Chapter 20.258 — MIXED-USE ZONING DISTRICTS

• A. Purpose and Intent of Mixed-Use Zoning Districts.

  1. Mixed-Use 50 (MU-50).

     • a. This zoning district is intended to establish 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. It provides opportunities for development of additional uses on designated properties, with the potential to develop mixeduse activity centers that provide additional desirable housing and employment options in a walkable and transit-oriented format.

     • b. The residential density range is 12.1 to 50 dwelling units per acre.

  2. Mixed-Use 18 (MU-18).

     • a. The Mixed-Use 18 designation provides opportunities for the revitalization of deteriorated commercial centers by allowing the development of neighborhoodserving commercial uses and very low intensity offices paired with housing. Either vertical or horizontal integration of uses is permitted. The designation applies to specific properties, primarily those that front portions of South Brea Boulevard and Imperial Highway. Land uses specifically prohibited within the Mixed-Use 18 designation include regional-serving retail uses and general industrial uses.

     • b. The residential density range is 6.1 to 18 dwelling units per acre.

• 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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TABLE 2-1
REVIEW AUTHORITY CHART
Role of review authority (1)
PLANNING
COMMISSION
(Precise
TYPE OF CONSTRUCTION CITY PLANNER DIRECTOR Development
ACTIVITY (Plan Check) (Plan Review) Review)
Facade improvements, only when not Decision
visible from a public right-of-way
Nonresidential construction, up to a Decision
maximum of 25% of the existing gross floor
area
Residential construction, up to a maximum Decision
of 25% of the existing gross floor area, but
no additional dwelling units
Tenant improvements Decision
Facade improvements, only when visible Decision
from a public right-of-way
Nonresidential construction, up to a Decision
maximum of 10,000 square feet of gross
floor area
Residential construction, up to a maximum Decision
of four dwelling units
Nonresidential construction, 10,000 square Decision
feet or more of gross floor area
Residential construction, five or more Decision
dwelling units

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; Ord. 1274, 6/16/2026)

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 2-2 through 2-3 Required. Requirements in Tables 2-2 through 2-3 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 Standards. Applicable design standards in § 20.258.040.

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

• E. Minimum Parcel Sizes and Dimensions. In Tables 2-2 through 2-3, 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 Table 2-2.

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TABLE 2-2 DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS
DEVELOPMENT STANDARDS MU-18 MU-50 NOTES
Minimum project size (1) 7,000 square feet 7,000 square feet (1) The standards for minimum
project size, parcel width and
Minimum parcel width (1) 50 feet 50 feet
parcel depth are intended to
Minimum parcel depth (1) 120 feet 120 feet regulate sites for development
purposes only and are not
Minimum/maximum allowable density 6.1 to 18 du/acre 12.1 to 50 du/acre 30 to
intended to establish minimum
range for residential uses 50 du/acre for Brea
dimensions for ownership or
Core Specific Plan only
leasehold (e.g. condominium)
Maximum floor area ratio (FAR) for 1.00 3.00 purposes.
nonresidential uses No parking adjacent to Brea
Minimum Setbacks Boulevard or Imperial Highway
allowed, except in the upper
Front 0 feet 0 feet floors of a parking structure.
Front and street side along Brea None permitted, None permitted, except The standards for accessory
Boulevard, Birch Street, State College except for allowable for allowable plazas structures are intended to
Boulevard, and Imperial Highway — plazas and outdoor and outdoor dining regulate development for
Parcels of less than one acre (2) dining areas/uses areas/uses residential components of a
Mixed-Use Development.
Front and street side along Brea At least 50% of the At least 50% of the
Boulevard, Birch Street, State College parcel frontage: None parcel frontage: None
Boulevard, and Imperial Highway — permitted. permitted.
Parcels of one acre or greater (2) Up to 50% of the Up to 50% of the parcel
parcel frontage: frontage: Maintain an
Maintain an average average setback of 10
setback of 10 feet. feet.
Side, interior 0 feet 0 feet
Rear 0 feet 0 feet
Any setback adjacent to R-1 zone 10 feet 15 feet
Maximum structure height 35 feet 100 feet

