Chapter 17.12 — TOWN CENTER MIXED-USE ZONE

The Town Center Mixed-Use (TCMU) zone is established to provide opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to commerce, and that encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. The Town Center Mixed-Use zone requires the inclusion of groundfloor, street-frontage commercial or live/work components for all projects. Exclusive residential structures are permitted as part of horizontal mixed-use developments. This zone implements the General Plan Mixed-Use land use designation and the Town Center Strategic Plan. (Ord. 19-03 § 3, 2019; Ord. 23-01 § 8, 2023)

• A. Use Regulations. This section, and Table 2-06 (Allowed Uses and Permit Requirements for Town Center Mixed-Use Zone) in particular, identifies the uses of land that may be allowed within the TCMU zone and indicates whether any special permit is required for each allowable use.

• B. Permitted Uses, Use Permits, and Uses Not Allowed.

  1. Permitted Use ("P"). A permitted use is a use permitted as a matter of right, subject to compliance with applicable provisions of this Zoning Code, including Site Development Permit—Major and Minor (Chapter 17.44 ) and a building permit or other permit required by the Municipal Code.

  2. Permitted as an Accessory Use ("A"). Accessory uses that are clearly incidental to a primary permitted or conditionally permitted use are permitted as a matter of right, subject to the requirements of this Zoning Code, including Section 17.28.035 (Accessory Structures — Nonresidential Zones).

  3. Administrative Use Permit ("AUP"). Uses that are allowed subject to the approval of an Administrative Use Permit (Chapter 17.32 ).

  4. Conditional Use Permit ("CUP"). Uses that are allowed subject to the approval of a Conditional Use Permit (Chapter 17.32 ).

  5. Temporary Use Permit ("TUP"). Temporary uses are subject to the approval of a Temporary Use Permit (Chapter 17.46 ).

  6. Uses Not Allowed ("—"). Uses with an "—" indication in Table 2-06 are not allowed in the specified zone.

• C. Specific Use Regulations. All uses, regardless of the type of permit that may be required, shall comply with applicable provision of this Zoning Code. In addition, if there is a section number in the last column of the Table 2-06 labeled Specific Use Regulations, the use is also subject to the referenced provisions.

• D. Zoning Permit Required. For any use permitted as a matter of right, such use shall require approval of a Zoning Permit in compliance with Chapter 17.50 (Zoning Consistency Review).

• E. Multiple Uses on a Single Site. When a proposed project includes multiple land uses and more than one type of land use permit is required, the most restrictive land use permit shall apply to the entire project application.

• F. Director Determination. Land uses are defined in Division 7 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in Table 2-06 or not found to be substantially similar to the land uses, as determined by the Director, are prohibited.

• G. Prohibited Uses. The following uses are specifically prohibited in the TCMU zone:

  1. All Cannabis Activities, including Cannabis Deliveries, Commercial Cannabis Activities, and Commercial Cultivation, even by Qualified Patients and Caregivers

  2. Freight and/or Truck Terminals

  3. Gun and Ammunition Stores

  4. Manufacturing—Heavy

  5. Recycling, Large Collection

  6. Recycling, Processing Facility

  7. Salvage Yard

  8. Swap Meets—Indoor or Outdoor

  9. Tobacco and Vape Stores.

• (Ord. 19-03 § 3, 2019; Ord. 2025-11, 11/17/2025)

To maintain an active pedestrian environment in the TCMU zone, commercial uses shall be the predominant along street frontages. At least 75 percent of the ground floor frontage along Katella Avenue and Los Alamitos Boulevard shall be occupied by commercial uses and/or live/work units. At least 75 percent of the ground floor frontage along Pine Street shall be occupied by commercial and/or cultural uses.

tain an active pedestrian environment in the TCMU zone, commercial uses shall be the predominant along street frontages. At least 75 percent of the ground floor frontage along Katella Avenue and Los Alamitos Boulevard shall be occupied by commercial uses and/or live/work units. At least 75 percent of the ground floor frontage along Pine Street shall be occupied by commercial and/or cultural uses.

(Ord. 19-03 § 3, 2019; Ord. 21-02 §§ 13—14, 2021; Ord. 23-01 § 8, 2023; Ord. 2025-11, 11/17/2025)

• A. General. The general property development standards for the TCMU zone shall be as set forth in Table 2-07: General Development Standards for Town Center Mixed-Use Zone.

