Zoning Districts

ARTICLE 2 ZONING DISTRICTS -------------------- (go to main index)

MU MIXED-USE AND CR REGIONAL COMMERCIAL ZONES

Sections

10-2.900 Specific purposes, MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

10-2.910 Land use regulations: MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

10-2.911 Additional land use regulations: MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

10-2.912 Performance standards: MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

10-2.913 Development standards: MU-1 Mixed-use zone.

10-2.914 Development standards: MU-2 Mixed-use zone.

10-2.915 Development standards: MU-3 Mixed-use zone.

10-2.916 Development standards: MU-3A Mixed-use zone.

10-2.917 Development standards: MU-3B Mixed-use zone.

10-2.918 Development standards: MU-3C Mixed-use zone.

10-2.919 Development standards: CR Regional Commercial zone.

10-2.900 Specific purposes, MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

In addition to the general purposes listed in Section 10-2.102, the specific purposes of the MU-1, MU-2, and MU-3 mixed use zones and the CR regional commercial zone regulations are to:

(a) Encourage residential uses in conjunction with commercial activities in order to create an active street life, enhance the vitality of businesses, and reduce vehicular traffic.
(b) Provide appropriately located areas consistent with the General Plan for a full range of neighborhood and communityoriented retail sales, services, professional offices, and other commercial uses.
(c) Strengthen the city's economic base, and provide employment opportunities close to home for residents of the City.
(d) Ensure that commercial and residential uses in a development are designed to be compatible with each other.
(e) Ensure that the appearance and effects of buildings and uses are harmonious with the character of the area in which they are located.
(f) Accommodate the development of regional-serving commercial uses in areas designated CR (Regional Commercial).

(Ord. 2756 c.s., eff. January 18, 1996)

10-2.910 Land use regulations: MU-1, MU-2, MU-3, MU-3A, and MU-3B Mixed-use zones, and CR Regional Commercial zone.

In the following schedule the letter "P" designates use classifications permitted in the specified zone and the letter "C" designates use classifications permitted subject to approval of a Conditional Use Permit, as provided in Section 10-2.2506. Where there is neither a "P" nor a "C" indicated under a specified zone, or where a use classification is not listed, that classification is not permitted. The "Additional Regulations" column references regulations located elsewhere in the Municipal Code.

Use Classifications	MU-1	MU-2	MU-3	MU-3A MU-3B MU-3C	CR	Additional Regulations See Section:
Residential Uses
Multi-family residential	C	C	C	C	C	10-2.911(b)
Condominiums	C	C	C	C	C	10-2.911(b)
Family day care home, small	P	P	P	P	P
Family day care home, large	P	P	P	P	P
Residential care, limited	P	P	P	P	P

Commercial Uses
Animal sales and services: Animal feed and supplies Animal grooming Animal hospitals Animal sales	P C C C	P C C C	P C C C	P C C C	P C C C	10-2.911(a) 10-2.911(a) 10-2.911(a)>/FONT>
Artist's studios	P	P	P	P	P
Banks and savings and loans with drive-up service	P C	P C	P C	P C	P C	10-2.911(a)
Bars and cocktail lounges	C	C	C	C	C	10-2.1600
Business and trade schools	C	C	C	C	C
Commercial printing, limited	P	P	P	P	P
Commercial recreation	C	C	C	C	C	10-2.1600
Communications facilities	C	C	C	C	C
Drive-up services	C	C	C	C	C	10-2.911(a)
Food and beverage sales: 30,000 sq. ft. or less floor area more than 30,000 sq.ft. floor area	P C	P C	P C	P C	P C	10-2.911(c)
Hotels and motels	C	C	C	C	C	10-2.911(a)
Liquor stores	C	C	C	C	C	10-2.1600
Maintenance and repair services	P	P	P	P	P
Offices	P	P	P	P	P	10-2.911(d)
Personal convenience services	P	P	P	P	P
Personal improvement services	C	C	C	C	C
Plant nurseries	C	C	C	C	C
Recycling collection facilities: Reverse vending machines Small collection facilities	P C	P C	P C	P C	P C	10-2.1616 10-2.911(a) 10-2.911(a)
Restaurants: 2,000 sq. ft. or less floor area with no drive-up service more than 2,000 sq. ft. floor area or with drive-up service	P C	P C	P C	P C	P C
Retail sales: less than 30,000 sq. ft. floor area 30,000 sq. ft. or more floor area	P C	P C	P C	P C	P C	10-2.911(c)
Snack shops	P	P	P	P	P
Thrift shops	C	C	C	C	C	10-2.1600
Vehicle sales and services: Service stations	---	---	C	---	---	10-2.1602; 10-2.911(a)