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TABLE 2-2 DEVELOPMENT STANDARDS FOR MIXED-USE AND NONRESIDENTIAL PROJECTS
DEVELOPMENT STANDARDS MU-18 MU-50 NOTES
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)
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
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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TABLE 2-3 DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS
DEVELOPMENT STANDARDS MU-18 MU-50 NOTES
Minimum project size (1) — 2,500 square feet (1) The standards for minimum
project size, parcel width and parcel
Minimum parcel width (1) 50 feet None
depth are intended to regulate sites
Minimum parcel depth (1) 120 feet None for development purposes only and
are not intended to establish
Minimum/maximum allowable 6.1 to 18 du/acre 12.1 to 50 du/acre 30 to
minimum dimensions for ownership
density range for residential uses 50 du/acre for Brea
or leasehold (e.g. condominium)
Core Specific Plan only
purposes.
Maximum floor area ratio (FAR) for 1.00 — No parking adjacent to Brea
nonresidential uses Boulevard or Imperial Highway
allowed, except in the upper floors of
a parking structure.
Minimum Setbacks
Front 0 feet 0 feet
Front and street side along Brea None permitted, except None permitted, except
Boulevard, Birch Street, State for enhanced public for enhanced public
College Boulevard, and Imperial space, street-facing space, street-facing
Highway — Parcels of less than one porch, stoop, or terrace. porch, stoop, or terrace
acre (2)

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TABLE 2-3 DEVELOPMENT STANDARDS FOR "STAND ALONE" RESIDENTIAL PROJECTS
DEVELOPMENT STANDARDS MU-18 MU-50 NOTES
Front and street side along Brea At least 50% of the At least 50% of the
Boulevard, Birch Street, State parcel frontage: None parcel frontage: None
College Boulevard, and Imperial permitted, except for permitted, except for
Highway — Parcels of one acre or enhanced public space, enhanced public space,
greater (2) street-facing porch, street-facing porch,
stoop, or terrace. stoop, or terrace.
Up to 50% of the parcel Up to 50% of the parcel
frontage: Maintain an frontage: Maintain an
average setback of 10 average setback of 10
feet. feet.
Side, interior 0 feet 0 feet
Rear 0 feet 0 feet
Any setback adjacent to R-1 zone 10 feet 15 feet
Maximum structure height (4) 35 feet 100 feet
Minimum common open space for 100 square feet/dwelling unit
each residential unit. (The minimum
dimension shall be 15 feet at any
point).
Minimum private open space for 75 square feet/dwelling unit
each residential unit. (The minimum
dimension shall be 5 feet at any
point).
Maximum parcel coverage (not 65% —
including parking decks)
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

(Ord. 1089, 3-7-2006; Ord. 1241, 8-15-2023; Ord. 1254, 3-18-2025; Ord. 1269, 12/2/2025; Ord. 1274, 6/16/2026)

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-50 (MixedUse 50) and MU-18 (Mixed-Use 18) zoning districts include:

     • a. Vertical Integration. A mix of non-residential 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 nonresidential and residential uses.

  2. MU-50 (Mixed-Use 50) Zoning District. In MU-50 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.

  3. MU-18 (Mixed Use 18) Zoning District. In MU-18 zoning district both vertical and/ or horizontal integration of nonresidential and residential uses shall be allowed subject to the following:

     • a. Parcels of Less Than One Acre. Parcels of less than one acre in total net area may either:

       • i. Provide a mix of nonresidential and residential uses; or

       • ii. Incorporate stand-alone residential projects at a maximum density of 18 du/acre or stand-alone non-residential 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.

• 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 Section 20.258.040, Design Standards.

  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) where applicable, height of structures, parcel depth, parcel size, parcel width, and setbacks identified in Table 2-2 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.

       • i. Table 2-2 (development standards for mixed use and nonresidential projects) in the MU-18 and MU-50 zoning districts shall apply.

     • b. Multi-family Residential Development.

i. Table 2-3 (development standards for "stand-alone" residential projects) in MU-18 and MU-50 zoning districts shall apply.

(Ord. 1089, 3-7-2006; Ord. 1241, 8-15-2023; Ord. 1269, 12/2/2025; Ord. 1274, 6/16/2026)

• A. Site Design.

