLE HOUSING AND DENSITY BONUSES#

CHAPTER 20.236 - TOWERS AND ANTENNAS⁵⁷#

CHAPTER 20.238 - RESERVED⁵⁸#

CHAPTER 20.239 - REQUESTS FOR REASONABLE ACCOMODATIONS UNDER THE FAIR HOUSING ACTS⁵⁹#

CHAPTER 20.240 - DEVELOPMENT REVIEW WITHIN THE BRUSH STREET TRIANGLE#

CHAPTER 20.242 - CANNABIS CULTIVATION SITES⁶⁰#

CHAPTER 20.243 - CANNABIS FACILITIES⁶¹#

APPENDIX A - INDUSTRIAL USES WHICH NORMALLY WILL NOT REQUIRE DEVELOPMENT REVIEW#

APPENDIX B - INDUSTRIAL USES WHICH REQUIRE ENVIRONMENTAL REVIEW#

APPENDIX C - EXTERIOR NOISE LIMIT STANDARDS#

Mendocino County Unincorporated City Zoning Code

Chapter 20.086 - Mixed Use (MUNS) District#

Sec. 20.086.010 - Permitted Uses#

(A) Residential Use Types (See Chapter 20.016)#

Assisted Living Residential Care Facility;
Day Care Facility;
Employee Housing;
Family Residential—single-family;
Family Residential—two-family;
Family Residential—multifamily;
Low Barrier Navigation Center;
Supportive Housing;
Transitional Housing.

(B) Civic Use Types (See Chapter 20.020)#

Administrative services, government;
Clinic services;
Cultural exhibits and library services;
Essential services;
Group care;
Lodge, fraternal and civic assembly;
Religious assembly;
Day Care Facilities/small schools.

(C) Commercial Use Types (See Chapter 20.024)#

Administrative & Business Offices;
Communication Services;
Eating and Drinking Establishments;
Food and Beverage Retail Sales;
Medical Services;
Personal Services;
Repair Services, Consumer;
Retail Sales, General.

(D) Industrial Use Types (See Chapter 20.028)#

Custom Manufacturing

(E) Accessory uses as provided in Chapter 20.164#

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.015 - Uses Subject to an Administrative Permit#

The following uses are permitted in a mixed use project upon issuance of an Administrative Permit:

(A) Agricultural Use Types (See Chapter 20.032)#

Animal Raising—Personal.

(B) Civic Use Types (See Chapter 20.020)#

Ambulance services;
Fire and police protection services;
Minor impact utilities;
Community Recreation.

(C) Commercial Use Types (See Chapter 20.024)#

Laundry services;
Redemption Centers.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.020 - Uses Subject to a Use Permit#

The following use types are permitted in a mixed use project upon securing a Use Permit:

(A) Civic Use Types (See Chapter 20.020)#

Educational facilities;
Major impact facilities;
Major impact services and utilities.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.025 - Minimum Lot Area#

There is no minimum lot area.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.030 - Maximum Dwelling Density#

Use Type	Maximum Density
Single Family Residential	one (1) unit per seven thousand (7,000) square feet
Multi-Family Residential	one (1) unit per one thousand five hundred (1,500) square feet

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.035 - Minimum Front and Rear Yard#

Use Type	Front Yard	Rear Yard
Residential Use	Twenty (20) feet	Twenty (20) feet
Non-Residential Use	None	None, except that a twenty-foot rear yard is required adjoining any district other than MU-2, MUBST, commercial, or industrial

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.040 - Minimum Side Yard#

Use Type	Side Yard
Residential Use	Six (6) feet
Non-Residential Use	None, except that a five-foot side yard is required adjoining any district other than commercial or industrial

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.045 - Building Height Limit#

Fifty (50) feet.

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.050 - Building Floor Area Ratio#

Use Type	Minimum FAR	Maximum FAR
Residential Use	None	None
Non-Residential Use	Three-tenths (0.3)	One (1.0)

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.055 - Mixed Use Compatibility Standards#

(A) Land Use#

Structures and site improvements associated with mixed use projects shall be developed and operated according to the following land use standards.

(1) Site Improvements#

(2) Separation#

Separation between use types, whether the uses are located on the same parcel or not, shall be required as stated below, in addition to minimum side and rear yards specified in this chapter.

(a) Residential uses shall be separated from non-residential uses as follows:#

No less than three hundred (300) feet from any industrial use on the same site or from an industrial zoning district.
No less than eleven (11) feet from any commercial or civic use on the same site, except that a residential use may be located in the same or abutting structure containing a commercial and/or civic use.

All new uses shall comply with the General Plan Noise Policies (Development Element, Chapter 3, DE-93 to DE-110).

(B) Parking#

Notwithstanding the applicable provisions of Chapter 20.180 Off-Street Parking, the following additional off-street parking and circulation requirements shall apply.