Other Uses
Adult day care centers	C	C	C	C	C
Antennae for public communications	C	C	C	C	C
Child day care centers	C	C	C	C	C
Churches	C	C	C	C	C
Clubs and lodges	C	C	C	C	C
Cultural institutions	C	C	C	C	C
Government offices	P	P	P	P	P	10-2.911(d)
Parking lots	C	C	C	C	C
Public safety facilities	C	C	C	C	C
Public utility facilities	C	C	C	C	C	10-2.1614
Recreation facilities	C	C	C	C	C
Schools, public or private	C	C	C	C	C

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2801, eff. June 5, 1997; and Ord. 2818, eff. May 21, 1998)

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10-2.911 Additional land use regulations: MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

(a) Commercial uses prohibited in mixed-use projects. The following commercial uses are prohibited when located on a site containing both residential and commercial uses:

(1) Animal grooming; animal hospitals; animal sales.
(2) Bars and cocktail lounges.
(3) Drive-up services associated with any commercial use.
(4) Hotels and motels.
(5) Liquor stores.
6. Recycling collection facilities.
(7) Service stations.
(8) Thrift shops.

(b) Residential uses. Residential dwelling units may only be located on the second floor and higher of structures developed with commercial uses on the lower levels, with the following exceptions:

(1) MU-1 zone. In the MU-1 zone, lots may be developed exclusively for residential use where the entirety of the block frontage is developed exclusively for residential use.
(2) MU-2 zone. In the MU-2 zone, lots may be developed exclusively for residential use.
(3) MU-3A zone. In the MU-3A zone, residential dwelling units may be located on any floor in structures located behind street-facing commercial or mixed-use structures, or above parking on the ground floor in structures located behind street-facing commercial or mixed-use structures.

(c) Uses exceeding 30,000 square feet. In the MU-1, MU-3, MU-3A, MU-3B, and MU-3C zones, uses exceeding 30,000 square feet shall be prohibited except where they are designed to be compatible with the intended pedestrian-oriented character of the zone, pursuant to the requirements for a Conditional Use Permit (Section 10-2.2506).
(d) Offices. In the MU-1, MU-2, MU-3, MU-3A, MU-3B, and MU-3C zones, offices are permitted only on the second floor and/or above, or on the ground floor to the rear of other permitted retail or service uses provided that the pedestrian character of the corridor is not disrupted, except that such ground floor uses along the street frontage are permitted in the MU-3C zone within the Riviera Village overlay zone (see Section 10-2.1315).

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2818, eff. May 21, 1998)

10-2.912 Performance standards: MU-1, MU-2, and MU-3 Mixed-use zones, and CR Regional Commercial zone.

(a) Purpose. The purpose of this Section is to ensure that residential uses in mixed-use zones are not adversely impacted by the adjacent commercial uses, including, but not limited to traffic, noise, and safety impacts. In the interests of both the residents and the businesses, no Conditional Use Permit shall be approved for a mixed-use project combining residential and commercial uses on the same site, unless the project is designed to meet the following performance standards, in addition to all other applicable regulations of this chapter.

(1) Noise.

a. Residential units shall be constructed so that interior noise levels do not exceed an Ldn of 45 dB(A) in any habitable room.
b. Commercial uses shall be designed and operated, and hours of operation limited where appropriate, so that neighboring residents are not exposed to offensive noise, especially from traffic or late-night activity. No amplified music shall be audible to neighboring residents.
c. Common walls between residential and non-residential uses shall be constructed to minimize the transmission of noise and vibration.

(2) Security.

a. The residential units shall be designed to insure the security of residents, including, but not limited to, the provision of separate and secured entrances and exits that are directly accessible to secured parking areas.
b. Non-residential and residential uses located on the same floor shall not have common entrance hallways or common balconies.
c. Parking spaces for non-residential and residential uses shall be specifically designated by posting, pavement marking, and/or physical separation.

