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HomeMy Public PortalAbout06-1363ORDINANCE NO. 06 -1363 AN ORDINANCE OF THE CITY OF CARSON, CALIFORNIA, ADOPTING AMENDMENTS TO THE CARSON MUNICIPAL CODE, ARTICLE IX (PLANNING AND ZONING) ESTABLISHING A NEW MU -CS (MIXED USE - CARSON STREET) ZONE, SECTION 9138.17, AND AMENDMENTS TO PART 1 (INTRODUCTION), TO PART 3 (COMMERCIAL ZONES), TO PART 6 (GENERAL DEVELOPMENT STANDARDS) AND TO PART 8 (IMPLEMENTATION PROVISIONS) THE CITY COUNCIL OF THE CITY OF CARSON DOES ORDAIN AS FOLLOWS: Section 1. An application was duly filed by the applicant, the City of Carson, for an amendment of the Carson Municipal Code, Article IX (Planning and Zoning), Part 3 (Commercial Zones) regarding the establishment of a new MU -CS (Mixed Use - Carson Street) Zone District and amendment of Section 9131.1 Uses Permitted, Section 9133 Conditional Use Criteria, Section 9135.2 Minimum Lot Area, Section 9135.3 Street Frontage and Access, Section 9135.4 Minimum Lot Width, Section 9136.23 Front Yard, Section 9136.24 Side Yards, Section 9136.25 Rear Yard, Section 9136.12 Height of Buildings and Structures, Section 9136.7 Signs, and amendment of Part 1 (Introduction) of Chapter 1 (Zoning) Division 3 (Zoning Classifications) Section 9113.1 (Names and Purposes of Zones), Part 6 Division 2 Section 9162.21 Parking Spaces Required, and Part 8 Division 2 Section 9182.21 Nonconforming Use Eligible for Conditional Use Permit or Other Approval, Section 9182.22 Termination of Existing Nonconforming Use, and Section 9182.24 Continuation of Residential Use within a Mixed -use Residential (MUR) Overlay District. Section 2. The Planning Commission held a duly noticed workshop on July 25, 2006, and duly noticed public hearings on August 22, 2006, and September 26, 2006 at 6:30 P.M. to obtain public comments on the proposed Municipal Code Amendment at the City Hall Council Chambers, 701 East Carson Street, Carson, California. After consideration of the evidence and testimony, the Planning Commission voted to recommend approval of the Mixed Use — Carson Street zone district and the accompanying proposed Municipal Code amendments. Section 3. Evidence, both written and oral, was duly presented to and considered by the Planning Commission at the aforesaid meetings. Section 4. The City Council held public hearings on the proposed zoning code amendments on November 8, 2006, and November 21, 2006 at 6:00 P.M. at the City Council Chambers, 701 East Carson Street, Carson, California. A notice of time, place and purpose of the aforesaid meeting was duly given. Section 5. Evidence, both written and oral, was presented to and considered by the City Council at the aforesaid meeting, including but not limited to staff reports, along with testimony received by the applicant and other members of the public. ORDINANCE NO.06 -1363 PAGE 2 OF 32 Section 6 The Carson Street Mixed -Use Corridor is located in Redevelopment Project Areas No. 1 and No. 4. Section 7. The City Council finds: a) The General Plan designated certain properties along Carson Street for Mixed -Use development. State law requires that the zoning for property to be in conformance with the General Plan. The proposed new zone is a designation that is in conformance with the General Plan for those areas deemed appropriate for mixed -use development. b) The proposed Mixed -Use - Carson Street zone district would allow commercial, residential and a mix of commercial and residential uses as anticipated by the General Plan. c) The MU -CS (Mixed — Use — Carson Street) zone district is a new zone district that will implement the Carson Street Mixed -Use District Master Plan through standards and design guidelines for land use. d) The zone district will not be detrimental to the public health, safety and welfare. e) The proposed zone district is subject to provisions of CEQA. An environmental impact report (EIR) was prepared pursuant to Section 15161 of the CEQA Guidelines to analyze and disclose potential environmental effects associated with the General Plan SCH #2001091120. The General Plan designated areas appropriate for mixed - use development anticipating a corresponding zone district would be developed to implement the designated land use. The Final EIR was certified by the City Council on October 11, 2004. An Initial Study was prepared for the Mixed Use - Carson Street Zone District and it was determined that there would not be any additional impacts which were not anticipated in the General Plan EIR. A Negative Declaration was prepared, noticed and sent to the County Recorder's office for posting. The property owners within the affected area and those within 500 feet of the corridor were noticed 20 days prior to the hearing. Section 8. The City Council certified the Negative Declaration