• B. Calculation of Density and Intensity.

  1. Horizontal Mixed Use. For residential and nonresidential uses on the same development site but separate legal lots, the residential density shall be calculated for the lot or lots dedicated solely to residential use. The FAR for the nonresidential use shall be calculated for the lot or lots dedicated solely to the nonresidential use.

  2. Vertical Mixed Use. For a development project consisting of residential and nonresidential uses in the same building or group of buildings, the residential density and FAR shall be additive, meaning that the development in total shall not exceed the allowed residential density as calculated for the residential component plus the maximum FAR as calculated for the nonresidential component.

• C. Parking Restricted Within Front and/or Street Side Setbacks. Parking shall only be allowed within required front and/or street side setbacks where the responsible review authority finds that no feasible alternative exists to design a project and further, where such parking can be well integrated into overall project design and can adequately screened.

• D. Minimum Ground Floor Height. The minimum ground-floor height for structures with commercial uses on the ground floor shall be not less than 12 feet, six inches.

• (Ord. 19-03 § 3, 2019; Ord. 23-01 § 8, 2023)

• A. Generally. All new development shall be designed to achieve the following objectives:

  1. Site and building design shall provide for internal compatibility among the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics.

  2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be minimized to allow a compatible mix of residential and nonresidential uses on the same site.

  3. The design of any live/work or mixed-use project shall take into consideration potential impacts, including, but not limited to, noise, odors, and hours of operation, on adjacent properties. The design shall include specific design features to minimize potential impacts.

  4. The design of the mixed-use project shall ensure that the residential units are of a residential character and that privacy between residential units and between other uses on the site is maximized.

  5. The design of the structures and site planning shall encourage integration of the street pedestrian environment with the nonresidential uses through the use of plazas, paseos, courtyards, and walkways, as well as pedestrian scale amenities and street furniture.

  6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding built environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and signage.

  7. Any mixed-use development in which two-thirds or more of the gross floor area is developed with residential uses, in addition to complying with the design standards set forth in this section, shall comply with the provisions of Section 17.08.045 (Design Standards for Multi-Family Housing).

• B. Building Orientation, Entrances, and Articulation.

  1. Orientation. The main building of a development shall be oriented to face a public street. Building frontages shall be generally parallel to streets. For all residential, retail, and office

uses, at least one primary entrance to a ground-floor use shall face the adjacent street right-of-way. Ground-related entrances include entrances to ground-floor uses.

2. Ground Floor Transparency. At least 65 percent of the exterior walls on the ground floor facing the street shall include windows, doors, or other openings.

3. Nonresidential Entrances. Entries shall include clearly defined features of front façades and be of a scale that is in proportion to the size of the building and number of units being accessed. Larger buildings shall have a more prominent building entrance while maintaining a pedestrian scale.

4. Transitional Space at Residential Entries. New residential buildings shall provide transitional spaces in the form of stoops, overhangs, and porches between public areas fronting the primary street(s) and entrances. This type of element or equivalent shall be required for each unit or group of units, but no less than one of this type of element shall be provided.

5. Building Articulation. No street frontage wall may run in a continuous plane for more than 25 feet without building openings or offsets, or as approved by the Review Authority if the project is constrained by unusual parcel size, shape, use, or other features that the responsible Review Authority accepts as rendering this requirement infeasible. Offsets shall vary in depth and/or direction of at least 18 inches, or a repeated pattern of offsets, recesses, or projections of similar depth.

   6. Structured Parking. Structured parking facing public streets shall be fronted or wrapped with actively occupied spaces such as storefronts, live/work units, residential community amenities, and lobbies. Access to parking shall be designed so that it is not prominent and ties into the adjacent architectural style.

• C. Stoops. Stoops are a unique opportunity to engage residential entries with the public realm, creating activation, opportunities for engagement, and safety. Additionally, stoops create a design aesthetic that supports a residential character on appropriate urban streets. All stoops shall conform to the following design standards:

  1. Stoops shall be required for ground level residential units on all streets, regardless of typology.

  2. Stoops shall be designed to address the street to provide the most direct access path and allow for the greatest amount of landscaping.

