Chapter 18.22
MX – MIXED-USE DISTRICTS

Sections:

18.22.010    Specific purposes – Summary of mixed-use districts.

18.22.020    Land use regulations for all mixed-use districts.

18.22.030    Property development regulations in the mixed-use districts.

18.22.040    Additional development regulations corresponding to Schedule 18.22.030.

18.22.010 Specific purposes – Summary of mixed-use districts.

A. Specific purposes. In addition to the general purposes listed in PHMC § 18.05.020, the specific purposes of mixed-use districts are to:

1. Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors.

2. Allow a variety of compatible land uses that provide flexibility to property and/or business owners.

3. Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards.

4. Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments.

B. Summary of mixed-use districts. Four mixed-use districts are established to carry out these purposes:

1. MX-NB mixed-use neighborhood districts. The MX-NB district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zone to provide a mix of compact single-family, multiple-family residential, and commercial uses located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of compact single-family in horizontal format, townhouses, condominiums, or apartments at a density between one and 20 units per acre.

2. MX mixed-use districts. The MX district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multiple-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 12 and 40 units per acre.

3. MX-HD mixed-use high-density districts. The MX-HD district allows for diverse uses, including residential, commercial, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). Multiple-family residential uses include live-work units, townhouses, apartments, studio flats, and condominiums at a density between 40 and 70 units per acre.

4. MX-VHD mixed-use very high-density district. The MX-VHD district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multiple-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 70 and 100 units per acre.

C. Per Government Code Section 65583.2, subdivisions (c), (h) and (i), lower-income sites included in the sites inventory with a proposed zoning change to meet the RHNA shortfall, as well as vacant sites identified in two previous housing elements and nonvacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By right” means that a conditional use permit, planned unit development permit, or other discretionary review or approval is not required. (Ord. 970 § 9, 2024; Ord. 967 § 7, 2024)

18.22.020 Land use regulations for all mixed-use districts.

In Schedule 18.22.020, the uses allowed for each mixed-use zoning district are established by letter designations as follows:

“P” designates use classifications permitted in mixed-use districts.

“U” designates use classifications permitted on approval of a use permit.

“T” designates use classifications permitted on approval of a temporary use permit.

“L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule.

“P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use.

The uses listed are based on the use classifications set forth in PHMC Chapter 18.15. Use classifications not listed are prohibited unless authorized by zoning administrator resolution under PHMC § 18.15.010. The “Additional Use Regulations” column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this title.

