Chapter 13-13. I-R Industrial Residential Mixed-Use District
Sec. 13-13.100 Specific Purposes.
In addition to the general purposes listed in Section 13-5.100, the specific purposes of the I-R industrial residential mixed-use district are to:
1. Create the opportunity for an integrated mixture of residential space and workspace in the same structure. The residential space, generally located above the workspace such as a loft, is to provide a living area for persons employed in the work space.
2. Provide lower cost, leasable or owner occupied space for start-up companies, craft workshops, cottage industries, or other businesses that require less support services or amenities than R & D or office uses and are not of an intense industrial nature incompatible with shared residential use.
3. Provide an attractive, lower cost alternative for small scale point of sale enterprises with low traffic generation such as mail order businesses.
4. Create an additional alternative and incentive for the adaptive reuse of industrial, warehouse and office buildings.
5. Attract residents interested in establishing smaller scale start-up and cottage industries in a live-work facility.
6. Allow small scale and lower intensity industrial uses that are generally compatible with the air quality, noise, vibration, and safety standards associated with residential use. [Ord. 515 § 2, 2018; ZO § 13.100.]
Sec. 13-13.200 Review of Plans and General Conditions.
Plans for all new and expanded development and uses shall be submitted to the Community Development Director as per Section 13-40.300. The following general conditions shall apply to all areas designated I-R Industrial Residential.
1. All new and expanded development shall be subject to Chapter 13-42, Design Review, and Chapter 13-48, Planned Development.
2. All new and expanded uses shall be consistent with an adopted planned development plan for the property and shall require an administrative or conditional use permit.
3. Adequate parking shall be provided on site that takes into account the different peak parking demand periods of residential and employment activities.
4. The facility should be designed to use parking areas, garages and landscaping as buffers for noise, light and glare.
5. A hazardous materials management plan for the facility is to be prepared as part of the Master Development Plan to regulate use of hazardous materials within the facility and to provide for the storage and disposal of small amounts of hazardous wastes that may be generated.
6. Standards for the generation of noise, vibration and odors within the live-work areas of the facility and procedures to ensure compliance are to be prepared as part of the Master Development Plan.
7. On-premises sales of goods not produced within the live-work units is not permitted unless such goods are an incidental and essential complement to the goods produced within the unit.
8. Work or employment within a live-work unit shall be limited to persons living within the unit and not more than 1 person not living within the unit. [Ord. 515 § 2, 2018; ZO § 13.200.]
Sec. 13-13.300 Performance Standards.
The standard performance standards for development specified in Chapter 13-31 shall be met. In addition, the following specific performance standards shall be met:
1. Live-Work Area. A minimum of 600 square feet of living area including bathroom, kitchen and sleeping area is to be provided within each live-work unit. Residential space within a live-work unit is not to exceed 1,500 square feet, unless so specified in the Master Development Plan. Not more than 50 percent of the floor area of each live-work unit shall be devoted to living area.
2. Usable Open Space. A minimum of 50 square feet of private or common usable open space shall be provide for every live-work unit. This may be provided on outdoor landscaped areas open to private or common access, or as decks, balconies, porches, or rooftop open space. The open spaces shall be designed and oriented to minimize wind exposure and maximize sun exposure.
3. Ventilation. Live-work units are to have an adequate ventilation system to serve the range of uses that could be allowed. Each live-work unit is to have at least 1 standard size window that can be opened to the outside.
4. Noise Insulation. Live-work units are to have adequate noise insulation and are to attenuate noise levels to 50 dBA or better within the living area of the unit from the noise levels generated by the range of uses that could be allowed in adjacent units.
5. Hazardous Materials. Small amounts of hazardous materials may be allowed for use within a live-work unit, as specified in the use permit, if such use does not impact the health or safety of the live-work resident or other residents within or adjacent to the building. All hazardous materials must comply with use permit specifications and be stored and disposed of according to building regulations and applicable City, State and Federal laws.
6. Safety. Live-work units and buildings must comply with any additional requirements imposed by the Building, Fire, Planning, Police, and Public Works Departments intended to protect public health, safety and welfare. [Ord. 515 § 2, 2018; Ord. 405, 2005; ZO § 13.300.]
Sec. 13-13.400 Land Use Regulations.
All new and expanded development and uses that are allowed in I-R industrial residential mixed-use district are identified in Table 13-13.1. These uses may be permitted in I-R industrial residential mixed-use district subject to compliance with Chapter 13-49 and approval by the Community Development Director. Table 13-13.1 also lists inappropriate uses that may be generally thought to be possible within a light industrial district, but which have incompatible characteristics with the purposes and allowed uses of the I-R district.
Other uses of an industrial or commercial nature that generate low volumes of traffic, can benefit from a live-work arrangement, and can be shown to be compatible with the allowed live-work industrial uses may be allowed pending approval of a conditional use permit. [Ord. 515 § 2, 2018; ZO § 13.400.]
Sec. 13-13.500 Property Development Regulations.
The property development regulations presented in Table 13-13.2 establish basic site and design requirements for the I-R industrial residential mixed-use district. All regulation standards are minimum amounts unless otherwise stated.
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I-R |
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Industrial Uses |
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Artist studios |
A |
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Arts and crafts fabrication |
A |
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“Cottage” or “start-up” industries |
A |
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General industrial uses |
— |
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Hazardous material manufacture, storage and sales |
— |
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Small scale warehousing for mail order |
A |
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Commercial Uses |
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Animal sales/services |
— |
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Automotive repair and painting |
— |
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General commercial uses requiring on-premises sales |
— |
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Gasoline or other flammable liquid/gas storage and sales |
— |
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Home occupation |
A |
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Sale of materials and products made on site |
A |
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Residential Uses |
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Caretaker and Manager Housing |
A |
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Live-work units |
A |
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Public and Quasi-Public Uses |
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Daycare Facilities (for residents and employees) |
A |
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Accessory Uses and Structures |
A(1) |
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Key to Land Use Regulations |
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A |
Administrative Use Permit Required |
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C |
Conditional Use Permit Required |
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— |
Use Not Allowed |
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(1) |
Facility or use is directly related to the primary use of site. |
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I-R |
See Also |
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Site Area (sf) |
— |
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Density (FAR)(1) |
0.50 |
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Density (du/ac) |
25 |
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Lot Size (sq ft) |
5,000(2) |
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Lot Frontage (ft) |
50(2) |
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Lot Depth (ft) |
100(2) |
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Setbacks |
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Front (ft) |
10(3) |
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Rear (ft) |
20(3) |
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Side (ft) |
5(3) |
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Corner Side (ft) |
10(3) |
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Maximum Site Coverage |
50% |
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Landscaping Minimum |
10% |
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Usable Open Space (sq ft/unit) |
50 |
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Building Height (ft) |
40 |
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Parking |
(PDP) |
Chapter 13-32 |
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Signage |
(PDP) |
Chapter 13-34 |
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Key to Land Use Regulations |
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(1) |
FAR does not apply to residential development. |
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(2) |
Lesser lot size and dimensions may be accepted in an approved planned development plan. |
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(3) |
Lesser setbacks may be accepted in an approved planned development plan. |
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(PDP) |
Or as per an approved planned development plan. |
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[Ord. 515 § 2, 2018; ZO § 13.500.]