  3. Stoop or storefront access shall be required for all ground level live-work units, where the street frontage of the building exceeds 100 feet, unless otherwise explicitly approved by the design review authority, provided an alternative accessible path is included.

  4. Stoops shall be elevated a maximum of 36 inches above grade or sidewalk.

  5. Stoop porches, not including stairs, shall be a minimum of 20 square feet. 6. Stoops shall correspond directly to the building entry and be at least four feet wide.

  6. Stoops and/or adjacent entry porches shall not be enclosed with solid walls or railings, or vegetation that creates a visual obstruction between the stoop/porch and the public sidewalk in order to maintain a sense of openness.

  7. Stoops may have an overhanging roof or awning no wider than the stoop.

  8. Planter or porch walls parallel to the sidewalk and taller than 18 inches shall have an irrigated 18-inch planting bed at its base.

• D. Courtyards and Plazas. Courtyards and plazas are outdoor rooms designed for public use and are defined by surrounding buildings and/or streets. Primary functions are to encourage a

diversity of opportunities for social interaction and activities, to provide relief and relaxation, to expand and reinforce the public realm, and to contribute to the livability and general amenity of the Town Center and adjacent parts of the City. Proposed uses and design should be determined as part of the overall project design process and shall comply with the established design standards:

1. Dimensions. Courtyards and plazas shall have a minimum area of 1,200 square feet and minimum dimensions of 30 feet by 40 feet.

2. Accessibility.

• a. Courtyards and plazas shall be open to a public street and sidewalk, on one or two sides with an unobstructed opening dimension of 30 feet on any open side. An alley shall not be considered a public street.

  • b. Security fences, walls, and entry gates shall not obstruct access from the sidewalk.

  • c. Raised planters shall not be located along the perimeter and used to privatize publicly accessible open space.

  • d. Courtyards and plazas shall be open and accessible to the public at a minimum from 7:00 a.m. to 10:00 p.m.

  • e. Signage shall identify the open space as a public amenity and the hours of accessibility.

  • f. Vehicular access, loading and parking uses shall be prohibited.

3. Materials. Courtyards and plazas shall be of high-quality materials. Careful detailing shall include consideration of materials, their durability and appearance. No more than 25 percent of the area may be paved in standard concrete.

4. Landscaping.

   • a. At least 25 percent of the courtyard surface shall be landscaped with live vegetation. Shade trees and gardens are strongly encouraged. All landscaped areas shall contain a combination of low, medium, and tall plant materials as appropriate.

   • b. A minimum of one 36-inch box shade tree shall be provided per 600 square feet of publicly accessible open space in a planting area of at least six feet by six feet by three feet deep. At the time of planting, trees shall be at least 12 feet tall with a two-inch caliper (trunk), six inches above the topmost root.

   • c. The property owner or agent shall maintain open space and landscaping within the publicly accessible open space.

5. Amenities.

   • a. Seating at the ratio of one seat per 200 square feet of courtyard/plaza area shall be provided, in addition to any permitted outdoor dining, in dispersed locations throughout the space. Seating shall be either movable chairs, or fixed seats or benches, where such seats shall be 18 lineal inches each. Movable seating is strongly encouraged.

   • b. Storefront and unit entries fronting on the open space shall be designed and lighted to address safety and avoid unsafe conditions such as limited visibility, poor illumination, or dark corners.

   • c. A majority of the open space should have access to sunlight for the duration of daylight hours. A mix of direct sunlight and shade is encouraged. Freestanding shading devices (single installation on the ground, such as trellis, patio covers, etc) shall be permitted

within the open space, provided no more than 50 percent of the open space is covered.

  - d. Permanent building projections, including cantilevered overhangs or balconies, may not project over the open space. 

  - e. Open space shall be inviting and well-illuminated at night with pedestrian-scaled lighting to address public safety. Fixtures may include low-level lights and overhead lights attached to building walls. 

  - f. A special feature (public art, water feature, specimen tree, or other such focal point) shall be provided for each publicly accessible open space plaza or courtyard.

• g. Bike racks, scooter parking areas, waste receptacles, and other street furnishings shall be provided.

  - h. All publicly accessible open space shall follow the safety standards and considerations as defined by Crime Prevention Through Environmental Design (CPTED). 
  