prepared for this project. Section 9. Based on all evidence presented at the meetings and the aforementioned findings the City Council amends the Carson Municipal Code, Article IX (Planning and Zoning) Chapter 1 (Zoning) Part 3 (Commercial Zones) regarding the establishment of a new MU -CS (Mixed- Use - Carson Street) zone and including incorporation of Section 9138.17 Mixed - Use - Carson Street, Section 9131.1 (Uses Permitted), Section 9133 Conditional Use Criteria, Section 9135.2 Minimum Lot Area, Section 9135.3 Street Frontage and Access, Section 9135.4 Minimum Lot Width, Section 9136.23 Front Yard, Section 9136.24 Side Yard, Section 9136.25 Rear Yard, ORDINANCE NO.06 -1363 PAGE 3 OF 32 Section 9136.12 Height of Building and Structures, Section 9136.7 Signs, and amend Part 1 (Introduction) of Chapter 1 (Zoning) Division 3 (Zoning Classifications) Section 9113.1 (Names and Purposes of Zones), Part 6 Division 2 Section 9162.21, and Part 8 Division 2 Section 9182.21 Nonconforming Use Eligible for Conditional Use Permit or other Approval, Section 9182.22 Termination of Existing Nonconforming Use, Section 9182.24 Continuation of Residential Use within a Mixed -Use (MUR) Overlay District. The entire zone code and amendments are attached as Exhibit "A ". Section 10. This Ordinance No. 06 -1363 is approved for introduction and first reading on November 8, 2006 and adoption at the second hearing on November 21, 2006. Section 11., The City Clerk shall certify to the adoption of this Ordinance and shall transmit copies of the same to the applicant. The City Clerk shall publish the adopted Ordinance pursuant to California Government Code 36933 within fifteen days of its adoption. Section 11. This Ordinance shall become effective thirty days after the second reading approval date. PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF DECEMBER, 2006. Mayor Jim Dear ATTEST: City Clerk Helen Kawagoe 1 APPROVED AS TO FORM City Attorney ORDINANCE NO.06 -1363 PAGE 4 OF 32 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF CARSON ) I, Helen S. Kawagoe, City Clerk of the City of Carson, California, do hereby certify that the whole number of members of the City Council of said City is five; that the foregoing ordinance, being Ordinance No. 06 -1363 passed first reading on November 21, 2006, was duly and regularly adopted by the City Council of said City at a regular meeting of said Council, duly regularly meeting held on the 13th day of December, 2006, and that the same was passed and adopted by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COUNCIL MEMBERS: COUNCIL MEMBERS: COUNCIL MEMBERS: COUNCIL MEMBERS: Mayor Dear, Ruiz - Raber, Williams, Santarina, and Gipson None None None City Clerk, City of Carson, California Exhibit A Mixed Use — Carson Street Zone ORDINANCE NO. 06-1363 PAGE 5 OF 32 Section 9113.1 (Names and Purposes of Zones) of Division 3 (Zoning Classifications) of Part 1 (Introduction) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding under the "Commercial Zones" heading and immediately following the "CA — Commercial, Automotive" paragraph a new paragraph to read as follows: "MU -CS — Mixed - Use - Carson Street. This zone is created primarily to create a downtown retail and residential district which will provide a distinctive core area along Carson Street which includes the civic center. This designation provides for pedestrian- oriented, mixed -use (commercial /residential) development which may include market rate, affordable or senior housing and transit oriented development." Section 9131.1 (Uses Permitted) of Division 1 (Uses Permitted) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding a new column to the table with associated revisions to the following table entries to read as follows (except as set forth below, Section 9131.1 shall remain unchanged): "ZONES CN CR CG CA MU -CS Retail Sales Department stores, variety stores, and specialized stores for apparel, items for personal use, household items, plants and flowers, supplies and small equipment for businesses, telephones, computers, antiques but no second hand items. Retail Services Personal Services: Barber shop, beauty shop, reducing salon, manicure parlor. X Clothing services- laundry or dry cleaning, self - service laundry, tailor, shoe repair. X Animal services — dog clip and wash, veterinary office or clinic (no animal hospital or kennel). Mechanical and repair services: Locksmith, watch repair, small appliance repair, radio and television repair, computer repair, bicycle repair Graphic arts services: 710411.1 C X ORDINANCE NO. 06-1363 • PAGE 6 OF 32 CN CR CG CA MU-CS Copying, printing, blueprinting, photography, picture framing ** * *incidental photo- finishing and film developing permitted. X Billiards X Offices: Business, professional, financial, insurance, real