Title 20›Division II — Specific Zone Regulations

Chapter 20.258 — MIXED-USE ZONING DISTRICTS

Brea Zoning Code · 2026-06 edition · ingested 2026-07-06 · Brea

§ 20.258.010. Mixed-use zoning districts.

  • 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.

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City of Brea, CA

ZONING CODE

§ 20.258.010

§ 20.258.010

  • 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. Housing opportunity sites. For Focused Development Sites specified in the city's 2021-2029 Housing Element (6th Cycle), the following additional standards shall apply to new residential development:

    1. The minimum residential density shall be 20 dwelling units per acre.

    2. Residential uses in mixed-use development projects must occupy at least 50% of the total floor area of development projects on these sites.

    3. 100% residential use shall be allowed on these sites.

  • E. 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).

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City of Brea, CA

BREA CODE

§ 20.258.010

§ 20.258.020

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TABLE 2-1
REVIEW AUTHORITY CHART
Role of review authority (1)
PLANNING
CITY COMMISSION
PLANNER DIRECTOR (Precise Development
TYPE OF CONSTRUCTION ACTIVITY (Plan Check) (Plan Review) Review)
Facade improvements, only when not visible Decision
from a public right-of-way
Nonresidential construction, up to a maximum Decision
of 25% of the existing gross floor area
Residential construction, up to a maximum of Decision
25% of the existing gross floor area, but no
additional dwelling units
Tenant improvements Decision
Facade improvements, only when visible from a Decision
public right-of-way
Nonresidential construction, up to a maximum Decision
of 10,000 square feet of gross floor area
Residential construction, up to a maximum of Decision
four dwelling units
Nonresidential construction, 10,000 square feet Decision
or more of gross floor area
Residential construction, five or more dwelling Decision
units
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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, 3-7-2006; Ord. 1220, 3-16-2021; Ord. 1241, 8-15-2023; Ord. 1269, 12/2/2025)

§ 20.258.020. General development standards for the mixed-use zoning districts.

New land uses and structures, and alterations to existing uses or structures, shall be designed, constructed and/or established in compliance with the following:

  • A. Compliance with Tables 2-3 through 2-8 required. Requirements in Tables 2-3 through 2-8 below shall apply in respective Mixed-Use Zoning Districts.

  • B. General development standards. General development standards (e.g., landscaping, parking and loading, signs, etc.) in Division 3 (Site Planning and General Development and Operational Standards).

  • C. Design guidelines. Applicable design guidelines in § 20.258.040.

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City of Brea, CA

ZONING CODE

§ 20.258.020

§ 20.258.020

  • D. Plan reviews. Design review process in § 20.408.040.

  • E. Minimum parcel sizes and dimensions. In Tables 2-3 through 2-8, below, the standards for minimum project size, parcel width, and parcel depth are intended to regulate sites for development purposes only and are not intended to establish minimum dimensions for ownership or leasehold (e.g., condominium) purposes.

  • F. Live/work development projects. Live/work development projects shall be treated as nonresidential projects and regulated by Tables 2-3 through 2-5, below.

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TABLE 2-3
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE I ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Minimum project size (1) 7,000 square feet
Minimum parcel width (1) 50 feet
Minimum parcel depth (1) 120 feet
Minimum/maximum allowable density 12.1 to 50 du/acre
range for residential uses (2)
Maximum floor area ratio (FAR) for 3.00
nonresidential uses
Minimum setbacks
Front and street side along Ash Street, None permitted (A), except
Birch Street, Brea Boulevard and Imperial for allowable plazas and
Highway outdoor dining areas/uses
Front None (1) The standards for minimum
project size, parcel width and parcel
Side, interior, single-story None (B)
depth are intended to regulate sites
Side, interior, second-story and above, if 10 feet (B) for development purposes only and
residential use adjoining residential or are not intended to establish
nonresidential uses minimum dimensions for ownership
or leasehold (e.g. condominium)
Side, street None
purposes.
Side, interior or street, adjoining 10 feet (C) (2) For Focused Development Sites
residential uses specified in the city's 2021-2029
Housing Element (6th Cycle), the
Rear, if nonresidential use adjoining None (D)
nonresidential use minimum residential density is 20
dwelling units per acre.
(3) The standards for accessory
structures are intended to regulate
development for residential
components of a Mixed-Use
Development.
Rear, if residential use or nonresidential 10 feet (D)
use adjoining residential uses
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City of Brea, CA