  - i. Lighting shall be pedestrian-scaled and may include low-level bollard lights or overhead wall mounted fixture for a well illuminated area. 
  

• E. Paseos. Paseos are narrow pedestrian passages that serve as mid-block crossings or access to interior courtyards. Their intimate scale and safety from vehicular traffic/noise makes them potentially vibrant destinations. Paseos are common to warm climates, where their sense of enclosure and relative shade also makes them an attractive alternative to street retail. Paseos should comply with the following design standards:

  1. Dimensions. Paseos shall not be more than 30 feet nor less than 20 feet wide. The directly adjacent building walls framing the paseo may not be greater than three times in elevation height than the width of the paseo. The building above this height must be set back a minimum of 20 feet.

  2. Accessibility.

     • a. Paseos shall be physically and visually accessible from the public sidewalk, and must connect a public street with a different public street, alley or interior courtyard.

     • b. Paseos must be at the same elevation as the public sidewalk. No security fences, walls or entry gates shall block passage during established hours.

     • c. Signage shall identify the paseo as a public amenity.

     • d. Vehicular access, loading and parking uses shall be prohibited within the paseo during hours of public accessibility.

  3. Materials.

     • a. Paseos shall feature high quality, durable materials applied in a carefully detailed manner.

     • b. Decorative paving compatible with the style of the adjacent structures shall be applied with no more than 25 percent of the paseo being paved in standard concrete.

     • c. Street-level façade standards shall be applied to façades fronting onto the open space.

  4. Landscaping.

     • a. A minimum of 10 percent of the paseo area shall be landscaped with live landscaping. All landscaped areas shall contain a combination of low, medium, and tall plant materials as appropriate.

     • b. A minimum of one 24-inch box shade tree shall be installed per 750 square feet of paseo area.

     • c. Planters shall have a minimum soils area of 24 inches by 24 inches by 24 inches, except where a tree is required, at which point the area and depth shall be increased to a minimum of 42 inches by 42 inches by 36 inches.

     • e. The property owner or agent shall maintain open space and landscaping within the publicly accessible open space.

  5. Amenities.

• a. Seating at the ratio of one seat per 200 square feet of paseo area shall be provided, in addition to any permitted outdoor dining, in dispersed locations throughout the space. Seating shall be either movable chairs, or fixed seats or benches, where such seats shall be construed to be 18 lineal inches each. Movable seating is strongly encouraged.

  - b. Storefronts, unit entries or stoops shall front onto the paseo when possible and shall be designed and lighted to address safety. 
  
  - c. A majority of the paseo should have access to sunlight for the duration of daylight hours. A mix of direct sunlight and shade should be provided. 
  
  - d. Overhead structures, including canopies, awnings, cantilevered overhangs, or balconies, cannot cover greater than 25 percent of the paseo area. The remaining 75 percent must be open to the sky, although freestanding shade structures (trellises, patio covers, etc.) shall be allowed, but a minimum of 50 percent of the paseo must remain uncovered. 
  
  - e. Bike racks, scooter parking areas, waste receptacles, and other street furnishings shall be provided in the paseo. 
  
  - f. Lighting shall be pedestrian-scaled and may include low-level bollard lights or overhead wall mounted fixtures for a well illuminated area. 
  

• (Ord. 19-03 § 3, 2019; Ord. 23-01 § 8, 2023)

All live/work units shall comply with the regulations established in Division 4, Section 17.28.180 (Live/Work Units) of this title.

(Ord. 19-03 § 3, 2019)

• A. Type. Open space shall be in the form of private or common open space such as balconies, courtyards, at-grade patios (rear and side of the units), rooftop gardens, or terraces. Open standards for the R-3 zone shall apply.

• B. Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space.

• C. Encroachment. Balconies that project over a public right-of-way shall be subject to approval by the City Engineer.

• (Ord. 19-03 § 3, 2019)

To encourage the assemblage of smaller lots into larger lots that can be developed more efficiently into a mixed-use project, the following incentives may be provided to a qualifying development at the Director's discretion:

• A. Reduction of planning permit application fees.

• B. Priority in permit processing. (Ord. 19-03 § 3, 2019)

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Division 3—Site Planning and General Development Standards and Division 4—Regulations for Specific Land Uses and Activities.

(Ord. 19-03 § 3, 2019)