estate, utility payments, telegraph, messenger service, advertising, newspaper or publishing (no printing), ticket agency, travel agency, car rental, X employment agency, collection agency, detective agency, security service, bail bondsman. Bank with drive -thru facility C Food Sales and Services: Restaurant, coffee shop, snack shop. Outdoor dining space may be provided within the limits of the restaurant frontage, and there is a clear path of travel (minimum 7 feet wide) on the sidewalk without obstruction. Food store — grocery, fish, meat, fruits and vegetables, retail bakery, pastry, candy, health food, take -out food. Food catering (only direct retail sales or retail distribution). Dog or cat food catering (retail only). Transportation - related Uses: Automobile parking lot or parking building (no Tong -term vehicle storage, no storage of inoperable vehicles). Shared Parking Facilities (See Section 9133) Education: Elementary or secondary school — public or private; professional school; business school; barber or beauty school; school of arts, crafts, dance; photography, writing, drama or music. X Physical training school — gymnastics, martial arts. X Alcoholic Beverage Sales and Services: Alcoholic beverage sales in conjunction with a department store or supermarket X, Alcoholic beverage sales in conjunction with variety store, drug- store, mini - market, drive - through market, food store or grocery store excluding a supermarket, take -out food, liquor store (subject to the requirements of Section 9138.5). Alcoholic beverage sales and service in conjunction with a cocktail lounge, bar, indoor theater, night club and an eating establishment other than a bona fide restaurant (subject to the requirements of Section 9138.5) Alcoholic beverage sales and service in conjunction with a bona fide restaurant Health Services: Medical or dental office or clinic. Pharmacy with drive -thru. Health Club Residential Uses: ORDINANCE NO. 06-1363 PAGE 7 OF 32 CN CR CG CA MU -CS C C X X C C Multiple Family Residential and residential condominiums within the Mixed -Use Residential (MUR) Overlay District and within the Mixed Use- Carson Street zone on Tots with a minimum 100 -foot street C C C C C frontage. (See Section 9138.7 and 9138.17 for the MUR Overlay District and MU -CS zone). Mixed -use (commercial /residential) development within the Mixed -Use Residential (MUR) Overlay District and within the Mixed Use - Carson Street zone on Tots with a minimum 100 -foot street frontage. (See C C C C C Section 9138.7 and 9138.17 for the MUR Overlay District and MU -CS zone). Live/Work Residential Units (See Section 9138.1) Mobile Home Park (See Section 9128.2). Community Care Residential Facility C Residential Community Care Facility, Boarding or rooming house, fraternity or sorority house, dormitory, residential hotel or similar group C quarters, motel units with kitchens. (See Section 9133). C C C ORDINANCE NO. 06-1363 PAGE 8 OF 32 Temporary Uses: CN CG CR CA MU -CS Office or other permitted commercial use in a trailer or other mobile unit. (Permitted for a period not exceeding six months during construction of a building on the same lot while a building permit is in effect. The Director may approve reasonable time extensions if he finds construction is proceeding in good faith). L Storage of construction materials and equipment at a construction site without the screening which would be required for permanent outdoor L storage (only during the period a building permit is in effect). Sidewalk, Parking Lot, and Tent Sales (See•Section 9138.8). D Fireworks stand. (See Sections 3101.0- 3101.10 of the CMC). CC Christmas tree sales, pumpkin sales. D Yard Sales. (See Sections 4600 -4606 of the CMC), L Section 9133 (Conditional Use Criteria) of Division 3 (Conditional Use Criteria) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended to read as follows: "Multiple- family residential, residential condominiums, mixed -use developments: Compliance with the provisions of CMC 9138.7 and 9138.17." Section 9135.2 (Minimum Lot Area) of Division 5 (Site Requirements) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding row to read as follows: "No lot shall be created which has a net area less than that shown in the following table: Zone Minimum Net Lot Area CN, CR 20,000 square feet* CG 5,000 square feet* CA 43,560 square feet (one acre) ** MU -CS See Section 9138.17." Section 9135.3 (Street Frontage and Access) of Division 5 (Site Requirements) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended to read as follows: "No lot shall be created unless it is capable of being provided with vehicular access directly from a public street or alley and has a street frontage of at least 30 feet. See Section 9138.17 for special requirements