BREA CODE

§ 20.258.020

§ 20.258.020

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TABLE 2-3
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE I ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Parking area setbacks (front and street 5 feet
side). (No parking adjacent to Brea
Boulevard or Imperial Highway allowed,
except in the upper floors of a parking
structure.)
Minimum distance between structures None
located on the same parcel
Maximum structure height 100 feet
Minimum common residential open space 75 square feet/dwelling unit
for each residential unit. (The minimum
dimension shall be 15 feet at any point.)
Minimum private residential open space 50 square feet/dwelling unit
for each residential unit. (The minimum
dimension shall be 5 feet at any point.)
Note: The letters (A), (B), (C) and (D) refer to the graphics following this Table.
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TABLE 2-3
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE I ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I
Accessory structures (3) Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F
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City of Brea, CA

ZONING CODE

§ 20.258.020

§ 20.258.020

GRAPHICS FOR TABLE 2-3

MIXED USE AND NONRESIDENTIAL PROJECTS IN MU-I ZONING DISTRICT

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TABLE 2-4
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE II ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II NOTES
Minimum project size (1) 10,000 square feet
Minimum parcel width (1) 100 feet
Minimum parcel depth (1) 200 feet
Minimum/maximum allowable density 6.1 to 40 du/acre
range for residential uses (2)
Maximum floor area ratio (FAR) for 2.00
nonresidential uses
Minimum setbacks (1) The standards for minimum project
size, parcel width and parcel depth are
Front None
intended to regulate sites for
Side, interior, single-story None (E) development purposes only and are
not intended to establish minimum
Side, interior, second-story and above, if 10 feet (E)
dimensions for ownership or leasehold
residential use adjoining residential or
(e.g. condominium) purposes.
nonresidential uses
(2) For Focused Development Sites
Side, street None specified in the city's 2021-2029
Housing Element (6th Cycle), the
Side, interior or street, adjoining, 10 feet (F)
residential uses minimum residential density is 20
dwelling units per acre.
(3) The standards for accessory
structures are intended to regulate
development for residential
components of a Mixed-Use
Development.
Rear, if nonresidential use adjoining None (G)
nonresidential use
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BREA CODE

§ 20.258.020

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TABLE 2-4
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE II ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II NOTES
Rear, if residential use or nonresidential 10 feet (G)
use adjoining residential uses
Parking area setbacks (front and street 15 feet
side)
Minimum distance between structures None
located on the same parcel
Maximum structure height 60 feet
Minimum common residential open 75 square feet/dwelling unit
space for each residential unit. (The
minimum dimension shall be 15 feet at
any point.)
Minimum private residential open space 50 square feet/dwelling unit
for each residential unit. (The minimum
dimension shall be 5 feet at any point.)
NOTE: The letters (E), (F), and (G) refer to the graphics following this Table.
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TABLE 2-4
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE II ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II
Accessory structures (3) Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F
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City of Brea, CA

ZONING CODE

§ 20.258.020

§ 20.258.020

GRAPHICS FOR TABLE 2-4

MIXED-USE PROJECTS IN MU-II ZONING DISTRICT

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TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Minimum project size (1) 7,000 square feet
Minimum parcel width (1) 50 feet
Minimum parcel depth (1) 120 feet
Minimum/maximum allowable density 6.1 to 18 du/acre
range for residential uses (2)
Maximum floor area ratio (FAR) for 1.00
uses
Minimum setbacks
Front and street side along Brea None permitted (H), except (1) The standards for minimum project
Boulevard and Imperial Highway - for allowable plazas and size, parcel width and parcel depth are
Parcels of less than one acre outdoor dining areas/uses intended to regulate sites for
development purposes only and are
Front and street side along Brea At least 50% of the parcel
not intended to establish minimum
Boulevard and Imperial Highway - frontage: None permitted (I)
dimensions for ownership or leasehold
Parcels of one acre or greater Up to 50% of the parcel
(e.g. condominium) purposes.
frontage. (No parking within
(2) For Focused Development Sites
setback allowed.): May
specified in the city's 2021-2029
maintain an average setback of
Housing Element (6th Cycle), the
10 feet (I)
minimum residential density is 20
Front, other than Brea Boulevard or None dwelling units per acre.
Imperial Highway (3) The standards for accessory
structures are intended to regulate
development for residential
components of a Mixed-Use
Development.
Side, interior, single-story None (J)
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BREA CODE