(3) Lighting.

a. All outdoor lighting associated with commercial uses shall be designed so as not to adversely impact surrounding residential uses, while also providing a sufficient level of illumination for access and security purposes. Such lighting shall not blink, flash, occilate, or be of unusually high intensity of brightness.
b. Parking areas shall be illuminated so as to provide appropriate visibility and security during hours of darkness.

(4) Odors, dust, vibration. No commercial use shall be designed or operated so as to expose residents to offensive odors, dust, electrical interference, and/or vibration.
(5) Refuse storage and location. The residential units shall maintain a separate refuse storage container from that used by the commercial uses. It shall be clearly marked for residential use only and use by commercial uses is prohibited.

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2786, eff. January 2, 1997)

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10-2.913 Development standards: MU-1 Mixed-use zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 0.5.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. (See definition of building height in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building or structure shall exceed a height of thirty (30) feet.
(2) Mixed-use. For projects including both commercial and residential uses, no building or structure shall exceed a height of forty-five (45) feet.
(3) Residential uses. For projects containing only residential uses, no building or structure shall exceed a height of forty-five (45) feet.

(e) Stories. (See definition of story in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building shall exceed two (2) stories.
(2) Mixed-use. For projects including both commercial and residential uses, no building shall exceed three (3) stories.
(3) Residential uses. For projects containing only residential uses, no building shall exceed three (3) stories.

(f) Setbacks. The minimum setback requirements shall be as follows:

(1) Front setback.

a. Minimum required. There shall be a minimum front setback average of five (5) feet, but at no point less than three (3) feet the full width of the lot, except as follows (see setback averaging in Section 10-2.1520):

1. Display windows may project three (3) feet into the required front setback provided that the bottom of the projection is no less than three (3) feet above the adjacent sidewalk grade.
2. Where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot.

b. Maximum permitted. In commercial or mixed-use projects, the front setback shall not exceed fifteen (15) feet for fifty (50%) percent of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking.

(2) Side setback.

a. There shall be a minimum side setback of ten (10) feet the full length of the lot on the street side of a corner or reverse corner lot.
b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

1. There shall be a minimum side setback of twenty (20) feet the full length of the lot;
2. The required side setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:

a. There shall be a minimum rear setback of twenty (20) feet the full width of the lot;
b. The required rear setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(4) Second story setback. The second story shall have a minimum setback of fifteen (15) feet from any property line abutting a street.
(5) Third story setback. Within the first thirty (30) feet of property depth, all building elevations above the second floor shall have a minimum average setback of five (5) feet from the second floor building face.

(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) General regulations. See Article 3 of this chapter.
(i) Parking regulations. See Article 5 of this chapter.
(j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter.
(l) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996)

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10-2.914 Development standards: MU-2 Mixed-use zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 0.7.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. (See definition of building height in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building or structure shall exceed a height of thirty (30) feet.
(2) Mixed-use. For projects including both commercial and residential uses, no building or structure shall exceed a height of forty-five (45) feet.
(3) Residential uses. For projects containing only residential uses, no building or structure shall exceed a height of forty-five (45) feet.

(e) Stories. (See definition of story in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building shall exceed two (2) stories.
(2) Mixed-use. For projects including both commercial and residential uses, no building shall exceed three (3) stories.
(3) Residential uses. For projects containing only residential uses, no building shall exceed three (3) stories.

(f) Setbacks. The minimum setback requirements shall be as follows:

(1) Front setback.

a. Minimum required. There shall be a minimum front setback of fifteen (15) feet the full width of the lot, except that display windows may project three (3) feet into the required front setback provided that the bottom of the projection is no less than three feet above the adjacent sidewalk grade.
b. Maximum permitted. In commercial or mixed-use projects, the front setback shall not exceed fifteen (15) feet for fifty (50%) percent of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking.

(2) Side setback. There shall be a minimum side setback of not less than ten (10) feet the full length of the lot on the street side of a corner or reverse corner lot. No side setback shall be required along the interior lot lines.
(3) Rear setback. There shall be a rear setback of not less than ten (10) feet the full length of the lot.
(4) Second story setback. The second story shall have a minimum setback of twenty-five (25) feet from any property line abutting a street.
(5) Third story setback. Within the first thirty (30) feet of property depth, all building elevations above the second floor shall have a minimum average setback of five (5) feet from the second floor building face.

