Stanton Municipal Code § 20.230.060 Building Frontage Type Standards

A. Purpose. The purpose of this Chapter is to provide regulations that implement the goals and policies of the General Plan, Livable Beach Boulevard Mobility Plan, Business Development Marketing Plan, and other similar long-range planning documents aimed at encouraging mixed-use development within the City.

B. Intent. The mixed-use overlay zones are intended to:

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

2. Create specific development nodes at street intersections with a pedestrian-oriented mix of uses with convenient access between area neighborhoods, housing, employment centers, and retail services;

3. Accommodate intensities and patterns of development that can support multiple modes of transportation including public transit, bicycles, and walking;

4. Facilitate well-designed new mixed-use development projects that combine residential and nonresidential uses (e.g., office, retail, business services, personal services, public spaces and uses, other community amenities, etc.) to promote a better balance of jobs and housing;

5. Ensure compatibility with adjacent existing single-family neighborhoods and harmonious integration with existing commercial areas; and

6. Provide additional property rights while preserving existing property rights. This intent is achieved by providing additional development rights in compliance with this Chapter, which property owners may exercise under certain conditions, while retaining all development rights conferred to property owners by the zone(s) underlying the mixed-use overlay zones. Incentives and advantages include allowing a greater range and mix of uses and more specific direction concerning desired development patterns and appearance.

(Ord. 1017, 2013)

This Section describes where mixed-use overlay zones are implemented and the applicability of mixed-use overlay zone standards to a property when the property is located within two zones - a base zone (e.g., General Commercial (CG), Business Park (BP), etc.) and a mixed-use overlay zone.

A. Relationship between overlay zone standards and base zone standards. For property within a mixed-use overlay zone, the regulations in this Chapter allow mixed-use development as an alternative to the type of development allowed under the base (underlying) zone standards.

1. Base zone standards.

a. The provisions in this Chapter shall apply to all properties within their respective mixed-use overlay zones, but the provisions do not supersede the underlying base zone provisions until a property is developed in compliance with the provisions of this Chapter.

b. New projects may be developed in compliance with the existing underlying base zone, provided that all standards and requirements of the underlying base zone are met.

c. Regulations, development standards, and requirements in the underlying base zone shall continue to apply to those projects that are currently developed according to the existing standards.

d. For legal non-conforming uses (i.e., uses that do not comply with the provisions of the base zone or this Chapter), the provisions in Chapter 20.620 (Nonconformities) shall apply.

2. Option to apply mixed-use zone standards. The owner or developer of any property within any mixed-use overlay zone may choose to develop in compliance with the standards and procedures in this Chapter that apply to the particular mixed-use overlay zone in which the property is located.

B. Site Plan and Design Review required. In order to exercise the option to develop under the provisions in this Chapter, approval of a Site Plan and Design Review shall be required in compliance with Chapter 20.530 (Site Plan and Design Review). In granting the approval, the review authority shall find that:

1. The proposed development is in compliance with the provisions of this Chapter; and

2. Approval of the project will not reduce the amount of land available in mixed-use overlay zone areas to a point where the City's affordable housing needs under the Regional Housing Needs Assessment (RHNA) cannot be met.

C. Applicable regulations after completion of development. Once a property is developed in compliance with the provisions of this Chapter, the provisions of this Chapter completely supersede the provisions of the underlying base zone. Whenever the requirements of the overlay zone impose a more or less restrictive standard than the provisions of the base (underlying) zone, the requirements of the overlay zone shall govern.

D. Relationship to Livable Beach Boulevard Mobility Plan. Projects on property in any mixed-use overlay zone that has frontage directly along Beach Boulevard, whether developed in compliance with the underlying base zone standards or the standards in this Chapter, shall be subject to the guidelines in the Livable Beach Boulevard Mobility Plan. If there is a conflict between the standards in this Chapter and the guidelines in the Livable Beach Boulevard Mobility Plan, the standards of this Chapter shall apply.

E. Use of photographs. Photographs and illustrations are included in this Chapter for illustrative purposes only. Specific development standards in this Chapter are the controlling language for purposes of development regulation.