§ 20.258.020

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TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Side, interior, second-story and above, if 10 feet (J)
residential use adjoining residential or
nonresidential uses
Side, street, other than Brea Boulevard None
or Imperial Highway
Side, interior or street, adjoining, 5 feet, average (K)
residential uses
Rear, if nonresidential use adjoining None (L)
nonresidential use
Rear, if residential use or nonresidential 10 feet (L)
adjoining residential uses
Parking area setbacks (front and street 5 feet
side). (No parking adjacent to Brea
Boulevard or Imperial Highway allowed,
except in the upper floors of a parking
structure.)
NOTE: The letters (H), (I), (J), (K) and (L) refer to the graphics following this Table.
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TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Minimum distance between structures None
located on the same parcel
Maximum structure height 35 feet
Minimum common residential open 75 square feet/dwelling unit
space for each residential unit. (The
minimum dimension shall be 15 feet at
any point.)
Minimum private residential open space 50 square feet/dwelling unit
for each residential unit. (The minimum
dimension shall be 5 feet at any point.)
Maximum parcel coverage 65%
Accessory structures (3) Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
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City of Brea, CA § 20.258.020

ZONING CODE

§ 20.258.020

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TABLE 2-5
DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS IN MIXED-
USE III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Parking and Loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F
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GRAPHICS FOR TABLE 2-5

MIXED-USE PROJECTS IN MU-III ZONING DISTRICT

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TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE I
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Minimum project size (1) 2,500 square feet
Minimum parcel width (1) None
Minimum parcel depth (1) None
Minimum/maximum allowable density 12.1 to 50 du/acre
range for residential uses (2)
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TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE I
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Maximum floor area ratio (FAR) for 3.00 (1) The standards for minimum project
nonresidential uses size, parcel width and parcel depth are
intended to regulate sites for
Front and side, street along Ash Street, 5 feet (M)
development purposes only and are
Birch Street, Brea Boulevard and
not intended to establish minimum
Imperial Highway, Single-story (3)
dimensions for ownership or leasehold
Front and side, street along Ash Street, 10 feet (M) (e.g. condominium) purposes.
Birch Street, Brea Boulevard and (2) For Focused Development Sites
Imperial Highway, Second-story and specified in the city's 2021-2029
above (3) Housing Element (6th Cycle), the
minimum residential density is 20
Front, other than Ash Street, Birch 15 feet (N)
dwelling units per acre.
Street, Brea Boulevard and Imperial
(3) For structures located on Ash
highway (4)
Street, Birch Street, or Brea
Side, interior 5 feet (O) Boulevard, north of Imperial
Highway, there is no minimum
Side, street, other than Ash Street, Birch 15 feet (O)
setback requirement. All other
Street, Brea Boulevard and Imperial
setbacks shall be measured from the
highway (4)
structure face to the nearest property
Side, interior or street (other than Ash 10 feet (O) line.
Street, Birch Street, Brea Boulevard and (4) Low level patio walls may
Imperial highway), adjoining, residential encroach into the required front or
uses street side setback up to a maximum of
5 feet.
Rear 5 feet (P)
(5) In projects with subterranean
Rear, adjoining nonresidential uses 10 feet (P)
parking, structure heights shall be
measured from the top of the parking
deck. For structures located on Ash
Street, Birch Street, or Brea
Boulevard, the maximum structure
height shall be 55 feet.
Parking area setbacks (front and street 5 feet
side). (No parking adjacent to Brea
Boulevard or Imperial Highway allowed,
except in the upper floors of a parking
structure.)
Minimum distance between structures None
located on the same parcel
Maximum structure height (5) 100 feet
Minimum common open space for each 100 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 15 feet at any point.)
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City of Brea, CA

