Mixed/Multiuse (MMU) Zoning District—Consistent with the General Plan Land Use Designation of Mixed/Multiuse. This zoning district allows mixed/multiuse projects combining a complementary mix of housing and nonresidential uses along designated corridors. Such projects can be vertically integrated (commercial ground-floor frontage with residential above the first floor) or horizontal (housing adjacent to commercial and office uses). The scale, size and mix of land uses vary based on the location and character of the surrounding land uses. Densities up to thirty-five (35) residential units per acre are allowed.

(Ord. No. 3011, § 3(Exh. B), 6-21-2022; Ord. No. 3023, § 4.B(Exh. B), 5-2-2023)

A.

Create opportunities for new mixed/multiuse development along major corridors to provide "by-right" housing opportunities, reduce automobile dependence, improve air quality and revitalize and transition underutilized sites;

B.

Expand available land capacity and zoning tools to accommodate the city's projected need for housing;

C.

Encourage commercial and mixed/multiuse development at key intersections and nodes along major corridors and direct exclusively residential developments mid-block;

D.

Create a pedestrian-oriented mix of uses with convenient access between area neighborhoods, and among housing, employment centers, and retail services;

E.

Facilitate well-designed projects that combine residential and nonresidential uses, either vertically or horizontally, to promote a better balance of jobs, services and housing;

F.

Stimulate economic development and reinvestment based upon recognized urban design principles that allow property owners to respond with flexibility to market forces; and

G.

Encourage the development of a unique zone character through a streetscape that provides attractive features (e.g., landscaping, niche or linear parks, public spaces, courtyards.) designed to integrate the public realm (e.g., streets, sidewalks.) with development on adjacent private property.

(Ord. No. 3011, § 3(Exh. B), 6-21-2022)

A.

Permitted Uses. Table 17.30-1 prescribes the land use regulations for the MMU zoning district. Additional regulations are denoted in the right-hand column. These designations apply strictly to the permissibility of land uses; applications for building structures may require other discretionary review.

B.

Unlisted Uses. Any land use not listed in Table 17.30-1 is not permitted in the MMU zoning district, except as outlined in Section 17.12.050 (Rules and Measurements—Additional Permitted Uses) of this title.

Table 17.30-1—Permitted Uses—Mixed/Multiuse Zoning District

Key:

* Pedestrian oriented use and may occupy the ground floor of a vertical mixed-use building. Other uses shall not be permitted on the ground floor.

— Use not permitted.

P Use permitted by-right.

M Use permitted after review and approval of a Minor Use Permit (MUP).

C Use permitted after review and approval of a Conditional Use Permit (CUP).

Z Use permitted after review and approval of a Director Level Zoning Clearance (ZCD).

Notes:

¹  For vertical mixed-use projects with residential, a minimum 50% of the total floor area shall be residential.

²  Alcohol sales can be for beer and wine or for beer, wine and distilled spirits. However, they shall be considered different levels of alcohol sales. Therefore, if a use has approval for beer and wine and wants to add spirits, a new CUP or MUP will be required.

³  Only applicable for assembly and entertainment uses permitted in the MMU Zoning District.

⁴  Funeral home or mortuary shall not include crematories.

⁵  Car sharing shall be permitted by-right if there is no on-site parking of vehicles (i.e. it is only an office use).

(Ord. No. 3011, § 3(Exh. B), 6-21-2022; Ord. No. 3023, § 4.B(Exh. B), 5-2-2023)

A.

Development Standards. Table 17.30-2 prescribes the development standards for the Mixed/Multiuse Zoning District.

B.

Commercial and Mixed-Use Nodes. Vertical mixed-use, commercial square footage or community uses (e.g. libraries, public plazas) shall be located at the following intersections:

1.

Peck Road and the following cross streets: Lower Azusa Road, Lambert Avenue, Forest Grove Street and Ramona Boulevard.

2.

Garvey Avenue and the following cross streets: Merced Avenue, Santa Anita Avenue, Tyler Avenue and Peck Road.

3.

Durfee Avenue and Elliott Avenue.

