19.58.205 Mixed commercial-residential projects in the C-C zone.
Mixed commercial-residential projects may be allowed in the C-C zone either by right or upon the issuance of a conditional use permit depending upon the land use designation of the Chula Vista General Plan. Any mixed commercial-residential project shall be subject to the following additional standards and guidelines:
A. The commercial and residential components shall be planned and implemented together;
B. Mixed use projects shall be developed to be internally compatible between the different land uses, and may include restrictions on commercial uses and/or business hours in order to avoid conflicts with residential uses. Mixed use projects shall comply with the performance standards set forth in Chapters 19.66 (Performance Standards) and 19.68 (Performance Standards and Noise Control) CVMC;
C. The maximum allowable residential density shall be governed by the provisions of the R-3 zone based on the total project area, less any area devoted exclusively to commercial use, including commercial parking and circulation areas. The approved density may be significantly less than the maximum allowable density depending on site-specific factors, including the density and relationship of surrounding residential areas, if any;
D. Parking, access and circulation shall be largely independent for the commercial and residential components of the project. Each use component shall provide off-street parking in accordance with City standards, as provided in Chapter 19.62 CVMC;
E. The residential component shall at a minimum meet the private and common usable open space requirements of the R-3 H zone. For residential developments with studio and/or one-bedroom units (only), the usable open space or courtyards in commercial areas which are fully accessible to residents may be used by the residents and counted towards the open space requirements; however, open space intended for use by the residents shall not be accessible to the commercial area;
F. Front yard setbacks may be reduced from the minimum standard provided in CVMC 19.36.060 to allow storefronts along street frontages to maintain a pedestrian orientation at the street level and/or reduce effects on adjacent residential uses. The reduction in front yard setback will be determined through evaluation of the site design and approved by the decision making body for the permit;
G. Side and rear yard setbacks shall be a minimum of 10 feet and may be increased to provide a sensitive transition where adjacent to single-family residential neighborhoods. The increase in side and/or rear yard setback will be determined through evaluation of the site design and approved by the decision making body for the permit. Where such yard is contiguous and parallel with an alley, one-half the width of such alley shall be assumed to be a portion of such yard;
H. Additional design standards may be required to mitigate adjacency issues, and may include:
1. A six-foot-high solid or decorative metal fence may be required pursuant to CVMC 19.58.150 and 19.58.360, as may be applicable. If the fence is solid, it shall have design treatment and be articulated every six to eight feet to avoid presenting a blank wall to the street or adjacent property.
2. All exterior lighting shall focus internally and shall be kept within the property lines to decrease the light pollution onto the neighboring properties.
3. Screening and/or buffers shall be required to obscure features such as dumpsters, rear entrances, utility and maintenance structures and loading facilities.
4. Building orientation and design shall be cognizant of adjacent low-density uses, i.e., balconies shall step back a minimum of 10 feet to avoid overlooking rear yards of adjacent residential uses. (Ord. 3182 § 3(B), 2011; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2295 § 1, 1989).