ZONING CODE

§ 20.258.020

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TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE I
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Minimum private open space for each 75 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 5 feet at any point.)
NOTE: The letters (M), (N), (O), and (P) refer to the graphics following this Table.
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STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE I
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I NOTES
Minimum private open space for each 75 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 5 feet at any point.)
NOTE: The letters (M), (N), (O), and (P) refer to the graphics following this Table.
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TABLE 2-6
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE I
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-I
Accessory structures Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F
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GRAPHICS FOR TABLE 2-6

"STAND ALONE" RESIDENTIAL PROJECTS IN MU-I ZONING DISTRICT

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TABLE 2-7
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE II
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II NOTES
Minimum project size (1) 2,500 square feet
Minimum parcel width (1) None
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TABLE 2-7
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE II
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II NOTES
Minimum parcel depth (1) None
Minimum/maximum allowable density 6.1 to 40 du/acre
range for residential uses (2)
Maximum floor area ratio (FAR) for 2.00
nonresidential uses
Minimum setbacks
Front (3) 15 feet (Q)
Side, interior 5 feet (R) (1) The standards for minimum project
size, parcel width and parcel depth are
Side, street (3) 15 feet (R)
intended to regulate sites for
Side, interior or street, adjoining 10 feet (R) development purposes only and are
nonresidential uses not intended to establish minimum
dimensions for ownership or leasehold
Rear 15 feet (S)
(e.g. condominium) purposes.
Rear, adjoining nonresidential uses 20 feet (S) (2) For Focused Development Sites
Parking area setbacks (front and street 15 feet specified in the city's 2021-2029
Housing Element (6th Cycle), the
side)
minimum residential density is 20
Minimum distance between structures None dwelling units per acre.
located on the same parcel (3) Low level patio walls may
Maximum structure height (4) 60 feet encroach into the required front or
street side setback up to a maximum of
5 feet.
(4) In projects with subterranean
parking, structure heights shall be
measured from the top of the parking
deck.
Minimum common open space for each 100 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 15 feet at any point.)
Minimum private open space for each 75 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 5 feet at any point.)
Accessory structures Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and
Section 20.220.040L
Parking and loading Section 20.08.040
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§ 20.258.020

§ 20.258.020

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TABLE 2-7
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE II
ZONING DISTRICT
DEVELOPMENT STANDARDS MU-II NOTES
Signs Chapter 20.28
Walls and fences Section 20.236.040E and
Section 20.220.040F
NOTE: The letters (Q), (R), and (S) refer to the graphics following this Table.
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GRAPHICS FOR TABLE 2-7

"STAND ALONE" RESIDENTIAL PROJECTS IN MU-II ZONING DISTRICT

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TABLE 2-8
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE
III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Minimum project size (1) 7,000 square feet
Minimum parcel width (1) 50 feet
Minimum parcel depth (1) 120 feet
Minimum/maximum allowable density 6.1 to 14 du/acre (See Section
range for residential uses (2) 20.258.030A.4)
Maximum floor area ratio (FAR) for 1.00
nonresidential uses
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TABLE 2-8
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE
III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III NOTES
Front and side, street along Brea Stand alone residential not (1) The standards for minimum project
Boulevard and Imperial Highway allowed on Brea Boulevard or size, parcel width and parcel depth are
Imperial Highway intended to regulate sites for
development purposes only and are
Front, other than Brea Boulevard or 15 feet (T)
not intended to establish minimum
Imperial Highway (3)
dimensions for ownership or leasehold
Side, interior 5 feet (U) (e.g. condominium) purposes.
(2) For Focused Development Sites
Side, street other than Brea Boulevard or 15 feet (U)
specified in the city's 2021-2029
Imperial Highway (3)
Housing Element (6th Cycle), the
Side, interior or street, adjoining 10 feet (U) minimum residential density is 20
nonresidential uses dwelling units per acre.
Rear 15 feet (V) (3) Low level patio walls may
encroach into the required front or
Rear, adjoining nonresidential uses 20 feet (V) street side setback up to a maximum of
5 feet.
(4) In projects with subterranean
parking, structure heights shall be
measured from the top of the parking
deck.
Parking area setbacks (front and street 5 feet
side). No parking adjacent to Brea
Boulevard or Imperial Highway allowed,
except in the upper floors of a parking
structure.)
Minimum distance between structures None
located on the same parcel
Maximum structure height (4) 35 feet
Minimum common open space for each 100 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 15 feet at any point.)
Minimum private open space for each 75 square feet/dwelling unit
residential unit. (The minimum
dimension shall be 5 feet at any point.)
Maximum parcel coverage (not 65%
including parking decks)
NOTE: The letters (T), (U), and (V) refer to the graphics following this Table.
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----- Start of picture text -----
TABLE 2-8
DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS IN MIXED-USE
III ZONING DISTRICT
DEVELOPMENT STANDARDS MU-III
Accessory structures Section 20.08.035F
Landscaping Section 20.236.040M
Lighting Section 20.08.040C.5 and Section 20.220.040L
Parking and loading Section 20.08.040
Signs Chapter 20.28
Walls and fences Section 20.236.040E and Section 20.220.040F
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GRAPHICS FOR TABLE 2-8