Table 17.30-2—Development Standards—Mixed/Multiuse Zoning District

Notes:

⁷  All street setbacks that separate a driveway or parking area shall be fully landscaped as prescribed in Sections 17.72.040, 17.72.050 and 17.72.060.

⁸  Refer to Section 17.60.030 for additional height exceptions and restrictions.

⁹  A maximum of 20% of the building façade may be set back greater than 15 feet provided the additional setback is for a public open space area, a building entrance/exit or additional landscaping.

¹⁰  For new lots. Refer to Section 16.30.040 of Title 16 (Subdivisions) for additional standards and exceptions.

¹¹  Refer to Section 17.30.070 for additional requirements.

¹²  The public open space amenity may be divided into subareas, provide each is a minimum 350 square feet.

¹³  For mixed-use projects with residential, a minimum 50% of the total floor area shall be for residential uses.

¹⁴  The reduced open space standards shall only apply to units that are within a vertical mixed-use building.

¹⁵  This requirements shall only apply to properties with frontage along major and secondary arterials (see General Plan Figure C-4).

C.

Residential Open Space Requirements.

1.

Private Open Space.

a.

Private open space areas shall be provided for each unit as outlined in Table 17.30-2. Such spaces shall be directly accessible from the unit it serves.

b.

Private open space areas shall have a minimum dimension of six (6) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. The minimum dimension may be reduced to four (4) feet for a balcony or deck. In addition, it shall be enclosed by a fence or building walls on all sides.

2.

Common Open Space.

a.

Common open space areas shall be provided for each unit as outlined in Table 17.30-2. Such spaces shall be conveniently located and accessible to all units.

b.

Common open space that is outdoors shall have a minimum dimension of fifteen (15) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. In addition, each area shall have a minimum overall area of five hundred (500) square feet.

c.

Common open space that is indoors shall have a minimum dimension of ten (10) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. In addition, each area shall have a minimum overall area of two hundred fifty (250) square feet. This may be further reduced by the review authority if the space is providing one or more of the recreational amenities listed below.

3.

Balconies, Decks and Recreation Rooms.

a.

Up to seventy-five (75) percent of the overall open space may be in the form of a balcony or deck. When used as private open space, it shall be directly accessible from the unit it serves.

b.

Up to thirty (30) percent or six hundred (600) square feet, whichever is greater, of the common open space areas may be in the form of recreation rooms.

4.

Recreational Amenities. For projects with twenty (20) or more units, one common recreational amenity shall be provided for each twenty (20) units or fraction thereof. The following listed amenities satisfy the above recreational facilities requirements. Recognizing that certain facilities serve more people than others, have a wider interest or appeal and/or occupy more area, specified items may be counted as two (2) amenities, as noted.

a.

Barbeque with seating/picnic area (one).

b.

Basketball court (one per court).

c.

Bocce ball court (one per two (2) courts).

d.

Children's playground equipment (one).

e.

Citrus or vegetable gardens (one).

f.

Clubhouse or indoor community space (two (2)).

g.

Coworking space and lounge (one).

h.

Day care facility (two (2)).

i.

Designated dog run or play area (one).

j.

Horseshoes or cornholes (one per two (2) courts).

k.

Jacuzzi (one).

l.

Pickle ball court (one per two (2) courts).

m.

Racquetball court (one per court).

n.

Sauna (one).

o.

Swimming pool (two (2)).

p.

Tennis court (one per court).

q.

Weightlifting facility (one).

r.

Other recreational amenities deemed adequate by the Community Development Director.

D.

Public Open Space Requirements. Projects with more than tree thousand five hundred (3,500) square feet of nonresidential space must include a public open space amenity, or some form of physical interface for the pedestrian. Such features may include, but not be limited to:

1.

Formal Plazas. A formal plaza would be a publicly accessible open space which has a design that is influenced by classical urban planning design. A formal plaza would typically include some sort of central water fountain and/or symmetrical landscaping. The formal plaza shall have a minimum dimension of fifteen (15) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet.

2.

