Claremont City Zoning Code
CHAPTER 16
040 MU MIXED USE DISTRICTS
§ 16.040.000 Intent.
A.
The MU (Mixed Use) Districts have been established to encourage the development and redevelopment of specific areas of the City into quality, dynamic, pedestrian-oriented environments by permitting a combination of commercial, office, service, entertainment, and residential uses within these areas. In MU Districts, new development shall emphasize the interface between uses and pedestrian connections in addition to site aesthetics and amenities. All development shall be constructed in a manner that provides interaction between adjacent uses whether the uses are part of the same development or are located in adjacent development within the same district. The landscaping, placement of street furniture, lighting, and similar amenities shall be such that it will enhance the pedestrian quality of the mixed-use development. Building design should provide for "informal" surveillance of shared areas by residents, business tenants, and users of the development. The types and mix of uses, the intensity of development, and the residential density permitted in the MU Districts vary by individual mixed use district.
B.
The intent of the MU Districts is to provide for a combination of land uses within the boundaries of the districts, not necessarily a combination of uses on individual lots. A combination of uses may not be feasible or appropriate on an individual lot based upon the unique characteristics of the lot, including the lot's size, shape and location, existing development on the lot, and/or the lot's surrounding uses and development.
C.
Within a MU District, the integration of different categories of land uses may involve complementary uses on different floors of a building or within a complex, or complementary uses located side by side along a City block on the same lot or separate legal lots.
D.
This chapter applies to all land in the MU Districts. Any and every building, premises, and land in the MU Districts shall be used for or occupied, and every building shall be erected, constructed, established, altered, enlarged, maintained, moved into, or within the MU Districts only in accordance with all applicable sections of this chapter, and regulations of this Code.
(08-05)
§ 16.040.010 Characteristics of mixed use districts.
The Mixed Use (MU) Districts are as follows:
A.
MU1 (Indian Hill/Arrow Highway Mixed Use District). The MU1 District is located southeast of Indian Hill Boulevard and Arrow Highway. Emphasis is on retail uses on the ground floor along Indian Hill Boulevard and Arrow Highway frontages, with residential/offices on the upper floor. Residential uses are encouraged, and retail commercial uses need not be included adjacent to the adjoining single-family neighborhood. Commercial development has a maximum floor area ratio (FAR) of 1.3. Residential development has a maximum density of 22 units to the acre.
B.
MU2 (College Avenue/South Village Transit-Oriented Mixed Use District). The MU2 District is located south and east of the Claremont Transit Center. Development in this district should be a positive addition to the Claremont Village environment and be designed to encourage use of alternative modes of transportation. A mix of uses are encouraged with an emphasis on residential uses with limited office/commercial possible along College Avenue and First Street, and other ground floor areas. Development on individual lots need not include both commercial and residential uses, but shall complement uses on surrounding properties. Commercial development has a maximum floor area ratio (FAR) of 1.5. Residential development has a maximum density of 22 units to the acre.
C.
MU3 (W. Foothill Boulevard Mixed Use District). The MU3 District includes properties that front on Foothill Boulevard and back up to single-family residential development. Mixed uses will include an emphasis on ground floor retail along Foothill Boulevard with residential uses permitted on upper floors and/or as a transition to adjacent single-family residential development. Commercial development has a maximum floor area ratio (FAR) of 1.5. Residential development has a maximum density of 15 units to the acre.
D.
MU4 (Base Line Road Corridor Mixed Use District). The MU4 District is located southeast of Towne Avenue and Base Line Road, north of the 210 Freeway. Uses shall include a retail commercial component along the Towne Avenue frontage to serve freeway travelers and adjacent neighborhoods. Residential and office uses may be included on upper floors and/or adjacent to the commercial uses. Commercial development has a maximum floor area ratio (FAR) of 1.5. Residential development has a maximum density of 15 units to the acre.
(08-05)
§ 16.040.020 Uses and development permitted.
A.
The only uses and development permitted in MU Districts are those uses specified as permitted uses in the MU Districts pursuant to Table 16.051.A, or as otherwise specifically permitted elsewhere in this title.
C.