"STAND ALONE" RESIDENTIAL PROJECTS IN MU-III ZONING DISTRICT

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(Ord. 1089, 3-7-2006; Ord. 1241, 8-15-2023; Ord. 1254, 3-18-2025; Ord. 1269, 12/2/2025)

§ 20.258.030. Specific development standards for all mixed-use projects.

This section provides standards for the development of mixed-use projects. The primary intent of these development standards is to balance the needs of nonresidential uses for access, visibility, parking, loading, safety, and possibly extended hours of operation with the needs of residential uses for privacy, security, and relative quiet.

  • A. Integration of uses.

    1. Integration defined. Potential ways to integrate the uses allowed in MU-I (Mixed Use I), MU-II (Mixed-Use II), and MU-III (Mixed-Use III) zoning districts include:

      • a. Vertical integration. A mix of nonresidential uses (i.e., commercial, retail, and/ or office) located on the ground floor with residential dwelling units located above.

      • b. Horizontal integration. A mix of nonresidential uses located on the primary street frontage of a parcel and residential uses located at the rear of a parcel.

      • c. Combined approach. A combination of vertical and horizontal integration of

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nonresidential and residential uses.

  1. MU-I zoning districts. In MU-I (Mixed-Use I) zoning districts, nonresidential and residential uses shall be vertically integrated whenever possible; however, standalone residential projects and stand-alone nonresidential projects are allowed when planned and designed as an integrated element of a larger mixed-use development area.

  2. MU-II zoning districts. In MU-II (Mixed-Use II) zoning districts, both vertical and/or horizontal integration of nonresidential and residential uses shall be allowed; however, stand-alone residential projects and stand-alone nonresidential projects are allowed when planned and designed as an integrated element of a larger mixed-use development area.

  3. MU-Ill zoning districts. In MU-III (Mixed-Use III) zoning districts, both vertical and/ or horizontal integration of nonresidential and residential uses shall be allowed subject to the following:

    • a. Parcels of one (1) acre or greater. Parcels of one (1) acre or greater in total net area shall provide a vertical and/or horizontal mix of nonresidential and residential uses.

    • b. Parcels of less than one (1) acre. Parcels of less than one (1) acre in total net area may either:

      • (1) Provide a mix of nonresidential and residential uses; or

      • (2) Incorporate stand-alone residential projects at a maximum density of fourteen (14) du/acre or stand-alone nonresidential projects. For parcels fronting Brea Boulevard or Imperial Highway, no stand-alone residential projects shall be allowed. Nonresidential projects and access serving nonresidential projects (except for live/work facilities) shall not be allowed on Walnut Avenue.

  • B. Lot Consolidation Incentive Program. In order to encourage the assemblage of smaller existing parcels into larger parcels that can be more efficiently developed into a mixed-use project, the following incentives are offered:

    1. Allowable incentives for parcel consolidation:

  • a. Reduction in on-site required parking for a mixed-use project, up to a maximum of 20%. 

    - b. Increase in maximum total sign area, up to a maximum of 20%. 

- c. Increase in maximum lot coverage, up to a maximum of 10%. 

- d. Increase in maximum building height, up to a maximum of 10%. 

- e. Reduction in common and/or private open space requirements, up to a maximum of 10%. 