(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) General regulations. See Article 3 of this chapter.
(i) Parking regulations. See Article 5 of this chapter.
(j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter.
(l) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996)

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10-2.915 Development standards: MU-3 Mixed-use zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.0.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. (See definition of building height in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building or structure shall exceed a height of thirty (30) feet.
(2) Mixed-use. For projects including both commercial and residential uses, no building or structure shall exceed a height of forty-five (45) feet.

(e) Stories. (See definition of story in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building shall exceed two (2) stories.
(2) Mixed-use. For projects including both commercial and residential uses, no building shall exceed three (3) stories.

(f) Setbacks. The minimum setback requirements shall be as follows:

(1) Front setback.

a. Minimum required. There shall be a minimum front setback of ten (10) feet the full width of the lot, except as follows:

1. Display windows may project three (3) feet into the required front setback provided that the bottom of the projection is no less than three (3) feet above the adjacent sidewalk grade.
2. Unenclosed pedestrian arcades, outdoor dining areas, and similar unenclosed features contributing to a pedestrian-oriented environment may project seven (7) feet into the required setback.
3. Where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot.

b. Maximum permitted. In commercial or mixed-use projects, the front setback shall not exceed fifteen (15) feet for fifty (50%) percent of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking.

(2) Side setback.

a. There shall be a minimum side setback of ten (10) feet the full length of the lot on the street side of a corner or reverse corner lot.
b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

(1) There shall be a minimum side setback of twenty (20) feet the full length of the lot;
(2) The required side setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:

a. There shall be a minimum rear setback of twenty (20) feet the full width of the lot;
b. The required rear setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(4) Second story setback. The second story shall have a minimum setback of eighteen (18) feet from any property line abutting a street.
(5) Third story setback. Within the first thirty (30) feet of property depth, all building elevations above the second floor shall have a minimum average setback of five (5) feet from the second floor building face.

(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) General regulations. See Article 3 of this chapter.
(i) Parking regulations. See Article 5 of this chapter.
(j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter.
(l) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996)

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10-2.916 Development standards: MU-3A Mixed-use zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.0.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area of 0.3 multiplied by the lot area within 130 feet of the property line abutting Pacific Coast Highway.

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. (See definition of building height in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building or structure shall exceed a height of thirty (30) feet.
(2) Mixed-use. For projects including both commercial and residential uses, no building or structure shall exceed a height of forty-five (45) feet.

(e) Stories. (See definition of story in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building shall exceed two (2) stories.
(2) Mixed-use. For projects including both commercial and residential uses, no building shall exceed three (3) stories.

(f) Setbacks. The minimum setback requirements shall be as follows:

(1) Front setback.

a. Minimum required. There shall be a minimum front setback of ten (10) feet the full width of the lot, except as follows:

1. Display windows may project three (3) feet into the required front setback provided that the bottom of the projection is no less than three (3) feet above the adjacent sidewalk grade.
2. Unenclosed pedestrian arcades, outdoor dining areas, and similar unenclosed features contributing to a pedestrian-oriented environment may project seven (7) feet into the required setback.
3. Where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot.

b. Maximum permitted. In commercial or mixed-use projects, the front setback shall not exceed fifteen (15) feet for fifty (50%) percent of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking.

(2) Side setback.

a. There shall be a minimum side setback of ten (10) feet the full length of the lot on the street side of a corner or reverse corner lot.
b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

(1) There shall be a minimum side setback of twenty (20) feet the full length of the lot;
(2) the required side setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:

a. there shall be a minimum rear setback of twenty (20) feet the full width of the lot;
b. the required rear setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(4) Second story setback. The second story shall have a minimum setback of eighteen (18) feet from any property line abutting a street.
(5) Third story setback. Within the first thirty (30) feet of property depth, all building elevations above the second floor shall have a minimum average setback of five (5) feet from the second floor building face.

(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) General regulations. See Article 3 of this chapter.
(i) Parking regulations. See Article 5 of this chapter.
(j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter.
(l) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996)

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10-2.917 Development standards: MU-3B Mixed-use zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.0.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. (See definition of building height in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building or structure shall exceed a height of thirty (30) feet.
(2) Mixed-use. For projects including both commercial and residential uses, no building or structure shall exceed a height of forty-five (45) feet.

(e) Stories. (See definition of story in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, no building shall exceed two (2) stories.
(2) Mixed-use. For projects including both commercial and residential uses, no building shall exceed three (3) stories.