(Ord. 1017, 2013)

This Section describes the purpose and intent of each mixed-use overlay zone.

A. General Mixed-Use (GLMX) Overlay Zone. The GLMX Overlay Zone is generally located along a 2.5 mile-long corridor formed by Beach Boulevard and along a one-mile stretch of the south side of Katella Avenue to the east and west of Beach Boulevard. The intent is to provide walkable activity centers that serve surrounding single-family residential neighborhoods with a mix of retail, office, service, and additional multi-family residential uses. Vertical and horizontal mixed-use development up to three stories in height is allowed. Appropriate residential development includes multi-family residential uses located above or behind commercial or office uses. Stand-alone residential development may be permitted in some portions of the General Mixed-Use Overlay Zone. Appropriate commercial development includes ground floor level retail and office uses. Stand-alone multi-family development and nonresidential development are allowed as a component of a mixed-use project that is designed as an integrated development with different uses in multiple buildings. See Figure 2-1 (Example Development in General Mixed-Use (GLMX) Overlay Zone).

B. North Gateway Mixed-Use (NGMX) Overlay Zone. The NGMX Overlay Zone applies to the northernmost end of Beach Boulevard along Starr Street. The intent is to provide opportunities for the coordinated development of an area with a village-style character that offer a diverse range of complimentary commercial, office, and residential uses that serve Stanton's northern residential areas and the neighboring Anaheim areas. Vertical and horizontal mixed-use development is allowed up to three stories in height. Commercial or live-work uses are encouraged on the ground floor of buildings facing Beach Boulevard with office or residential components on upper floors. Stand-alone commercial development is also allowed facing Beach Boulevard. Stand-alone multi-family residential development is allowed in other locations. Only residential uses are allowed to face Fern Street in order to provide a transition between the mixed-use area and adjacent single-family residential zones. Multi-family residential uses are encouraged to serve as a transition between those nonresidential uses and adjacent single-family residential development. See Figure 2-2 (Example Development in North Gateway Mixed-Use (NGMX) Overlay Zone).

C. South Gateway Mixed-Use (SGMX) Overlay Zone. The SGMX Overlay Zone applies to the southern stretch of Beach Boulevard between Garden Grove Boulevard and Catherine Avenue. This area is bisected by Beach Boulevard and serves as the main entryway into Stanton for travelers arriving from the Garden Grove Freeway (State Road 22) and from communities further south on Beach Boulevard. The intent is to provide highly active urban environments that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. The emphasis is on freeway-oriented commercial and office development with supporting urban-style multifamily residential development. Vertical and horizontal mixed-use development up to seven stories in height is allowed. Uses may range from regional mall anchor stores, government offices, and corporate headquarters to specialty retail and higher-density housing. See Figure 2-3 (Example Development in South Gateway Mixed-Use (SGMX) Overlay Zone).

(Ord. 1017, 2013; Ord. 1101 § 4, 2020)

A. Allowed land uses.

1. Table 2-11 indicates the uses allowed within each mixed-use overlay zone and the planning permit required to establish each use in compliance with Article 5 (Permit Procedures).

2. Residential, retail, commercial, and office uses that are combined in vertical or horizontal mixed-use projects represent the principal allowed uses. Only those additional uses that are complimentary to, and can exist in harmony with, the character of each zone may be allowed as accessory, conditionally permitted, and/or temporary uses.

Notes:

(Ord. 1017, 2013; Ord. 1069 § 7, 2017; Ord. 1107 § 5, 2021; Ord. 1148, 11/12/2024; Ord. 1154, 1/14/2025)

This Section provides standards that govern mixed-use development on properties located in the Mixed-Use Overlay Zones. For the purposes of this Zoning Code, mixed-use projects shall comply with nonresidential standards when no mixed-use standards exist.

A. Integration of uses.

1. Integration defined. Potential ways to integrate the uses allowed in the GLMX, NGMX, and SGMX overlay zones 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 lot and residential uses located at the rear of a lot.

c. Combined approach. A combination of vertical and horizontal integration of nonresidential and residential uses.