- f. Expedited permit plan check reviews.

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  • g. City participation in provision of infrastructure (e.g., installation of curb, gutter, and sidewalk, installation of streetscape, undergrounding of utilities, upgrading of utilities, etc.).

  • h. Deferred development impact and/or permitting fees.

  - Parcel consolidation thresholds: 

  - a. Consolidation of existing small parcels into a development project site of one acre or greater up to two acres: Any two of the allowable incentives identified above, except for subsections B.1.f, B.1.g, and B.1.h of this section. 

  - b. Consolidation of existing small parcels into a development project site of two acres or greater: Any four of the allowable incentives identified above.

  • C. Development standards generally. Mixed-use projects shall comply with the development standards in this paragraph in addition to the standards in paragraphs D through O, below.

    1. Uses located in a single structure. For a mixed-use project where nonresidential and residential uses are located in a single structure, the density, floor area ratio (FAR), height of structures, parcel depth, parcel size, parcel width, and setbacks identified in Tables 2-3 through 2-8 shall apply.

    2. Uses located in separate structures. For a mixed-use project where nonresidential uses and residential uses are located in separate structure(s), the following shall apply:

      • a. Nonresidential development.

        • (1) Tables 2-3, 2-4, and 2-5 (development standards for mixed use and nonresidential projects in the Mixed-Use I, Mixed-Use II, and Mixed-Use III zoning districts, respectively) shall apply.

      • b. Multi-family residential development.

        • (1) Tables 2-6, 2-7, and 2-8 (development standards for "stand-alone" residential projects in the Mixed-Use I, Mixed-Use II, and Mixed-Use Ill zoning districts, respectively) shall apply.

  • D. Design standards.

    1. Generally. A mixed-use development project shall be designed and constructed to:

      • a. Be pedestrian in its focus.

      • b. Allow for vehicles to park once.

      • c. Be compatible with and complement adjacent land uses.

      • d. Maintain the scale and character of development along Birch Street, Brea Boulevard, and Imperial Highway, and provide a transition to the adjacent residential uses in the surrounding area

  1. Consistent use of architectural details and materials. Architectural style and use of quality materials shall be consistent throughout an entire mixed-use project. However, differences in architectural details and/or materials may occur to differentiate between

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the nonresidential and residential portions of the project. Dwelling units shall exhibit a residential character. Loading areas and recycling and refuse storage facilities shall be compatible in architectural design and details with the overall project.

Features.

  - a. Street level features. Long expanses of blank walls or an unbroken series of garage doors shall be prohibited. 

  - b. Pedestrian-oriented features. At least seventy-five percent (75%) of the building frontage facing a public street or pedestrian way shall be devoted to pedestrianoriented features (e.g., pedestrian entrances; landscaping; transparent display windows; windows affording views into retail, office, or lobby spaces, etc.). The review authority may reduce this percentage on a case-by-case basis. 

  - c. Upper level features. Upper floor balconies, bays, and windows that overlook the street shall be provided whenever opportunities exist for such features. 

  - d. Rooflines and setbacks. Projects shall provide a variety of roof designs as determined to be suitable by the Director. 

  - e. Storefronts. The design of ground floor storefronts shall provide primary pedestrian access directly from the adjacent public street frontage, and include different setbacks and/or design features including, but not limited to, overhangs, awnings, and trellis, to visually differentiate the storefronts from other levels. 

  - f. Entrances. When nonresidential and residential uses are located in the same structure, separate pedestrian entrances shall be provided for each use. The entrances for nonresidential uses shall be designed to visually distinct from the entrances for residential uses. 

  - g. Visual relationship between multiple structures. Multiple structures on a single site shall be designed to create a strong visual relationship between and among the structures. Architectural treatment of structures shall be consistent on all sides. 

  - h. Preservation of neighborhood character. The design of new infill development shall respect, complement, and be compatible with the scale, style, theme, and design of established structures and neighborhoods.

  • E. Landscaping standards.

    1. Consistent with landscaping design guidelines. The landscaping of a mixed-use project shall be consistent with the requirements of § 20.236.040.M.

    2. Open space. Common open space areas above the ground level shall be landscaped using containerized plant materials that are irrigated by an automatic irrigation system and adequately drained.