A use that is not permitted, permitted as a conditional use (CUP), or permitted with a special use and development permit (SUDP) is prohibited unless the Director of Community Development determines that such use is the same as, or similar to, a permitted use, conditional use, or special use pursuant to Chapter 16.339.
D.
Multiple-family development is permitted at a maximum density of 22 dwelling units per acre in the MU1 and MU2 Districts, and a maximum density of 15 units per acre in the MU3 and MU4 Districts. Areas devoted to commercial uses shall be included in determining residential densities. Allowable densities in all Mixed Use Districts may be increased through the provision of affordable housing in accordance with applicable state and federal laws.
E.
Live-work units are permitted in MU Districts subject to the regulations of this chapter, and if located in a commercial structure, live-work units shall not be included in determining the residential density of a project.
(08-05; 10-03)
§ 16.040.030 Live-work definition.
A live/work unit means a residential dwelling unit where there is one or more rooms containing working space located within, adjacent to, or near the residential unit, and one or more individuals living in the residential unit regularly use the working space to earn their livelihood, usually in professional or design-related activities.
(08-05)
§ 16.040.040 Development integration.
All new development shall be designed and developed to promote the integration of uses and development within the Mixed Use Districts, and, if feasible, to share access and parking with adjacent development. Property owners shall be encouraged to consolidate properties and/or to work together to create unified development complexes.
(08-05)
§ 16.040.050 Minimum lot size.
The minimum lot size in the Mixed Use Districts is one acre, except lots of less than one acre may be created as pads for buildings that are part of a larger complex in which parking and access is shared.
(08-05)
§ 16.040.060 Building form and location.
The development standards in Table 16.040.2 shall apply to all Mixed Use (MU) Districts.
TABLE 16.040.2 | |
|---|---|
Number of stories and building height | MU1 and MU2: maximum three stories or 42 feet MU3 and MU4: maximum two stories or 28 feet |
Building placement | Developers are encouraged to place buildings forward on properties towards the public street(s), and structures may occupy the entire width of a property, excepting that a minimum building setback of 10 feet is required along a street frontage and any residential district. Any third story facing an interior lot line that is a boundary of a single-family residential district shall have an additional 10-foot setback. There are no other required setbacks from lot lines. |
FAR/density | See MU District characteristics above. Calculations of FAR shall not include underground parking. |
Usable open space | 150 sq. ft. per residential unit for 5 or fewer units, 120 sq. ft. per unit for more than 5 units. Usable open space may be any combination of private and common open space, and may include, but is not limited to, private patios and balconies, shared use plazas and courtyards, and/or shared recreation areas. Usable open space shall have a minimum dimension of 6 feet for private open space, and a minimum dimension of 15 feet for common open space. Internal walkways and pathways connecting such open areas and amenities shall not be included in calculations of open space for purposes of meeting the minimum usable open requirement. |
Residential parking | One covered parking space is required for dwelling units 600 gross square feet or less. Dwelling units greater than 600 gross square feet require 2 covered parking spaces. In addition, 0.5 uncovered or covered parking spaces per dwelling unit are required for visitor parking. In mixed-use development, visitor parking may share the required parking provided for nonresidential uses. |
Live/work parking requirements | In the MU1, MU3, and MU4 Districts: Required parking shall be the combined total of the following: ► One covered parking space per unit if the area designed or used for residential living is 600 square feet or less, or 2 covered parking spaces per unit if the area designed or used for residential living is greater than 600 square feet; plus ► One covered or uncovered visitor space per 350 square feet of building area designed or used as work/office space. In the MU 2 District: Required parking shall be combined total of the following: ► One covered parking space per unit if the area designed or used for residential living is 600 square feet or less, or 1 covered space plus 0.5 uncovered parking space per unit if the area designed or used for residential living is greater than 600 square feet; plus ► One covered or uncovered visitor space per 500 square feet of building area designed or used as work/office space. |