2. Integration in the General Mixed-Use (-GLMX) Overlay Zone. In the GLMX Overlay Zone, nonresidential and residential uses shall be vertically integrated whenever possible. Appropriate residential development includes multi-family residential uses located above or behind commercial or office uses. Appropriate commercial development includes ground-floor level retail and office uses. Stand-alone multi-family development and nonresidential development are allowed as a component of a mixed-use project that is designed as an integrated development with different uses in multiple buildings. Stand-alone residential development may be permitted, subject to approval of a Conditional Use Permit, for properties that are a minimum distance of 500 feet away from intersections of Principal, Major, Primary, or Secondary arterial streets as defined in the Stanton General Plan, measured from the face of the nearest curb.

3. Integration in the North Gateway Mixed-Use (-NGMX) Overlay Zone. In the NGMX Overlay Zone, both vertical and horizontal integration of nonresidential and residential uses shall be allowed. Commercial or live-work uses are encouraged on the ground floor of buildings facing Beach Boulevard with office or residential components on upper floors. Stand-alone commercial development is also allowed facing Beach Boulevard. Stand-alone multi-family residential development is allowed in other locations. Only residential uses are allowed to face Fern Street in order to provide a transition between the mixed-use area and adjacent single-family residential zones. Multi-family residential uses are encouraged to serve as a transition between those nonresidential uses and adjacent single-family residential development.

4. Integration in the South Gateway Mixed-Use (-SGMX) Overlay Zone. In the SGMX Overlay Zone, both vertical and/or horizontal integration of nonresidential and residential uses shall be allowed subject to the following:

a. Lots of one acre or greater. Lots of one acre or greater in total net area shall provide a vertical and/or horizontal mix of nonresidential and residential uses. Residential-only development shall also be permitted.

b. Lots of less than one acre. Lots of less than one acre in total net area may provide:

(1) A vertical and/or horizontal mix of commercial and residential uses;

(2) Stand-alone commercial projects; or

(3) Stand-alone residential projects, except for lots fronting Beach Boulevard where no stand-alone residential projects shall be allowed.

B. Applicable development standards. Mixed-use development shall comply with the development standards in this Chapter; Article 3 (Site Planning and Development Standards), e.g., landscaping, parking and loading, signs, etc.; and Article 4 (Standards for Specific Land Uses), e.g., mixed-use development, multi-family development, live-work units, outdoor dining, etc.

Table 2-12 - Development Standards for Mixed-Use Overlay Zones

Notes:

(Ord. 1017, 2013; Ord. 1101 § 6, 2020; Ord. 1104 § 4, 2020)

This Section provides frontage standards for buildings in the mixed-use overlay zones. Table 2-12 (Development Standards for Mixed-Use Overlay Zones) specifies allowable building frontage types for each mixed-use overlay zone.

A. Types of building frontages.

1. Live-work/office fronts. A frontage that reinforces both residential and work activities that can occur in the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access to the building. Entrances and windows are provided on the front of the façade to provide eyes on the street and direct sidewalk access to commercial and office uses. The front setback (if provided) may be improved with landscaping or as an extension of the public sidewalk to create a more pedestrian-friendly environment. See also Section 20.400.190 (Live-Work Units).

2. Residential fronts. A frontage that reinforces the residential character and use of the building. The elevation of the ground floor is elevated above the grade of the lot to provide privacy for residences by preventing direct views into the home from the sidewalk. Entrances and windows are provided on the front of the façade to provide eyes on the street and direct sidewalk access to the building. Stoops are allowed to project into the front setback to enhance entrances. The front setback is primarily improved with landscaping.

3. Storefronts. A frontage that reinforces the commercial character and use of the ground floor of the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access into the building. Large storefronts display windows are provided on the front of the façade to encourage visual access to merchandise displays and to encourage window shopping. Awnings or marquees are provided over storefront windows and entrances. The front setback (if provided) is primarily improved as an extension of the public sidewalk to create a more pedestrian-friendly environment.