in the Mixed- Use - Carson Street (MU -CS) zone." ORDINANCE NO. 06-1363 PAGE 9 OF 32 Section 9135.4 (Minimum Lot Width) of Division 5 (Site Requirements) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended to read as follows: "No lot shall be created which has 'a width less than that shown in the following table: Zone Minimum Net Lot Area CN, CR, CA 150 feet ** CG 50 feet* . MU -CS See Section 9138.17." Section 9136.12 (Height of Buildings and Structures) of Division 6 (Site Development Standards) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding a new paragraph immediately after the first paragraph to read as follows: "In the MU -CS Zone, see Section 9138.17." Section 9136.23 (Front Yard) of Division 6 (Site Development Standards) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding a new paragraph immediately after the second paragraph to read as follows: "Each lot in the MU -CS Zone shall have a front yard setback as described in Section 9138.17." Section 9136.24 (Side Yards) of Division 6 (Site Development Standards) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding a new paragraph immediately after the fourth paragraph to read as follows: "Each lot in the MU -CS Zone shall have a side yard setback as described in Section 9138.17." Section 9136.25 (Rear Yard) of Division 6 (Site Development Standards) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding a new paragraph immediately after the second paragraph to read as follows: "Each lot in the MU -CS Zone shall have a rear yard setback as described in Section 9138.17." Paragraph (B) of Section 9136.7 (Signs) of Division 6 (Site Development Standards) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by addin,, a new sub- paragraph (10) to read as follows: ORDINANCE NO. 06-1363 PAGE 10 OF 32 "10. All business signs within the MU -CS Zone shall be permitted in conformance with development standards as provided in Section 9138.17." . Division 8 (Special Requirements for Certain Uses) of Part 3 (Commercial Zones) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is hereby amended by adding a new Section 9138.17 to read as follows: "§ 9138.17 Mixed -Use – Carson Street (MU -CS) A. Description of Boundaries The City of Carson Mixed -Use – Carson Street Corridor (MU -CS) is a 1.75 mile section located on the north and south sides of Carson Street between the San Diego (1 -405) Freeway and the Harbor (1 -110) Freeway. There are five districts within the Carson Street Corridor MUR -CSC which are —West Gateway, Community Shopping District, Boulevard Residential District, .Civic Center District and East Gateway District. The West Gateway District includes the north and south side of Carson Street between the 1 -110 Freeway and Moneta Street. The Community Shopping District includes the north and south side of Carson Street from Moneta Street to Dolores Street. The Boulevard Residential District extends from Dolores Street to Grace Avenue, the Civic Center District extends from Grace Avenue to Bonita Street and East Gateway District extends from Bonita Avenue to the 1 -405 Freeway. B. Purpose and Intent The purpose of the MU -CSC zone is to create a downtown retail and residential district which will provide the City of Carson with a distinctive core area which includes its civic center. The use of the regulations and development standards contained herein is intended to fulfill the following objectives: 1. Create a livable, pedestrian friendly downtown retail district surrounding the civic core. 2. Create a distinctive mixed -use character throughout the Carson Street Corridor by establishing standards and guidelines. C. Permitted Land Uses All uses within the Mixed Use - Carson Street District are subject to Site Plan and Design Review per Section 9172.23. 1. Permitted and Conditional Uses Residential Uses: Multiple - family dwellings Residential Condominiums Live/Work Residential Units CUP CUP CUP ORDINANCE NO. 06-1363 PAGE 11 OF 32 Mixed -use Residential /Commercial CUP Mobilehome Park CUP Community Care Residential Facility CUP Community Day Care Facility CUP Retail: Department Store, variety stores and Specialized stores for apparel, items for Personal use, household items, plants and flowers, supplies and small equipment for businesses, telephones, computers, antiques but no second hand items. Recreational: Billiards Automobile parking lot or parking building (no long term vehicle storage, no storage of inoperable vehicles) Pharmacy With drive - through CUP Animal services — animal clipping and washing, grooming veterinary office or clinic (no animal hospital or kennel). CUP Personal Services: Barber shop, beauty shop, reducing salons, manicure parlor. Optical Services Health Club CUP Clothing Services- laundry or dry cleaning, Self- service