Non-residential parking | In MU1, MU3, and MU4 Districts: Retail, service and office uses require 1 parking space per 250 square feet of net floor area. Restaurant uses require 1 parking space per 100 square feet of net floor area of interior area of restaurant, and 1 parking space per 175 square feet of net floor area designated for outdoor dining in connection with a specific restaurant. For other uses, the parking requirements shall be as required for such uses in the CH District. In MU2 District: Retail and service uses require 1 parking space per 500 square feet of net floor area. Office uses require 1 parking space per 350 square feet of net floor area. Restaurant uses require 1 parking space per 150 square feet of interior area of restaurant, and 1 space per 200 square feet of net floor area designated for outdoor dining in connection with a specific restaurant. For other uses, the parking requirements shall be as required for such uses in the CV District. Parking for "micro-breweries in connection w/restaurant" in the MU1 District includes the individual parking requirements for areas used for the micro-brewery (beer manufacturing, storage and off-site distribution) at 1 space per 400 square feet of gross floor area as this light-manufacturing use has a lower parking demand than retail and food service uses. Restaurant, dining and outdoor dining areas of a business will be subject to the existing parking standards for restaurant uses. |
Approval of reduced parking | The Architectural Commission may grant a reduction in the amount of required parking for a mixed-use project when it can be demonstrated that the parking demand from the different uses will vary during the day and/or week, and the parking demands for the uses can be jointly met by the reduced parking. Uses for which shared parking is approved must share parking facilities and driveways, and have interconnected pedestrian pathways. The Architectural Commission may also grant a reduction for available street parking or when an applicant can demonstrate that there are special characteristics of the development that will result in less parking demand than the required parking. One such special characteristic could be that the project is designed and located as transit oriented development. If parking for a use is located on a lot other than the lot where the use is located, there shall be an agreement for shared parking facilities and driveways by legal instrument, to which the City is a party. |
Signs | In MU1 District, signs are subject to the sign regulations applicable to the CL (Commercial Limited) District. In MU2 District, signs are subject to the sign regulations applicable to the CV (Claremont Village) District. In MU3 and MU4 Districts, signs are subject to the sign regulations applicable to the CH (Commercial Highway) District. |
(08-05; 12-01; 18-07)
§ 16.040.070 Mixed use district development plan.
A.
In order to provide that new development in the MU Districts is compatible with adjacent uses and meets the goals of the General Plan and the intent of the MU Districts, the Director of Community Development shall review all proposed development projects in the MU Districts to determine if Planning Commission review of the projects is required. A proposed development project in the MU Districts shall require review by the Planning Commission prior to project approval if the Director finds that the proposed development project would result in any of the following conditions:
1.
A new development consisting of a combination of commercial and residential uses.
2.
A new residential use within an existing commercial center or grouping of commercial uses that share parking or driveway access from a public street.
3.
A new residential use that abuts an existing commercial use.
4.
A new commercial use within an existing residential development or that would abut an existing residential development within a MU District.
B.
In addition, the Director may refer to the Planning Commission for review any proposed development project in the MU Districts where the Director determines there is a land use issue that may not be consistent with the intent of the MU Districts and/or could result in development inconsistent with other uses in the surrounding area.
C.
In reviewing a proposed project, the Planning Commission shall make a finding of whether the project meets the following criteria:
1.
The project and the proposed uses are consistent with characteristics of the district and the planned uses for the district as set forth in the General Plan and this chapter.
2.
The proposed project provides for the efficient development of a site, and demonstrates an understanding of the site's unique characteristics.
3.
The project includes a commercial component, if feasible and appropriate given the district characteristics as set forth in the General Plan and this chapter, and the site's unique characteristics, including the property's size, shape and location, existing development on the site, and surrounding uses and development.
4.
The planned uses in the project are compatible with and complementary to existing and/or planned uses in surrounding areas, and are designed in a manner that will minimize potential impacts of noise, glare, privacy, and safety to adjacent properties.
5.
The project emphasizes a pedestrian-oriented environment and encourages interaction between existing and/or planned adjacent development to the extent feasible considering the characteristics of the site and the surrounding development.
6.
The project will enhance the mixed-use district in which it is located, and shall promote the City's goals and policies as stated in the General Plan.
D.
The Planning Commission shall report its finding on the above criteria prior to the architectural review of the project.
E.