Notes:

Notes:

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(Ord. 1017, 2013; Ord. 1053 § 3, 2016)

This Section provides standards for publicly-accessible open space areas in order to ensure a high level of pedestrian connectivity and activity between the public realm and the private realm throughout horizontally and vertically integrated projects.

Definition:

Publicly-accessible open space.

Areas that are located on private property and designed and intended to be accessible to the general public.

A.

Minimum size.

All new nonresidential development shall provide publicly-accessible open spaces as a percentage of the total development site area as indicated in Table 2-12 (Development Standards for Mixed-Use Overlay Zones).

B.

Eligible areas.

Publicly-accessible open space areas shall not include parking, driveway, or rear setback areas, but may include front and side setback areas provided that they are integrated into the overall design of the project.

C.

Ground-level installation.

Plazas, courtyards, or other similar publicly-accessible open space areas shall be installed at ground level and shall be incorporated into the design of the development.

D.

Visibility and accessibility.

Public open space areas shall be visible and accessible from the public rights-of-way to engage the interest of pedestrians and encourage public use.

E.

Landscaping and hardscapes.

Landscaping shall comply with Chapter 20.315 (Landscaping Standards). In addition, a combination of landscape and hardscape materials shall be used in the design of these areas and shall include the following components:

Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed patterned concrete. Hardscape elements may include, but are not limited to, seating areas, potted plant materials, water features, and public art installations.

The balance of the open space areas shall be landscaped with turf, shrubs, or groundcover, and trees. All plant materials shall be in proportion to the height and mass of the building and shall be permanently maintained.

F.

Minimum height to width ratios.

In order to achieve sunlight and air circulation in required publicly-accessible open space areas, the following minimum height to width ratios shall be provided:

Enclosed Open Space (i.e., open space that is enclosed on four sides, such as a courtyard): 2 to 1 ratio. The required open space shall have a width of at least one-half the height of the adjacent building façade (measured perpendicularly from the façade). This requirement shall apply to all sides of the required open space.

Open Space that is open on one or more sides: 3 to 1 ratio. The required open space shall have a width of at least one-third the height of the adjacent building façade (measured perpendicularly from the façade). This requirement shall apply to all sides of the required open space.

G.

Design configuration.

In the General Mixed-Use (GLMX) and the South Gateway Mixed-Use (SGMX) Overlay Zones, sharing of the required publicly-accessible open space ("quasi-public space") for nonresidential uses and the required common open space for residential uses, indicated in Table 2-12 (Development Standards for Mixed-Use Overlay Zones), 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 the public in general subject to the following limitations:

a.

Up to 30 percent of the required open space for residential uses in a horizontal mixed use project may be provided as quasi-public open space within the nonresidential component of the project; or

b.

Up to 50 percent of the required open space for residential uses in a vertical mixed use project may be provided as quasi-public open space within the nonresidential component of the project.

c.

The minimum dimension (length and width) of shared common open space areas shall be 20 feet. These areas shall be located at grade and shall be accessible for use by the general public.

d.

Quasi-public open space areas shall not include outdoor dining areas or other outdoor activity areas for exclusive use by an individual business. These areas shall include pedestrian oriented amenities, including enhanced seating, lighting, paving, landscaping, public art, water features, and other similar features deemed appropriate by the Director.

Publicly-accessible open space areas shall be located and configured as any one of the following:

a.

Forecourt:

The publicly-accessible open space area is located along a recessed center section of the front façade of the building as illustrated in Figure 2-14 (Publicly-Accessible Open Space - Forecourt).

b.

Front:

The publicly-accessible open space area is located along the street facing frontage of the building as illustrated in Figure 2-15 (Publicly-Accessible Open Space - Front).

c.

"L" shaped:

The publicly-accessible open space area is located along the front and side of the lot as illustrated in Figure 2-16 (Publicly-Accessible Open Space - "L" Shaped).

d.

Paseo or central courtyard:

The publicly-accessible open space area is located on the side of the building or along a center pedestrian paseo or courtyard as illustrated in Figure 2-17 (Publicly-Accessible Open Space - Paseo or Central Courtyard).