SCHEDULE 18.22.020 MIXED-USE DISTRICTS: LAND USE REGULATIONS	P    Permitted U    Use Permit Required T    Temporary Use Permit Required L    Limited (see specific limitations listed following schedule) –    Not Permitted
	MX-N	MX	MX-HD	MX-VDH	Additional Use Regulations
Residential Uses
Accessory dwelling unit	See PHMC § 18.20.095.
Accessory, junior, dwelling unit	See PHMC § 18.20.095.
Bed and breakfast	–	–	–	–
Care facility, small, licensed	P	P	P	P
Care facility, small, unlicensed	U	U	U	U	See PHMC § 18.20.075.
Emergency homeless shelter	U	U	U	U
Family day care home, up to 14 children	P	P	P	P
Group residential	–	–	–	P
Home occupation	P	P	P	P	See PHMC § 18.20.070.
Low barrier navigation center	P	P	P	P
Mobile home park	P	P	P	P
Multifamily residential	P	P	P	P
Senior housing	P	P	P	P
Single-room occupancy	–	–	–	U	See PHMC § 18.20.085.
Supportive housing	P	P	P	P
Transitional housing	P	P	P	P
Public and Semipublic
Care facility, large, licensed or unlicensed	–	–	–	U	See PHMC § 18.20.075.
Clubs and lodges	U	U	U	U
Community center	U	U	U	U
Cultural institutions	U	U	U	U
Day care, general	U	U	U	U	L-1
Park and recreational facilities	U	U	U	U
Public safety facilities	U	U	U	U
Offender rehabilitation services	–	–	–	–
Religious assembly	U	U	U	U
Schools, public or private	U	U	U	U
Utilities, major	U	U	U	U
Utilities, minor	P	P	P	P
Wireless telecommunications facility	L-4	L-4	L-4	L-4	See PHMC Chapter 18.67.
Commercial Uses
Adult businesses	–	–	–	–
Animal boarding	–	–	–	–
Animal clinic	U	U	U	U
Animal day care	U	U	U	U
Animal grooming	P	P	P	P
Animal hospitals	–	–	–	–
Artists’ studios	P	P	P	P
Banks and savings and loans	P	P	P	P
With drive-through service	–	–	–	–
Cannabis retailer, medical	–	U	U	U
Cannabis retailer, adult-use	–	–	–	–
Catering services	P	P	P	P
Commercial parking facility	–	–	–	–
Eating and drinking establishments	P	P	P	P
With live entertainment/dancing inside of a building	–	–	–	–
Type A	–	P	P	P	See PHMC § 18.25.090 and PHMC Chapter 18.70.
Type B	–	U	U	U	See PHMC § 18.25.090 and PHMC Chapter 18.70.
Type C	–	–	–	–	See PHMC § 18.25.090 and PHMC Chapter 18.70.
With up to 12 outdoor seats	P	P	P	P
With more than 12 outdoor seats	U	U	U	U
Fitness studio, less than 5,000 square feet	P	P	P	P
Fitness studio, greater than 5,000 square feet	U	U	U	U
Food and beverage sales	P	P	P	P
Hotels	U	U	P	P
Live entertainment	–	–	–	–
Type A	–	P	P	P
Type B	–	U	U	U
Type C	–	–	–	–
Medical marijuana dispensaries	–	–	–	–
Offices, general and medical, less than 35 percent of the gross floor area	P	P	P	P
Personal improvement services	U	U	U	U
Personal services	P	P	P	P
Pharmacy	P	P	P	P
Retail sales, less than 20,000 square feet	P	P	P	P
Research and development	U	U	U	U
Retail sales, more than 20,000 square feet	L-3	U	U	U
Theaters	–	P	P	P
Travel services	P	P	P	P
Accessory Uses	P/U	P/U	P/U	P/U	See PHMC § 18.20.050.
Temporary Uses					See PHMC Chapter 18.100.
Agricultural sales	T	T	T	–	See L-5.
Arts and crafts show outdoors	–	T	T	–	See L-1 and L-3.
Christmas tree sales	–	T	T	–	See L-1 and L-5.
Civic and community events	–	T	T	–	See L-1 and L-4.
Commercial filming, limited	–	T	T	–	See L-1 and L-4.
Live entertainment events	–	T	T	–	See L-1, L-2 and L-4.
Outdoor exhibits	–	T	T	–	See L-1 and L-4.
Personal property sales	P	P	P	–	See L-9.
Pumpkin sales	–	T	T	–	See L-1 and L-5.
Recreational events	–	T	T	–	See L-1 and L-4.
Religious or group assembly events	–	T	T	–	See L-1 and L-4.
Street fairs	T	T	T	T	See L-5.
Swap meet	–	T	T	–	See L-1 and L-3.
Trade fairs	–	T	T	–	See L-1 and L-3.
Nonconforming Uses					See PHMC Chapter 18.65.

MX-N, MX, MX-HD, and MX-VHD Districts: Limitations on Specific Use Classifications
L-1	Permitted as an accessory use if limited to the ground floor, as specified in PHMC § 18.25.060.
L-2	Permitted as accessory to the primary use, occupying no more than 25% of the floor area of the primary use. Retail sales by separate tenants are not allowed.
L-3	Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.
L-4	Permitted, subject to a setback of 200 feet from any residential use.
L-5	Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.
L-9	Not more than four events during any calendar year for not more than two consecutive days per event.
L-10	Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

(Ord. 967 § 7, 2024)

18.22.030 Property development regulations in the mixed-use districts.

A. Schedule 18.22.030 sets forth the development regulations for the MX-N, MX, MX-HD, and MX-VHD districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following the schedule or to regulations located elsewhere in this chapter.