laundry, tailor, shoe repair. Mechanical and repair services: Locksmith, watch repair, small appliance Repair, radio and television repair, Computer repair, bicycle repair Graphic arts services: Copying, printing, blueprinting, photography (incidental photo- finishing and film developing permitted), picture framing Offices: ORDINANCE NO. 06-1363 PAGE 12 OF 32 Business, professional, financial, insurance, Real estate, advertising, newspaper or publishing (no printing), ticket agency, travel agency, car rental, employment agency, collection agency, detective agency, security service, bail bondsman Medical /dental office or clinic. Bank With drive - through facility CUP Food Sales and Services: Restaurant; coffee shop, snack shop — Outdoor dining space may be provided within the limits of the restaurant frontage, and there is a clear path of travel (min. 7' wide) on the sidewalk without obstruction). Food store — grocery, fish, meat, fruits and Vegetables, retail bakery, pastry, candy, health Food, take -out food, Food Catering (only direct retail sales or retail distribution) Dog and Cat catering (retail only) Commercial Uses Allowed within Mixed -Use Projects: Retail, Personal Services, Graphic Arts, Office, Medical Office, Restaurant (no drive - though), Bank (no drive- through), Food Store, Bakery Commercial Uses Allowed within Live/Work Units: Professional Office i.e. attorney, realtor, accountant, insurance agent, architect, engineer, etc. Artist or crafts Person Consultant Travel Agency Education: Elementary or secondary school — public or private; professional school; business school; barber or beauty school; school of arts, crafts, dance; photography, writing, drama or music. Alcohol Beverage Sales and Services Alcohol beverage sales in conjunction with Department store or supermarket Alcoholic beverage sales in conjunction with a variety CUP store, drug store, mini - market, food store or grocery store excluding supermarket, take out food and liquor store (subject to requirements of Section ORDINANCE NO. 06-1363 PAGE 13 OF 32 9138.5) Alcohol beverage sales and service in conjunction CUP with a cocktail lounge, bar, indoor theater, night club and an eating establishment other than a bona fide restaurant (subject to the requirements of Section 9138.5) Alcohol beverage sales and service in conjunction with a bona fide restaurant. Temporary Uses: Fireworks Stand Carson Municipal Code Section (3101.0- 3101.10) CC Office or other permitted commercial use in a trailer or L other mobile unit. (Permitted for a period not exceeding six months during construction of a building on the same lot while a building permit is in effect. The Director may approve reasonable time extensions if he finds construction is proceeding in good faith). Storage of construction materials and equipment at a L construction site without the screening which would be required for permanent outdoor storage (only during the period a building permit is in effect). Sidewalk, Parking lot and Tent sales (See Section 9138.8) Christmas Tree Sales, Pumpkin Sales Yard Sales (See Sections 4600 -4606 Of the CMC.) 2. Prohibited Uses a. Any use not fully enclosed in a building. b. Dismantling of vehicles or the storage of vehicles for parts. c. Outside storage. d. Arcade. e. Massage Pallor. f. Drive - through Restaurants. g. Bowling alley, as a primary use. h. Driving skills course. i. In -door mini -mart or auction house. ORDINANCE NO. 06-1363 PAGE 14 OF 32 j. Pubic assembly uses, including but not limited to churches, temples or other places of religious worship, not associated with recreational areas designated for exclusive use of permitted residential uses. k Sexually oriented business establishments Vehicle sales and service. m All uses are prohibited except as expressly permitted by the provision of this Section. 3. Interpretation of Uses Permitted Further definition and enumeration of uses permitted in the Mixed - Use- Carson Street District shall be determined by means of interpretation in accordance with Section 9172.24 of the Carson Municipal Code. D. Site Requirements The site requirements listed under this section are mandatory. 1. Minimum Lot Area a. The minimum lot size for a commercial use only building or buildings is 20,000 square feet. b. The minimum lot size for a mixed use building or buildings is 20,000 square feet. c. The minimum lot size for development with a residential only building or buildings is 30,000 square feet. d. Any lawfully established lot (including a leased area of land during the term of the lease) is deemed to have the required lot size. e. A lot may be reduced to less than the required lot area if such a reduction is the result of an acquisition for public purposes. 