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)
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)
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)
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)
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)
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)
The development standards in Table 16.040.2 shall apply to all
Mixed Use (MU) Districts.
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TABLE 16.040.2
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|---|---|
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Number of stories and building height
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MU1 and MU2: maximum three stories or 42 feet
MU3 and MU4: maximum two stories or 28 feet
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Building placement
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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.
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FAR/density
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See MU District characteristics above. Calculations of FAR shall
not include underground parking.
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Usable open space
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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.
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Residential parking
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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.
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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.
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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.
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|
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.
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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.
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(08-05; 12-01; 18-07)
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)
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
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|---|---|
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Architectural character and massing:
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• 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
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|
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
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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
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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
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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
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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
|
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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
|
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Alternative transportation:
|
• Provide facilities for bicycle and carpool parking
• Provide bus stop improvements where services are available
|
(08-05; 12-01)