(1)#

On-site circulation and parking shall be provided and continuously maintained according to an approved parking plan illustrating the location, number and configuration of parking spaces for vehicles and bicycles, vehicle and pedestrian circulation improvements, truck loading areas and travel path, and emergency vehicle access, public transit stops, and public areas.

(2)#

The number and configuration of parking and circulation shall be consistent with parking standards (Chapter 20.180 Off-Street Parking) except that a reduction in the number of off-street parking spaces, consistent with Section 20.180.010 of the County Code, may be granted when the project includes shared parking facilities, affordable housing, and transit improvements.

(3)#

Shared driveway access between neighboring uses and parcels shall be encouraged. Wherever possible, driveway access shall be provided at the property boundary to permit future negotiations of shared access agreements when adjoining parcels are developed. Where shared access is provided, a twenty-five (25) percent reduction in the required parking spaces for all commercial uses shall be permitted for each participating parcel.

(4)#

Instead of locating a single parking lot on the street frontage, separate parking areas shall be established throughout the mixed use project, away from the street frontage and, to the extent possible, not located between building groups. When feasible, parking within or under buildings is encouraged.

(5)#

All new development shall be required to provide sidewalks along any street frontage and shall provide on-site pedestrian walkways that directly link all parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. The walkway shall be a minimum of five (5) feet in width and shall be constructed of concrete, pavers, or similar sidewalk material that is firm, stable, and slip-resistant. Walkways may be located within the landscaping/walkway corridors of the public rights-of-way. The specific location of pedestrian walkways shall be determined by each property owner. However, narrow linear strips of landscaping between walkways and streets shall be discouraged. Required walkways shall connect to existing walkways on adjacent properties, and where such adjacent walkways have not been developed, the required walkways shall be located in areas where the future continuation of the walkway across adjoining properties is feasible.

(C) Landscape#

(1)#

No less than ten (10) percent of the gross parking and circulation area shall be dedicated to and continuously maintained as landscape areas.

(2)#

Parking lot shade trees, selected from the Mixed Use Design Guideline Master Tree List, shall be provided and continuously maintained at a minimum rate of one (1) tree per five (5) parking spaces.

(3)#

Drainage swales and similar stormwater retention features shall be integrated with the design and location of landscape improvements.

(4)#

Planting areas, no less than ten (10) feet wide, shall separate parking lots from property lines and buildings.

(5)#

A landscape improvement bond or another form of surety acceptable to the Planning Director shall be offered prior to the issuance of a building permit to commence construction of the project and will be released three (3) years after the completion of the landscape installation upon demonstrating the landscaping is established and maintained according to the approved landscape improvement plan.

(D) Lighting#

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Sec. 20.086.060 - Mixed Use Development Review#

(A) Development Review#

(1) Zoning Clearance#

(2) Administrative Permit#

(a)#

The project contains only a single permitted use.

(b)#

The project includes permitted uses listed in Section 20.086.010 Permitted Uses and will require an exception from the Mixed Use Compatibility Standards in Section 20.086.055.

(c)#

The project includes uses listed in Section 20.086.015, Uses Subject to an Administrative Permit.

(3) Use Permit#

(B) Submittal Requirement#

The following submittal requirements govern the submittal, review, and action on the Mixed Use Development Plan, when it is required.

(1) General#

A Mixed Use Development Plan shall be submitted for any mixed use project subject to an administrative permit or use permit as specified by section 20.086.060(A).

(2) Mixed Use Development Plan Required Elements#

(a)#

A detailed site plan at a scale that is sufficient to fully illustrate proposed uses and site improvements as well as a Preliminary Development Plan, as defined in Chapter 20.008.

(b)#

Building elevation drawings of all proposed structures showing exterior wall color and material, and exterior lighting of proposed and existing development on all sides of the structure. The Community Design Guidelines shall be applied to all mixed use projects subject to Mixed Use Development Review.

(c)#

A building floor plan of the proposed structure delineating each building or portion thereof by use type.

(d)#

A landscaping plan detailing all new and existing landscaping to be incorporated into the design of the project including pedestrian walkway improvements, location of existing and proposed vegetation, including removed vegetation and trees, public amenities, landscape lighting, fencing, and irrigation improvements. The landscape plan must include a planting and lighting schedule noting the size, number, and type of plant materials and light fixtures.

(e)#

A parking and circulation plan showing the location of and access to parking spaces, loading zones, delivery docks, transit improvements, bicycle parking, parking lot landscape areas (detailed by the landscape plan), and lighting. The parking and circulation plan shall include a schedule showing the number and size of required off-street parking based the County's parking requirements.