  1. Building Placement and Orientation.

     • a. Limitations on Location of Residential Uses.

       • i. Within mixed-use projects along Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway, residential uses shall not occupy any ground floor space, along the major street frontage, except for entry lobbies and/or public or private open space. Residential uses may occupy street frontages along secondary/side streets.

       • ii. Street Wall Along Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway. Where adjacent properties establish a continuous street wall along the primary frontage, new buildings shall align to maintain this street wall, while allowing for articulation through recessed or projected facades and entrances as well as outdoor programmed space like courtyards, plazas, and outdoor dining.

• Vehicular Parking and Access.

• a. Projects shall be designed so that garage doors and the vehicle side of open carports are not visible from the primary street.

• b. Primary vehicular access to parking lots shall be located on side streets or alleys. Access from Imperial Highway will only be allowed in the event side streets or alleys are not available and shall not exceed a maximum of one vehicular access point per 250 lineal feet of street frontage.

• c. Sites shall be designed to minimize conflicts between residential vehicles and loading and service areas. Adequate space for loading and service activities shall be provided.

• d. Loading and service areas shall be oriented to avoid disruption with the flow of traffic through vehicular parking areas. Additionally, loading and service areas shall not be placed adjacent to residential dwelling units or common open space.

• Pedestrian Circulation, Access and Design.

• a. On-site pedestrian walkways should be provided to connect to public sidewalks leading to parks, schools, bus stops, and other public spaces.

• b. A minimum of one pedestrian connection to the existing public right-of-way should be provided for every 100 linear feet of frontage.

• c. A direct connection to the public sidewalk shall be provided to connect usable public open spaces, including courtyards, plazas, and walkways.

• d. Where pedestrian pathways intersect, enhanced paving treatment such as patterned and/or colored pavers, brick, concrete, or striping shall be provided to delineate pedestrian areas.

• e. Pedestrian amenities, including but not limited to benches, shade trees, planters, fountains, and outdoor seating, are encouraged to be incorporated where it is feasible to support walking environments.

• Site Organization Standards.

• a. Sharing of Common Open Space. Mixed-use structures shall be arranged to create opportunities for common open space for attached 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.

  • i. Up to 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.

    • ii. Up to 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.

    • iii. Common open spaces for residential uses shall be oriented away from Imperial Highway and preferably located between the rear property line and primary structure.

    • b. Recycling and Refuse Storage Facilities. 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 § 20.236.040E (Walls and Fences) and § 20.220.040F (Fences, Walls, and Hedges) and subsection K (Screening and buffering standards) below. Recycling 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.

• B. Building Form and Design.

  1. Building Form, Massing, and Articulation.

     • a. Building Form and Vertical Hierarchy. Building wall planes that extend vertically two or more stories shall have a clearly defined base, body, and top. One or more of the following methods may be used to achieve this:

       • i. Changes in materials and/or colors from floor to floor.

       • ii. Variations in wall plane depth, roofline, or roof eave.

       • iii. Architectural detailing.

       • iv. Differentiating window and fenestration size and/or pattern.

     • b. Wall Plane Variation. Street facing building facades shall not extend more than 50 feet horizontally without a minimum variation in wall plane depth of at least three feet within the MU-50 zone. Street facing building facades located along Imperial Highway shall not extend more than 30 feet horizontally without a minimum variation in wall plane depth of at least two feet within the MU-18 zone.

     • c. 360 Architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all sides.

       • i. Design elements shall include a mix of materials, window treatments, awnings, moldings, projecting eaves, dormers, trellises, and/or balconies.

• ii. Rear and side building elevations visible from a public right-of-way shall feature enhanced architectural treatments similar to the front building elevation's architectural treatments.

  • iii. Rear and side elevations shall feature the same materials, colors, window and door styles, roof style and pitches, balconies, and architectural treatments as found on the primary street facing elevation.

  • iv. A blank facade is a portion of a facade without a window, balcony, and/or doorways 30 feet in any direction. Where a blank facade is proposed that is visible from a public right-of-way, the facade shall incorporate a design treatment to create a visual interest and enhance pedestrian safety and comfort. Treatments can include architectural and vertical landscaping treatments that cover at least 50% of blank facade surface.