    3. Street trees. Street trees shall be required in compliance with the city's Master Street Tree Plan.

  • F. Lighting standards. Lighting for nonresidential uses shall be appropriately designed,

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located, and shielded to ensure that they do not negatively impact the residential uses in compliance with § 20.08.040.C.5 (Light and Glare).

  • G. Open space standards. The common and private open spaces required for residential dwelling units shall be designed to limit intrusion by nonresidents. In the case of an infill development project, the Review Authority may approve a reduction in the required open space (common and/or private) for the residential component of mixed-use development projects when it finds that all reasonable attempts to fulfill the requirements have been exhausted and the open space is not able to be accommodated due to the urban infill characteristic of the development site.

  • H. Operational standards.

    1. Hours of operation. Outdoor nonresidential uses in mixed-use projects shall be prohibited from operating between the hours of 10:00 p.m. and 7:00 a.m. A conditional use permit granted in compliance with § 20.408.030 (Conditional Use Permit) may modify these hours.

    2. Joint tenants and owners association.

      • a. A joint tenants and owners association shall be formed to ensure the well being of each tenant and owner in a mixed-use project.

      • b. The association bylaws, including voting rights, shall be subject to review by the City Attorney and approval by the Director The association's bylaws shall include the following:

        • (1) Assignment of parking spaces per each use.

        • (2) Identification of maintenance responsibilities for landscaping, parking facilities, and recycling and refuse storage facilities.

        • (3) Noise notification procedures.

        • (4) Relationship between uses regarding association representation.

        • (5) Voting procedures.

        • (6) Procedures for solving problems that may arise between the different types of uses or residents.

    3. Loading and unloading activities. Where applicable, the covenants, conditions, and restrictions of a mixed-use project shall indicate the times when the loading and unloading of goods may occur on the street, provided that in no event shall loading or unloading take place after 10:00 p.m. or before 7:00 a.m. on any day of the week.

    4. Noise notification.

      • a. Residents, whether owners or tenants, of a mixed-use development project shall be notified in writing before taking up residence that they will be living in an urban type of environment and that the noise levels may be higher than a typical residential area.

      • b. The covenants, conditions, and restrictions of a mixed-use project shall require

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that the residents acknowledge their receipt of the written noise notification. Their signatures shall confirm receipt and understanding of this information.

  1. Nuisance mitigation. The location and design of recycling and refuse storage facilities shall mitigate nuisances from odors when residential uses might be impacted.

  2. Sound mitigation. Residential dwelling units shall be designed to be sound attenuated against present and future project noise. New projects or new nonresidential uses in existing projects shall provide an acoustical analysis report, by an acoustical engineer, describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards.

  • I.

    • Parking facilities standards.

    1. Number of parking spaces. The total number of parking spaces shall comply with the requirements In § 20.08.040 (Off-Street Parking and Loading). Guest parking shall be provided for the residential dwelling units. Applicants for a mixed-use project shall prepare and submit a parking study (including any request for a parking reduction) for review and decision by the applicable review authority and a parking management plan for review and decision by the Director.

    2. Separate or shared parking facilities. Parking facilities may be separate or shared for nonresidential uses and residential uses.

    3. Loading areas. Loading areas for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from view from the residential portion of the project and streets in compliance with subsections 20.236.040. E (Walls and Fences) and 20.220.040. F (Fences, Walls, and Hedges) and subparagraph K. (Screening and buffering standards), below. Loading areas shall be compatible in architectural design and details with the overall project. The location and design of loading areas shall mitigate nuisances from odors when residential uses might be impacted.

    4. Site access driveways. Separate site access driveways shall be provided, whenever possible, for nonresidential and residential uses. Site access driveways shall incorporate distinctive architectural elements, landscape features, and signs to help differentiate access to nonresidential parking areas from access to residential parking areas.

    5. Enclosed parking. If enclosed parking is provided for the entire mixed-use complex, separate areas/levels shall be provided for nonresidential and residential uses with separate building entrances, whenever possible, subject to confirmation and approval by the applicable review authority.

    6. Ingress and egress. Vehicular circulation shall be designed to direct traffic away from residential streets to the greatest extent feasible.