(2)#

(Ord. No. 4538, § 21(Exh. A), 9-10-2024)

Chapter 23

CHAPTER 20.086 - MUNS MIXED USE NORTH STATE DISTRICT#

Sec. 20.086.005 - Intent.#

Sec. 20.086.010 - Permitted Uses.#

Sec. 20.086.015 - Uses Subject to an Administrative Permit.#

Sec. 20.086.020 - Uses Subject to a Use Permit.#

Sec. 20.086.025 - Minimum Lot Area.#

Sec. 20.086.030 - Maximum Dwelling Density.#

Sec. 20.086.035 - Minimum Front and Rear Yard.#

Sec. 20.086.040 - Minimum Side Yard.#

Sec. 20.086.045 - Building Height Limit.#

Sec. 20.086.050 - Building Floor Area Ratio.#

Sec. 20.086.055 - Mixed Use Compatibility Standards.#

(A) Land Use#

(1) Site Improvements#

(2) Separation#

(3) Utilities#

(4) Land Use Limitations#

(B) Parking#

(C) Landscape#

(D) Lighting#

CHAPTER 20.086 - MUNS MIXED USE NORTH STATE DISTRICT#

Sec. 20.086.005 - Intent.#

Sec. 20.086.010 - Permitted Uses.#

Sec. 20.086.015 - Uses Subject to an Administrative Permit.#

Sec. 20.086.020 - Uses Subject to a Use Permit.#

Sec. 20.086.025 - Minimum Lot Area.#

Sec. 20.086.030 - Maximum Dwelling Density.#

Sec. 20.086.035 - Minimum Front and Rear Yard.#

Sec. 20.086.040 - Minimum Side Yard.#

Sec. 20.086.045 - Building Height Limit.#

Sec. 20.086.050 - Building Floor Area Ratio.#

Sec. 20.086.055 - Mixed Use Compatibility Standards.#

Sec. 20.086.060 - Mixed Use Development Review.#

(A) Development Review#

(1) Zoning Clearance#

(2) Administrative Permit#

(3) Use Permit#

(B) Submittal Requirement#

(1) General#

(2) Mixed Use Development Plan Required Elements#

(C) Supplemental Findings#

(1) Land Use#

(2) Parking#

(3) Landscape#

(4) Lighting#

(D) Conditions of Approval#

(1)#

(2)#

CHAPTER 20 - TABLE OF CONTENTS#

CHAPTER 20.004 - GENERAL¹#

CHAPTER 20.008 - DEFINITIONS²#

CHAPTER 20.012 - USE CLASSIFICATIONS³#

CHAPTER 20.016 - RESIDENTIAL USE TYPES⁴#

CHAPTER 20.020 - CIVIC USE TYPES⁵#

CHAPTER 20.024 - COMMERCIAL USE TYPES⁶#

CHAPTER 20.028 - INDUSTRIAL USE TYPES#

CHAPTER 20.032 - AGRICULTURAL USE TYPES#

CHAPTER 20.036 - EXTRACTIVE USE TYPES⁷#

CHAPTER 20.040 - ESTABLISHMENT OF ZONING DISTRICTS⁸#

CHAPTER 20.044 - "S-R" SUBURBAN RESIDENTIAL DISTRICT⁹#

CHAPTER 20.048 - "R-R" RURAL RESIDENTIAL DISTRICT¹⁰#

CHAPTER 20.052 - "A-G" AGRICULTURAL DISTRICT¹¹#

CHAPTER 20.056 - U-R UPLAND RESIDENTIAL DISTRICT¹²#

CHAPTER 20.060 - R-L RANGELAND DISTRICT¹³#

CHAPTER 20.064 - F-L FOREST LAND DISTRICT¹⁴#

CHAPTER 20.068 - TPZ TIMBERLAND PRODUCTION ZONING DISTRICT¹⁵#

CHAPTER 20.072 - R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT¹⁶#

CHAPTER 20.076 - R-2 TWO-FAMILY RESIDENTIAL DISTRICT¹⁷#

CHAPTER 20.080 - R-3 MULTIPLE-FAMILY RESIDENTIAL DISTRICT¹⁸#

CHAPTER 20.084 - R-C RURAL COMMUNITY DISTRICT¹⁹#

CHAPTER 20.085 - MU-2 GENERAL MIXED USE DISTRICT²⁰#

CHAPTER 20.086 - MUNS MIXED USE NORTH STATE DISTRICT#

CHAPTER 20.087 - MUBST MIXED USE BRUSH STREET TRIANGLE DISTRICT#

CHAPTER 20.088 - C-1 LIMITED COMMERCIAL DISTRICT²¹#

CHAPTER 20.092 - C-2 GENERAL COMMERCIAL DISTRICT²²#

CHAPTER 20.096 - I-1 LIMITED INDUSTRIAL DISTRICT²³#

CHAPTER 20.100 - I-2 GENERAL INDUSTRIAL DISTRICT²⁴#

CHAPTER 20.102 - P-I PINOLEVILLE INDUSTRIAL DISTRICT²⁵#

CHAPTER 20.104 - O-S OPEN SPACE DISTRICT²⁶#