2. Rooflines.

   • a. Roofline Variation. Roof lines shall not extend more than a length of 50 feet horizontally within the MU-50 zone and 30 feet horizontally within the MU-18 zone without at least one prominent change as described below:

     • i. Variation in roof form, such as hip, gable, shed, and flat with parapet.

     • ii. Variation in architectural elements, such as parapets or varying cornices.

     • iii. Variation of roof height of at least 18 inches (as measured from the highest point of each roof line).

   • b. Flat Roofs and Parapets.

     • i. Flat roofs shall be surrounded with a parapet along exterior perimeters.

     • ii. All rooftop mechanical equipment shall be screened from view so as not to be visible from a common open space or public right-of-way.

     • iii. Interior side of parapet walls shall not be visible from a common open space or public right-of-way.

     • iv. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment.

• Building and Dwelling Unit Entrances.

• a. Nonresidential and Common Multifamily Primary Entrances. Nonresidential uses located within buildings fronting Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway shall have primary building entrances oriented towards the street and shall include the following:

  • i. Weather protection coverings such as awnings or recessed doorways with a minimum depth of 36 inches.

  • ii. Decorative and/or accent paving to denote the entrance.

• b. Individual Unit Entrances. Individual residential unit entrances shall include weather protection coverings, including awnings or recessed doorways with a minimum depth of 24 inches and shall be designed to include a minimum of two of the following architectural detailing features:

  • i. Stylistically consistent lighting features illuminating the entryway.

    • ii. Feature window details.

    • iii. One or more accent materials.

    • iv. Porches or stoops.

4. Windows.

• a. Privacy. Windows shall be placed to avoid direct alignment with windows and doors of adjacent residential dwelling units and nonresidential uses. Windows within 10 feet of adjacent uses shall be designed including one of the following:

  • i. Offset new windows a minimum of 12 inches from any windows on adjacent uses to avoid line of sight into existing windows.

  • ii. Apply non-transparent or obscured glazing, such as frosted/patterned glass or non-operable opaque windows. Reflective glazing is not permitted.

  • b. Window Treatment. Windows shall be recessed a minimum of two inches from the plane of the surrounding exterior wall or shall have a trim or windowsill a minimum of one inch in depth.

  • c. Windows Facing a Major Public Street. Windows located above ground and fronting Brea Boulevard, Birch Street, State College Boulevard, and Imperial Highway shall be designed with decorative window trim, shutters, awnings, lintels, and/or trellises, consistent with the selected architectural style.

• Materials and Colors.

• a. Colors. A minimum of one primary color and one accent color shall be used.

• b. Accent Materials. Primary street facing elevations shall feature accent materials that highlight building features. Accent materials include glass, tile, brick, stone, concrete, or plaster.

• c. Material Transition. All changes in material shall occur at inside corners of intersecting walls and wrap building corners.

• d. Color Transition. Color transitions shall not occur on wall planes; instead, they shall occur at the inside corners of intersecting walls or architectural features.

• e. Utilitarian Element Materials and Colors. Utilitarian elements shall feature a minimum of one material of color found on the accompanying on-site structure.

• f. Materials and Textures. The building shall incorporate a minimum of two facade finish materials.

• C. Parcels Adjacent to Single-Family Residential (R-1).

  1. Loading and service areas, operations that generate noise or odors, and recycling and refuse storage facilities shall be located a minimum of 20 feet from any parcel zoned Single-Family Residential (R-1). If compliance with this setback requirement is not feasible due to site constraints, a seven foot wall should be constructed to screen any loading and service area, noise and odor-generating operation, or recycle and refuse storage facility.

  2. HVAC systems shall be screened with parapet walls if placed on roofs or securely placed within an equipment enclosure if placed somewhere along the ground level. HVAC systems with low noise ratings or designed with features to reduce noise shall be prioritized.

  3. All exterior lighting shall be directed internally within the property to minimize light pollution and mitigate impacts to adjacent single-family residences.

  4. Noise-producing speakers shall not be oriented towards adjacent single-family residences.

• D. 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. 1274, 6/16/2026)