(Ord. 1017, 2013)

This Section provides standards for private and/or common open space for multi-family residential uses that are vertically or horizontally integrated into mixed-use development projects. Standards for stand-alone multi-family development are provided in Chapter 20.420 (Multi-Family Development).

A. Required amount of open space. Common and private open space and common open space for projects with five or more units shall be provided in the amounts indicated in Table 2-12 (Development Standards for Mixed-Use Overlay Zones) and as follows:

1. A minimum of 15 percent of the total floor area of the dwelling units shall be provided as private and/or common open space. Up to 25 percent of the total open space requirement may be met by counting any private exterior open space areas (patios and balconies) provided within the project.

2. The minimum area of any private exterior open space shall be 40 square feet in order to qualify as required open space. This shall be provided in the form of patios or balconies accessible only to the abutting unit.

3. The minimum dimension (length and width) of common open space areas shall be 20 feet. Common open space areas may be located at grade or above grade and may include terraces, courtyards, rooftop gardens, or other similar areas. General open areas that provide access to buildings (e.g., walkways) and required setback areas shall not count towards the common open space requirement unless they meet the minimum dimension and contain amenities as provided below.

B. Exclusive use. Private and common open space areas shall be located and designed for the exclusive use of the residents or tenants of the property and their guests and shall not be publicly-accessible, except in the General Mixed-Use (GLMX) and South Gateway Mixed-Use (SGMX) Overlay Zones where sharing of the required publicly-accessible open space for nonresidential uses and the required common open space for residential uses may be allowed in compliance with Subsection 20.230.070.G. (Open Space Standards - Publicly-Accessible Open Space - Design Configuration).

C. Building height to open space width ratios. In order to achieve sunlight and air circulation in outdoor common open space areas, the following building height to open space width ratios are required:

1. Enclosed Open Space (i.e., open space that is enclosed on four sides, such as a courtyard): 1 to 1 ratio. The required open space shall have a width of at least one-half the height of the adjacent building façade (measured perpendicularly from the façade). This requirement shall apply to all sides of the required open space.

2. Open Space that is open on one or more sides: 2 to 1 ratio. The required open space shall have a width of at least one-third the height of the adjacent building façade (measured perpendicularly from the façade). This requirement shall apply to all sides of the required open space.

(Ord. 1017, 2013)

A. Lot area requirements. In addition to the lot area requirements provided in Table 2-12 (Development Standards for Mixed-Use Overlay Zones), the size and shape of each newly created lot shall be adequate to allow the full development of the allowed uses in a manner consistent with the following:

1. Adequate provision shall be made to promote safe and orderly access and circulation of pedestrian and vehicular traffic within the site and from public streets and adjacent developments;

2. Adequate provision shall be made for buildings to be sited to allow for functional use of space between structures and to provide areas for parking, access, and landscaping;

3. Adequate provision shall be made to ensure the compatibility of the site development with surrounding development in regard to size, scale, building and site design, and limitation of overshadowing effects; and

4. The proposed development shall not limit or adversely affect the growth and development potential of adjacent properties or the general area in which the proposed development will be located.

B. Lot consolidation incentives.

1. Allowable incentives for lot consolidation. In order to encourage the assembly of smaller existing lots into larger lots that can be more efficiently developed into a mixed-use project, the following incentives are offered:

a. Reduction in required parking for a mixed-use project when approved in compliance with Section 20.320.040 (Adjustments to Parking Requirements).

b. Increase in maximum total sign area, up to a maximum of 20 percent, with a sign program approved in compliance with Section 20.325.130 (Comprehensive Sign Program).

c. Increase in maximum floor area ratio (FAR), up to a maximum of 10 percent.

d. Reduction in common and/or private open space requirements, up to a maximum of 10 percent.

2. Eligibility for incentives.

a. Consolidation of existing small lots into a development project site of one acre or greater up to two acres shall be eligible for any two of the allowable incentives identified above.

b. Consolidation of existing small lots into a development project site of two acres or greater shall be eligible for any four of the allowable incentives identified above.

(Ord. 1017, 2013)