A. Purpose and intent of Mixed-Use zoning districts.
1. Mixed-Use I.
a. This zoning district provides areas for intense, mixed-use urban environments that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. This designation encourages vertical and horizontal integration of compatible residential and nonresidential uses, whereby the uses share the same structure or parcel. The Mixed-Use I designation applies to Downtown Brea, including the Birch Street Corridor, as well as other sites located throughout the community with ready access to major roadways and public transit. Land uses specifically prohibited within the Mixed-Use I designation include the manufacturing and processing of goods and materials, and any warehousing. Public and private walkways and related facilities may be established within the Mixed-Use I designation.
b. The residential density range is 12.1 to 50 dwelling units per acre. The maximum allowed floor area ratio (FAR) is 3.00. Residential densities at the higher end of the range will only be allowed for developments that clearly incorporate a mix of uses.
2. Mixed-Use II.
a. This zoning district provides opportunities for the coordinated development of urban villages that offer a diverse range of complementary land uses in close proximity to one another. Either vertical or horizontal integration of uses is allowed, with an emphasis on tying together the uses with appropriate pedestrian linkages. Residential densities at the higher end of the scale will be allowed for developments that clearly integrate uses.
b. The Mixed-Use II designation applies to larger properties that would benefit from a coordinated, integrated approach to development. Development densities and intensities at the upper end of the stated range will only be allowed for those projects that include public and/or private educational facilities, as well as functional and attractive public open space amenities. Land uses specifically prohibited within the Mixed-Use II designation include the manufacturing and processing of goods and materials, and any warehousing. Public and private walkways and related facilities may be established within the Mixed-Use II designation.
c. The residential density range is 6.1 to 40 dwelling units per acre. The maximum allowed floor area ratio (FAR) is 2.00. Residential densities at the higher end of the range will only be allowed for developments that clearly incorporate a mix of uses.
3. Mixed-Use III.
a. This zoning district provides opportunities for the revitalization of deteriorated commercial corridors and centers located on arterials by allowing the development of neighborhood-serving commercial uses and vary intensity offices paired with residential uses. Either vertical or horizontal integration of uses is allowed, with an emphasis on tying together the uses through appropriate pedestrian linkages, parking, and public open space (e.g., linkage parks or small plazas). Because of the linear nature of this district, building forms would be less intense than those allowed in either Mixed-Use I or Mixed-Use II and site design will provide a transition from the arterial street frontage to residential properties located behind the Mixed-Use III property. In essence, the Mixed-Use III development will serve as a buffer between the street and the residential development.
b. The Mixed-Use III designation applies to properties that front Brea Boulevard and a portion of Imperial Highway. Land uses specifically prohibited within the Mixed-Use III designation include regional-serving retail uses, general industrial uses, and any warehousing. Additionally, nonresidential uses and access serving nonresidential developments (except for live/work developments) shall not be allowed on Walnut Avenue.
c. The residential density range is 6.1 to 18 dwelling units per acre. The maximum allowed floor area ratio (FAR) is 1.00. Residential densities at the higher end of the range will only be allowed for developments that clearly incorporate a mix of uses.
B. Allowable land uses. Uses permitted in Mixed Use Zoning Districts are contained in Chapter 20.11 of this Title.
C. Prohibited land uses. Uses prohibited in Mixed Use Zoning Districts are contained in Chapter 20.11 of this Title.
D. Plan or precise development review required. Depending on the size of the construction activity (see Table 2-1), all construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) may require review and approval in compliance with §§ 20.260.050 ( Special Provisions) and 20.408.040 (Plan Review).
TABLE 2-1 REVIEW AUTHORITY CHART | |||
TYPE OF CONSTRUCTION ACTIVITY
|
Role of Review Authority (1) | ||
CITY PLANNER (Plan Check) | DIRECTOR (Plan Review) | PLANNING COMMISSION (Precise Development Review) | |
TABLE 2-1 REVIEW AUTHORITY CHART | |||
TYPE OF CONSTRUCTION ACTIVITY
|
Role of Review Authority (1) | ||
CITY PLANNER (Plan Check) | DIRECTOR (Plan Review) | PLANNING COMMISSION (Precise Development Review) | |
Facade improvements, only when not visible from a public right-of-way | Decision | ||
Nonresidential construction, up to a maximum of 25% of the existing gross floor area | Decision | ||
Residential construction, up to a maximum of 25% of the existing gross floor area, but no additional dwelling units | Decision | ||
Tenant improvements | Decision | ||
Facade improvements, only when visible from a public right-of-way | Decision | ||
Nonresidential construction, up to a maximum of 10,000 square feet of gross floor area | Decision | ||
Residential construction, up to a maximum of four dwelling units | Decision | ||
Nonresidential construction, 10,000 square feet or more of gross floor area | Decision | ||
Residential construction, five or more dwelling units | Decision | ||
NOTE: (1) The review authority identified in the table above may defer action and refer the request to the next higher review authority for the final decision. | |||
(Ord. 1089, passed 3-7-06; Am. Ord. 1220, passed 3-16-21; Am. Ord. 1241, passed 8-15-23)