B. Supplemental regulations applicable to all development in the MX-N, MX, MX-HD, and MX-VHD districts are in PHMC §§ 18.25.050 through 18.25.140; they set forth requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing. Regulations applicable to all zoning districts, included in Part 4, include requirements for:

1. Additional site development regulations (PHMC Chapter 18.50);

2. Off-street parking and loading (PHMC Chapter 18.55);

3. Signs (PHMC Chapter 18.60);

4. Nonconforming uses and structures (PHMC Chapter 18.65); and

5. Adult uses (PHMC Chapter 18.70).

 

SCHEDULE 18.22.030 – DEVELOPMENT REGULATIONS IN MIXED-USE DISTRICTS
	MX-N	MX	MX-HD	MX-VHD	Additional Development Regulations
Minimum Lot Area (square feet)	7,500	7,500	7,500	7,500
Minimum Lot Width (feet)	75	75	75	75
Front Setback (feet)	15	15	10	5	(C), (K)
Side Setback (feet)	5	–	–	–	(B), (C)
Corner Side Setback (feet)	15	10	10	5	(C)
Rear Setback (feet)	–	–	5	5	(B), (C)
Aggregate Side Setback (feet)	–	–	–	–	(C)
Creek Setbacks	See PHMC § 18.50.150 regarding creek setbacks.
Scenic Route (feet)	50	50	50	50
Maximum Building Height (feet)	35	40	50	60
Maximum Gross FAR (commercial)	0.75	0.75	0.75	0.85
Minimum Site Landscaping	25%	15%	15%	15%	(D)
	See PHMC § 18.20.040.K.
City-Wide Objective Design Standards	(G)
Employee Eating Area	(F)
Commercial Uses	(A)
Storm Drain Outlets	(H)
Supplemental Regulations	See PHMC §§ 18.25.050 through 18.25.140 and Part 4.
Nonconforming Structures	See PHMC Chapter 18.65.

(Ord. 967 § 7, 2024)

18.22.040 Additional development regulations corresponding to Schedule 18.22.030.

A. Commercial uses. Mixed-use sites not identified as a housing opportunity site towards part of the RHNA in the Pleasant Hill Sixth Cycle Housing Element (2023-2031) shall include a minimum percentage of commercial based on the total proposed square footage of the project. Table 18.22.040-1 outlines the minimum percentage of commercial based on specific corridors within the city.

 

Table 18.22.040-1
Mixed-Use Zone Setback Encroachments 

25% COMMERCIAL REQUIREMENT (OF TOTAL GROSS FLOOR AREA)	15% COMMERCIAL REQUIREMENT (OF TOTAL GROSS FLOOR AREA)	10% COMMERCIAL REQUIREMENT (OF TOTAL GROSS FLOOR AREA)
Contra Costa Boulevard	Gregory Lane	All remaining areas
Golf Club Drive	Oak Park Boulevard
Monument Boulevard	Pleasant Hill Road
Downtown	Ellinwood Way

B. Mixed-use commercial exception. Any existing single-family use in a mixed-use zone (MX-N, MX, MX-HD, MX-VHD), or the replacement of an existing single-family use, is exempt from compliance with the mixed-use requirements for percentage of commercial uses outline in Table 18.22.040-1 and is considered a conforming use, for as long as the existing single-family use continues on the site. This exemption does not apply to:

1. Sites designated as housing opportunity sites in the Pleasant Hill Sixth Cycle Housing Element (2023-2031).

2. Sites that undergo a lot merger with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all mixed-use use and development standard requirements.

C. Reductions from the commercial requirement. A use permit is required for mixed-use developments seeking to reduce the minimum commercial requirements in Table 18.22.040-1 and that are not exempt per subsection B of this section. Additionally, a market/retail feasibility study will be required justifying the proposed reduction in commercial and why the required commercial is not feasible or that the net realized benefit to the city will be comparable to the minimum commercial percentage requirement.

D. MX-N, MX, MX-HD, and MX-VHD districts adjoining single-family residential districts.

1. Planting area. A continuous planting area having at least a minimum width of five feet and at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential district.

2. Fences and walls. A required yard abutting a residential district shall be enclosed by a solid wood, concrete, or masonry wall at least six feet but not more than eight feet in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height. (See also PHMC § 18.25.140.)