All proposed projects in the MU Districts shall be subject to Section 16.040.080 pertaining to design guidelines for mixed-use development and the architectural review criteria in Chapter 16.300.
(12-01)
§ 16.040.080 Design guidelines for mixed-use development.
The design guidelines in Table 16.040.3 shall be considered in the review of new mixed-use development projects. While the guidelines are not absolute requirements, proposed mixed-use projects should adhere to each of the guidelines unless it is determined by the review body that a guideline is not feasible and/or appropriate for a specific project. In addition, prior to approval of any new development project in the MU Districts, the required architectural review findings shall be made by the review body pursuant to Chapter 16.300. The review body may include staff, Architectural Commission or City Council.
Table 16.040.3 Design Guidelines for Mixed Use Development | |
|---|---|
Architectural character and massing: | • Design development to complement the public streetscape • Utilize front facades of buildings to create streetwalls that define the public realm of the street, support a strong relationship between the building, the sidewalk, and the street, and create a comfortable and welcoming pedestrian environment • Design buildings that have size and scale compatible with the community setting • Provide a quality of architecture that contributes positively to the community's character and sense of place with architectural elements that are an integral part of the design to avoid the appearance of being "tacked on" • Use articulated building facades that minimize massing, and break down the scale of the buildings, and offer variety as experienced at the street level • Incorporate appropriately scaled windows, doors, and other building details consistent with the style of architecture to achieve stylistic coherence of development • Use good quality building materials • Provide design treatment on all facades • Use materials and colors to unify building appearance • Design entries to be pedestrian-oriented • Provide design features as appropriate to the architectural style of the buildings to provide sun protection and give buildings a distinct identity |
Conservation: | • Use energy efficient designs including appropriate site orientation, passive solar and ventilation techniques, and energy efficient materials • Use fuel-efficient heating and cooling equipment and other appliances • Provide drought tolerant landscaping where landscaping is appropriate • Reuse and recycle construction and demolition materials • Demonstrate compliance with the National Pollutant Discharge and Elimination System (NPDES) objectives |
Historic Preservation | • Protect and enhance historic and cultural resources that contribute to the City's image, unique character, and sense of place • Design new construction that is compatible with surrounding historic and cultural resources • Respect the site's context within the larger community |
Outdoor open space: | • Create network of open spaces with pedestrian connections to/through buildings and to adjacent development • Design open space and pedestrian connections to be attractive and functional site features that are compatible with the desired function, size of project, and surrounding development • Include trees and landscaping as appropriate for the function of the open space • Provide special features such as public art and water elements • Provide outdoor light to enhance pedestrian environment that is also appropriately designed so as to minimize impacts to adjacent residential neighborhoods |
Screening of equipment and service access: | • Screen mechanical, ventilating, and security equipment • Design service areas to avoid conflicts with pedestrians and other vehicles, and to minimize potential impacts on neighboring development |
Compatibility with surrounding development and between different uses on site: | • Provide adequate parking to minimize parking overflow to other sites and surrounding neighborhoods • Address potential impacts on surrounding development such as trash, noise, and glare • Provide for passageways of light and air |
Treatment of adjacent single-family districts: | • Provide for privacy of adjacent detached single-family residential development • Minimize traffic intrusion into residential neighborhoods • Provide a transition in the massing and scale of new development to that of surrounding residential development |
Parking: | • Locate parking away from street frontage behind structures, underground, or in parking structures that provide retail, office or residential uses on ground floor if adjacent to street frontage • Provide for interconnected parking areas and directional signs as needed to direct residents and visitors to designated parking areas |
Access: | • Incorporate shared driveway access • Provide directional signs to parking areas and uses • Utilize access from side streets and alleys where present • Provide for decorative crosswalks at driveways |
Parkway improvements: | • Provide ample sidewalks for pedestrians with curb bump-outs at intersections • Enhance streetscape with landscaping • Provide street trees that will provide shade to pedestrians |
Signs: | • Provide signs that meet the objectives of the City's sign ordinance • Develop sign program as appropriate to achieve aesthetic compatibility of signs within a development project |
Alternative transportation: | • Provide facilities for bicycle and carpool parking • Provide bus stop improvements where services are available |
(08-05; 12-01)