Urban Gardens. An urban garden can be located on the ground level, or on upper levels of a structure. Urban gardens may include ornamental landscaping arranged in raised or at-grade planters or planting areas, potted plants and trees. Sculptures or other forms of public art would typically be included within the urban garden. The formal plaza shall have a minimum dimension of fifteen (15) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet.

3.

Covered Colonnades. Colonnades are linear in design and generous in depth, with a minimum depth of ten (10) feet. The intent is to provide a comfortably wide, covered pathway that is adjacent to the openings of a building. Sometimes the second floor of a building is utilized to create the "covered" element of the colonnade.

4.

Sidewalk Dining. Sidewalk dining may occur wherever a sidewalk space is ample enough to accommodate dining furniture without impeding pedestrian access of the sidewalk. Sidewalk dining may be defined with a railing or planters, or be open and accessible.

5.

Pedestrian Alleys and Walkways. A pedestrian alley or walkway is typically a "lane" that does not follow the alignment of a vehicular street, but provides a pedestrian access to a public space or some other feature within the interior of a development. They must be designed in such a manner as to be inviting to pedestrians. Therefore, issues such as lighting, security, line of sight, cleanliness and visual appeal are important considerations to a well-designed pedestrian alley or walkway. Public art, street furniture and access to shops and public spaces are features of pedestrian alleys and walkways.

E.

Other Development Standards. Table 17.30-3 denotes additional development standards found in other chapters or sections of this title that apply to the MMU zoning district:

Table 17.30-3—Other Development Standards

(Ord. No. 3011, § 3(Exh. B), 6-21-2022; Ord. No. 3023, § 4.B(Exh. B), 5-2-2023)

A.

Retail Storefronts.

1.

Elevation of Ground Floor. The ground floor elevation shall be located near the elevation of the sidewalk to minimize the need for external steps and external ADA ramps at public entrances.

2.

Minimum Ground Floor Plate Height. The Minimum Height Shall Be Twelve (12) feet floor-to-floor.

3.

Storefront Entrances. All ground floor tenants that have street frontage shall have an entrance that fronts a street.

4.

Lobby Entrances. Lobby entrances to upper floor tenants shall be located on an elevation fronting a street.

5.

Recessed Entrances. Entrances may be recessed into the façade.

6.

Display Windows. A minimum fifty (50) percent of ground floor elevations that front a street shall be large storefront display windows.

7.

Awnings and Marquees. Awnings or marquees shall be incorporated over storefront windows and entrances. Awning and marquees may project up to six (6) feet from the façade and extend over the sidewalk provided that at least eight (8) feet of vertical clearance is provided.

8.

Projecting Elements. Projecting elements such as balconies, shade structure and bay windows may project up to four (4) feet into a street yard setback.

B.

Residential Fronts.

1.

Elevation of Ground Floor. The ground floor elevation shall be located within three (3) feet of the ground surface of the adjacent sidewalk or walkway.

2.

Minimum Ground Floor Plate Height. The minimum height shall be nine (9) feet floor-to-floor.

3

Ground Floor Unit Entrances. Entrances to ground floor units that have street frontage may be provided through a common lobby entrance and/or by private entrances from the adjacent sidewalk.

4.

Upper Floor Unit Entrances. Entrances to upper floor units may be provided through a common lobby entrance and/or by a common entrance along an elevation fronting a street.

5.

Recessed Entrances. Entrances may be recessed into the façade.

6.

Stoops and Front Porches. Stoops and front porches may be provided in front of building and unit entrances. Stoops and front porches may project up to four (4) feet into a street yard setback.

7.

Projecting Elements. Projecting elements such as balconies, roof overhangs, shade structures, and bay windows on upper floors may project four (4) feet into a street yard setback.

C.

Director Adjustments. The Community Development Director may reduce the minimum ground floor plate height by ten (10) percent if lower heights are necessary to meet Los Angeles County Fire Department requirements. However, the elevation should still be designed to give the appearance that the standard is being met.

(Ord. No. 3011, § 3(Exh. B), 6-21-2022)