REQUIRED WALLS: RESIDENTIAL USE ABUTTING NONRESIDENTIAL USE

(The diagram is illustrative)

E. Building height, required yards, and stepbacks. In addition to all applicable standards established in this chapter, buildings taller than 35 feet in height located on a parcel adjacent to a single-family residential zone shall use a minimum of one of the following techniques:

1. Stepbacks. The building shall be designed to “stepback” upper floors at least one foot for every one foot of increased building height above 35 feet. For example, consider a building with a proposed height of 40 feet. The height of the main wall of the building base would start at 35 feet at the required side and/or rear yard line, then increase by one foot for every foot beyond the side/rear yard line until it attains the height of 40 feet at a minimum distance of five feet behind the side/rear yard line.

2. Additional side and rear yard area. The required side and rear yards shall be increased by one foot for every one foot of structure height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year yard lines.

BUILDING HEIGHT, AND REQUIRED YARDS, AND STEPBACKS

(The diagram is illustrative)

F. Minimum site landscaping. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements as a matter of right.

Exception. Up to 50% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas subject to architectural review or planning commission approval as part of a proposed project (see PHMC § 18.52.030.F).

G. Buildings that incorporate over 50,000 square feet of office space shall include employee showers, clothes changing rooms, and lockers.

H. Buildings that incorporate over 10,000 square feet of office space shall provide eating facilities for employees.

I. City-wide objective design standards. All mixed-use developments that include two-thirds of the total gross floor area dedicated to residential units shall comply with the multifamily residential objective design standards, as adopted by city council resolution.

1. Streamlined mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units. If a proposed mixed-use project that includes two-thirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by state law, the zoning administrator shall review the proposed project to verify compliance with the objective design standards applicable to such projects. Proposed mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units that comply with all objective design standards shall be processed ministerially. Qualifying projects that do not comply with the objective design standards shall be subject to the architectural review permit process, as specified in PHMC Chapter 18.115.

J. Storm drains. All storm drain inlets in the MX-N, MX, MX-HD, and MX-VHD districts shall comply with the city’s national pollutant discharge elimination system (NPDES) regulations. (See PHMC Chapter 15.05.)

K. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms.

L. Vehicular easements. A minimum required yard setback shall be provided and measured from any public or private vehicular easement boundary on the property.

M. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.22.040-2 (Mixed-Use Zone Setback Encroachments).

Table 18.22.40-2
Mixed-Use Zone Setback Encroachments

IMPROVEMENT	MAXIMUM ALLOWED ENCROACHMENT
Sills, eaves, cornices, canopies, and other similar architectural features eight feet or more above surface grade.	Allowed in setback area
Movable tables, chairs, umbrellas, outdoor heaters.	Allowed in setback area
Movable partitions or planters to define an outdoor seating area not exceeding three feet in height.	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% of the length of the side of the structure on which they are located.	Two feet into setback area
Utility structures less than six square feet in size.	Allowed in setback area

N. Windows. Not more than 30% of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture or any other method that would obstruct visibility into the building unless approved by the architectural review commission. Obstructions more than three feet away from windows are exempt. Product display spaces are allowed subject to review and approval by the zoning administrator.

O. Balconies.

1. Balconies are only allowed above the second floor on mixed-use structures.

2. Stepback encroachment. Balconies are only allowed to encroach up to 50% into the required stepback area (see subsection B of this section).

P. Parking structures.

1. Parking structures are allowed in the MX-VHD only as accessory to the primary uses of the site, not standalone.

2. In addition to the off-street parking and loading regulations in PHMC Chapter 18.55, parking garages in mixed-use districts 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.

Q. Ground floor commercial frontage. Ground floor commercial frontages shall comply with the following:

1. Create transparent facades with windows or clear glazing for at least 70% of the active frontage length along primary streets or public open spaces and 50% of the active frontage length along secondary streets.

2. Windows and clear glazing on the ground floor facade must have no opaque or semiopaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk.

3. All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50% of primary street building facades, and at least 25 feet deep for a minimum of 50% of secondary street facades.

4. Fences or plantings between an active frontage and the edge of sidewalk along a primary street shall be a maximum of three feet in height.

5. Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet.

6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses.

R. Mixed-use frontages. Mixed-use buildings shall locate the primary building entrance for commercial uses at the building edge that faces a primary street or a public open space. (Ord. 970 § 10, 2024; Ord. 967 § 7, 2024)