2. Street Frontage and Access a. The minimum building frontage shall be 70 percent of the lot width unless modified by the Planning Commission pursuant to Section 9172.23 (Site Plan and Design Review). b. The building or structure frontage shall not exceed 150 feet per segment unless modified by the Planning Commission pursuant to Section 9172.23 (Site Plan and Design Review). ORDINANCE NO. 06-1363 PAGE 15 OF 32 c. No lot shall be created unless it is capable of being provided with vehicular access directly from a public street or alley and has a street frontage of at least 30 feet. d. A new or additional use shall not be developed on an existing lawfully established lot (including a leased area of land during the term of the lease) unless there is vehicular access from a public street or alley, and such access has a width of at least 20 feet. The required vehicular access shall be either directly from a public street or alley or by means of a right -of -way or easement. 3. Minimum Lot Width a. The minimum lot width for mixed -use residential or residential use is 100 feet. b. The minimum lot width for a commercial use is 50 feet. 4. Minimum Lot Depth a. The minimum lot depth shall be 200 feet. b. Any lawfully established lot (including a leased area of land during the term of the lease) is deemed to have the required lot depth. 5. Building Setbacks a. Front Yard. The following are the required setbacks from the front property line: 1st floor — comm /live /work 10' 1St floor —res. 10' 2 'd floor — comm. 10' 2nd floor — res. 10' 3rd floor — res. 10' 4th floor — res. 10' West Gateway Sub area Front yard setback 1st and 2nd floor —all development 15' ORDINANCE NO. 06-1363 PAGE 16 OF 32 b. Side Yard. The following are the required setbacks from the side property lines: Interior Street Side Subterranean garage 1" 1" On grade parking or 1 "or 3' 10' partial subterranean garage 1st fl. Comm. /live /work 1",3' or 10' 10' 1st fI. Residential 10' 10' 2 "d fl. Residential 10' 10' 2nd fl. Commercial 1",3'or 10' 10' 3`d fl. Residential 10' 10' 4th fl. Residential 10' 10' If the interior side lot line is adjacent to residential use, then a 10 foot interior side yard is required. c. Rear Yard. The following are the required setbacks from the rear property line: Subterranean garage 1" On grade parking or partial 1" or 3' subterranean garage 1st fi. Commercial -live /work 10' 2nd fl. Commercial -live /work 10' 1st fl. Residential 15' 2nd fl. Residential 15' 3rd floor 30' 4th floor 30' d. The front yard 10 foot setback shall be provided and treated as an extension of the public right -of way in the Carson Street Corridor. e. Projections are allowed 10 feet into the front yard setback for arcades subject to review by the Planning Manager. f. Ground floor awnings and canopies may project 5 feet into the front and street side yards. g. Upper level balconies may project 5 feet into the front and street side yards. 6. Building Height a. No commercial building or structure shall exceed a height of 30 feet. b. No residential or mixed -use building or structure shall have more than 3 stories including a basement but ORDINANCE NO. 06-1363 PAGE 17 OF 32 excluding a cellar, nor shall it exceed a height of 45 . feet, except for residential projects for affordable or senior households permitted in accordance with Section 9126.91 or projects that have an exceptional design. c. In cases in which Section 9126.91 is applicable, no building or structure shall have more than 4 stories, including a basement but excluding a cellar, nor shall the height exceed 55 feet. d. The minimum building height shall be 18 feet. 7. Floor Area Ratio (FAR) a. The maximum floor area ratio (FAR) residential or mixed -use shall be 1.5. b. The minimum floor area ratio for ground floor commercial uses within a mixed -use development is 0.15. c. . The maximum floor area ratio for ground floor commercial uses within a mixed -use development is 0.7. d. Subterranean garages are not included in the FAR calculation. e. Partially subterranean garages are calculated at 50 percent of the gross floor area. 8. Density a. A maximum density for residential use is 35 dwelling units per acre. b. If the residential units are affordable or for senior use per Section 9126.91 of the CMC, the maximum density is 55 dwelling units per acre. c. The maximum number of dwelling units permitted on a lot or project area is the net lot area in acres multiplied by the density designation number i.e. 35 or 55. Any fractional amount equal to or greater than one -half shall permit an additional dwelling unit. 9. Recreational Open Space a. Recreational facilities shall be designed as that space suitably equipped and devoted to active or passive recreation for the exclusive use of the residents of a particular residential building or structure. b. In each condominium or multiple family dwelling project, there shall be usable open space of at least ORDINANCE NO. 06-1363 PAGE 18 OF 32 15 percent of the gross floor devoted to residential use of which 60 percent must be open to the sky. 10. Private Open Space a. In each condominium or multiple family project, there shall be 130 square feet of private open space for all 0 and 1- bedroom units and 150 square feet of private open space for each larger unit. b. A reduction in the amount of private open space may be authorized subject to the review and approval of a Development Plan by the Planning Commission pursuant to Section 9172.23 (Site Plan and Design Review). 