Mixed Use (MU)

INTENT: The “MU” designation is intended to provide for a wide range of compatible resident- and visitor-oriented residential and commercial uses, including business, professional, and retail uses; to provide for efficient use of land and increased opportunities for affordable housing; to provide a transition between intensive commercial uses and residential uses; and to be applied to areas with existing mixed-use development.

MU transitional areas can limit the size of business establishments and restrict uses incompatible with residential district. Not all areas need contain residential uses. Commercial uses shall conform to strict standards that prohibit obnoxious odors, obtrusive light and glare, and excessive noise.

USES PERMITTED

  • Single-family dwelling           
  • Manufactured home used as a single-family dwelling.1 c Mobile homes are excluded from June Lake  gp
  • Duplexes and triplexes
  • Accessory buildings and uses2
  • Animals and pets (see Animal Standards Section 04.270)
  • Home occupations (see Home Occupation regulations, Section 04.290)
  • Small-scale agriculture
  • Transitional and Supportive Housing6

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

  • Residential uses – e.g., condominiums, townhomes, commercial lodging cluster developments,  and apartments
  • Retail trade – e.g., food, drug, hardware, apparel, arts and crafts, sporting goods, bookstores, bakery, florist
  • Social care facilities – e.g., medical and dental offices, welfare and charitable services
  • Professional offices – e.g., real estate, financial, insurance, rental and reservation services, legal services
  • Business services – e.g., business centers, general advertising, business and management consulting
  • Recreational activities – e.g., health clubs, dance studios
  • Food service establishments – e.g., restaurants, cafes, delicatessens
  • Conversion or expansion of existing operations

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

  • All of the above uses subject to Director Review, if determined to be necessary by the Community Development director
  • Parking lots and parking structures other than required off-street parking when abutting a commercial district
  • Religious and cultural activities – e.g., museums, art galleries, churches
  • Small-scale malls, plazas, parks and related pedestrian open space
  • Conversion or expansion of existing operations
  • Mobile-home parks (see Development Standards – Mobile-home Parks and RV Parks, Ch. 17)  c
  • Recreational-vehicle parks (see Ch. 17)  c
  • Manufactured housing subdivision (see Ch. 18)

DEVELOPMENT STANDARDS

Minimum Lot Area:

All uses – 10,000 sf 5

Areas lacking community water and sewer – one-acre minimum all uses c, rp

Land uses on lots measuring less than 10,000 sq. ft. shall be limited to single-family residences, duplexes and triplexes.

Minimum District Area: 5 acres

If the land use designation and existing uses of abutting properties are compatible, a minimum district area of two acres may be considered.

Minimum Lot Dimensions:  Width – 60’

                                            Depth – 100’

Maximum Lot Coverage:    60%

An additional coverage bonus of 10% (total coverage of 70%) shall be granted to structures that contain mixed commercial and residential (employee or long-term rentals) uses; commercial uses with public accommodations; or commercial uses that front a public pedestrian mall or plaza.

Minimum Setbacks:

Front:             10’                      Rear:            5’                           Side:        10’

See Section 04.120 for other provisions.

Building Density:  Hotels, resort hotels, motels – 40 du/acre

Apartments, multifamily units, condominiums and similar uses – 15 du/acre

Density for mixed uses on one parcel; e.g., apartment units and motel units, will be calculated at a proportionate rate. gp

If density bonuses are granted (see 04.100 Density), in no case shall projects exceed 26 units per acre for residential units and 60 units per acre for commercial lodging units.

Units designated as manager/employee housing unit shall not be counted in density calculations.

Population Density:      Maximum population density is 37.6 persons per acre for multifamily residential uses.

Maximum Building Height:        35’         See Table 04.010 for other provisions.

Landscaping: Projects subject to use permit shall be required to either landscape per an approved landscape site plan or leave in natural open space (i.e., ungraded) all areas not covered by impervious surfaces. Any combination is acceptable.

Special Regulations:

  • A change of business shall be reviewed for compliance with mixed-use designation.
  • The hours of operation shall be limited to the period between 7 a.m. and 10 p.m.
  • Businesses operating within the zone shall not exceed a sustained or intermittent noise level of 60 dB(Ldn/CNEL).
  • Projects shall be reviewed for adverse impacts resulting from exterior lighting and signs.
  • Uses involving or producing noxious fumes or odors shall not be permitted unless fumes or odors are treated or diffused prior to release from the generating source.
  • Operations using and storing noxious chemicals including but not limited to pesticides and herbicides, other than those packaged for resale, large volumes of solvents or flammable liquids, will not be allowed.

NOTES

  1. Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280. When there are two mobile homes on the same parcel, they must: 1) comply with the Accessory Dwelling Unit requirements (see Ch. 16); or 2) comply with State standards for a mobile-home park and obtain a use permit from the County (see Ch. 17, Mobile-home and RV Parks). Mobile homes are excluded from June Lake.
  2. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.
  3. Densities stated are based upon availability of both community water and sewer.
  4. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" (Ch. 04, Uses not listed as permitted).
  5. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.
  6. Transitional and Supportive Housing projects are permitted in the same manner as other residential housing.

SEE ALSO

Land Development Regulations – 

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 07             Development Standards – Signs

Table 04.010  Building Heights

Land Use Element – Antelope Valley Policies, June Lake Policies, and Long Valley Policies

FOOTNOTES

c.         Clarification

rp.       Recommendation from the Regional Planning Advisory Committee

gp.       General Plan addition

 

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