(f) Setbacks. The minimum setback requirements shall be as follows:

(1) Front setback.

a. Minimum required. There shall be a minimum front setback of ten (10) feet the full width of the lot, except as follows:

1. Display windows may project three (3) feet into the required front setback provided that the bottom of the projection is no less than three (3) feet above the adjacent sidewalk grade.
2. Unenclosed pedestrian arcades, outdoor dining areas, and similar unenclosed features contributing to a pedestrian-oriented environment may project seven (7) feet into the required setback.
3. Where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot.

b. Maximum permitted. In commercial or mixed-use projects, the front setback shall not exceed fifteen (15) feet for fifty (50%) percent of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking.

(2) Side setback.

a. There shall be a minimum side setback of ten (10) feet the full length of the lot on the street side of a corner or reverse corner lot.
b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

1. There shall be a minimum side setback of twenty (20) feet the full length of the lot;
2. The required side setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:

a. There shall be a minimum rear setback of twenty (20) feet the full width of the lot;
b. The required rear setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(4) Second story setback. The second story shall have a minimum setback of eighteen (18) feet from any property line abutting a street.
(5) Third story setback. Within the first thirty (30) feet of property depth, all building elevations above the second floor shall have a minimum average setback of five (5) feet from the second floor building face.

(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) General regulations. See Article 3 of this chapter.
(i) Parking regulations. See Article 5 of this chapter.
(j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter.
(l) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996)

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10-2.918 Development standards: MU-3C Mixed-use zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.0.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. No building or structure shall exceed a height of forty-five (45) feet (see definition of building height in Section 10-2.402).
(e) Stories. No building shall exceed three (3) stories (see definition of story in Section 10-2.402).
(f) Setbacks. The minimum setback requirements shall be as follows:

(1) Front setback.

a. Minimum required. There shall be a minimum front setback of three (3) feet the full width of the lot, except that display windows may project to the front property line, provided that the bottom of the projection is no less than three feet above the adjacent sidewalk grade. However, where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot.
b. Maximum permitted. The front setback shall not exceed ten (10) feet for fifty (50%) percent of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking.

(2) Side setback.

a. There shall be a minimum side setback of ten (10) feet the full length of the lot on the street side of a corner or reverse corner lot.
b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

1. There shall be a minimum side setback of twenty (20) feet the full length of the lot;
2. The required side setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:

a. There shall be a minimum rear setback of twenty (20) feet the full width of the lot;
b. The required rear setback may be modified pursuant to Planning Commission Review (Section 10-2.2502).

(4) Second story setback for residential uses. All residential uses on the second floor shall be setback from the first floor building elevation facing the street, pursuant to Planning Commission Review (Section 10-2.2502), in order to provide appropriate separation from activity in the public right-of-way.
(5) Third story setback. Within the first thirty (30) feet of property depth, all building elevations above the second floor shall have a minimum average setback of five (5) feet from the second floor building face.

(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) General regulations. See Article 3 of this chapter.
(i) Parking regulations. See Article 5 of this chapter.
(j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter.
(l) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2818, eff. May 21, 1998)

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10-2.919 Development standards: CR Regional Commercial zone.

(a) Floor area ratio. (See definition of floor area ratio in Section 10-2.402).

(1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.0.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:

a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 1.0 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3

(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area.
(c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area.
(d) Building height. No building or structure shall exceed a height of sixty (60) feet (see definition of building height in Section 10-2.402).
(e) Stories. No building shall exceed four (4) stories (See definition of story in Section 10-2.402).
(f) Setbacks. Setbacks shall be determined pursuant to Planning Commission Review (see Section 10-2.2502).
(g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).
(h) Parking requirements. The parking provisions of Article 5 of this chapter shall apply, except that an allowance for overlapping the parking requirements of activities having non-simultaneous usage peaks may be permitted pursuant to Planning Commission Review.
(i) General regulations. See Article 3 of this chapter.
(j) Parking regulations. See Article 5 of this chapter.
(k) Sign regulations. See Article 6 of this chapter.
(l) Landscaping regulations. See Article 7 of this chapter.
(m) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2818, eff. May 21, 1998)

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ARTICLE 2 ZONING DISTRICTS -------------------- (go to main index)

Residential Uses

Commercial Uses

Other Uses