  • J. Recycling and refuse storage facilities standards. Recycling and refuse storage facilities for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from view from the residential portion of the project and streets in compliance with §§ 20.236.040.E (Walls and Fences) and 20.220.040.F (Fences, Walls, and Hedges) and subparagraph K (Screening and buffering standards) below. Recycling

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and refuse storage facilities for nonresidential uses should be compatible in architectural design and details with the overall project. The location and design of trash enclosures shall mitigate nuisances from odors when residential uses might be impacted.

  • K. Screening and buffering standards.

    1. Loading areas and recycling and refuse storage facilities. Loading areas and recycling and refuse storage facilities for nonresidential uses shall be completely screened from view from adjacent residential portions of the project or other adjacent residential uses.

    2. Roof-mounted equipment. Roof-mounted equipment shall be completely screened from public views from the ground elevation.

    3. Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance.

  • L. Security standards. Structures shall be designed to minimize the personal security risks of uses and to minimize the opportunities for vandalism and theft.

  • M. Sign standards. The design of signs shall comply with Chapter 20.28 (Signs).

  • N. Site organization standards.

    1. Limitations on location of residential uses in the Mixed-Use III zone. In horizontal mixed-use projects along Brea Boulevard and Imperial Highway, residential uses shall not occupy ground floor space within the first fifty (50) feet of a parcel measured from the front property line. In the Mixed-Use III zone, within vertical mixed-use projects along Brea Boulevard or Imperial Highway, residential uses shall not occupy any ground floor space, along the major street frontage, except for entry lobbies. Residential uses may occupy street frontages along secondary/side streets as determined by the Director.

    2. Location of nonresidential uses along street frontages.

      • a. Nonresidential uses shall be located along street frontages and shall have a minimum depth of fifty (50) feet. The Director may reduce the depth requirements for nonresidential uses located on a secondary street.

      • b. On corner parcels, the nonresidential space shall turn (wrap around) the corner for a distance of at least thirty (30) feet along secondary/side streets.

      • c. A minimum of seventy-five percent (75%) of the street frontage along major or primary streets shall be occupied by nonresidential uses. The remaining twentyfive percent (25%) may be occupied by lobby entrances to residential uses and pedestrian amenities (e.g., plaza, courtyard) The Director may reduce/adjust the percentage frontage requirements.

    3. Entrances. Primary building entrances shall be oriented to the major street on which the structure has frontage, street corner, courtyard, plaza, park, or other structures on the site but not to interior blocks or parking lots/structures. A structure may have other entrances as long as direct, barrier-free pedestrian access is provided to all entrances.

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  1. Sharing of common open space. Mixed-use structures shall be arranged to create opportunities for common open space for the residential uses. In general, common open space areas for residential uses shall be separated from nonresidential uses on the site. However, the sharing of common open space may be allowed by the applicable review authority when it is clear that the open space will provide direct benefit to residents of the project and subject to the following limitations.

    • a. Up to thirty percent (30%) of the required common open space for residential uses in a horizontal mixed-use project may be provided within the nonresidential component of the project.

    • b. Up to sixty percent (60%) of the required common open space for residential uses in a vertical mixed-use project may be provided within the nonresidential component of the project.

    1. Pedestrian environment. Site planning shall integrate the street pedestrian environment with the nonresidential uses through the use of courtyards, plazas, street furniture, and walkways. Public and private walkways, passages, paseos, and related facilities shall be provided, whenever possible. Pedestrian access to mixed-use structures shall be from the sidewalk. Enhanced pedestrian amenities (i.e., courtyard, plaza, paseo) shall be required for mixed-use projects located along Brea Boulevard and Imperial Highway in the MU-III (Mixed-Use III) zoning district.

  • O. Historic structures. The standards in this section may not apply where they conflict with the design or character of the architecture of existing structures listed on the National Register of Historic Places, Buildings, or Structures; the California State Inventory of Historical Sites and Buildings; the Orange County Historic Register; or the Brea Historic Resources Register. Refer to Chapter 20.60. (Historic Preservation) for design guidelines for renovating or rehabilitating historic structures.

  • (Ord. 1089, 3-7-2006; Ord. 1241, 8-15-2023; Ord. 1269, 12/2/2025)

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