11. Separation Between Buildings on same lot a. There shall be a minimum of 6 foot separation between buildings or 1 foot horizontal distance for each 2 feet of building height on the lowest building. b. Paseos between buildings shall be provided to facilitate pedestrian access between rear parking Tots and Carson Street in the Downtown Retail District. Paseos shall be a minimum of 15 feet. 12. Parking a. Shared on -site parking is permitted with a Conditional Use Permit. b. Tandem parking may used for the same residential unit. Tandem parking can not exceed 25 percent of the total parking count. No more 25 percent of the parking spaces could be tandem. Two parking spaces in tandem shall have a combined minimum dimension of 9 feet by 36 feet. c. Live /work units require 1 '/2 spaces for units under 2500 square feet. Larger units require 1 space per unit plus the number of spaces required for commercial use per Section 9162.21 of the CMC. d. Residential use requires one covered parking space for every studio, two covered spaces for each unit with one or more bedrooms. One guest space for each four units. e. No more than one -third of the required parking spaces shall be compact spaces. f. Mixed -use developments require parking for the sum of all the uses. ORDINANCE NO. 06-1363 PAGE 19 OF 32 g. Parking for residential use shall be secure and separate from off - street parking devoted for commercial uses. h. Parking spaces for residential purposes either in a mixed -use development or exclusively residential development may be provided in a common covered garage above, below or at grade level subject to the review and approval of a Development Plan by the Planning Commission pursuant to Section 9172.23 (Site Plan and Design Review). i. Remote parking is permitted within 400 feet of use with a Conditional Use Permit, if property owners involved in the joint use agree by covenant. j. All commercial parking lots /structures shall provide a minimum of 5% of total stalls for preferred parking for carpools /vanpools. k. Bicycle parking shall be provided for at least 5% of the total number of stalls in all parking areas. I. Deviations from the parking requirements may be authorized subject to approval of a Development Plan by the Planning Commission pursuant to Section 9172.23 (Site Plan and Review) if the project includes 'affordable housing opportunities as defined by this Chapter. m. All other requirements of Part 6 Division 2 Vehicle Parking, Loading and Maneuvering Areas of the CMC are applicable. 13. Lighting a. Pedestrian scale lighting with a minimum one foot candle is required in the public areas. b. Storefront entries shall be illuminated. c. Lighting shall be shielded to prevent glare on adjacent properties. E. Landscaping a. All portions of setbacks not covered by permitted encroachments, pedestrian walkways, or driveways shall be landscaped. b. Open parking areas located at or above grade shall be landscaped in accordance with Section 9162.52 (Landscaping Requirements). c. All landscaping shall be in compliance with the provisions Division 8, Part 6 of this Chapter relating to water efficient landscaping. d One specimen size tree (30" box tree) shall be provided for each four units. A reduction in the ORDINANCE NO. 06-1363 PAGE 20 OF 32 number of required specimen box trees may be authorized subject to the review and approval of a development plan by the Planning Commission pursuant to Section 9172.23 (Site Plan and Design Review). e. All other requirements of Section 9162.52 Landscaping Requirements are applicable. F. Signage The purpose of this Section is to guide commercial development on Carson Street in the selection and placement of their signage. It is the intent to provide a reasonable number of signs, as well as size specifications, in order to provide aesthetic harmony in the District. It is further intended to limit the number and size of signs to that required for proper conduct of business, yet controlling and managing the design, aesthetics and placement of all signage. It is desired that artistic flexibility be allowed while maintaining continuity and appropriate scale to the District as a whole. The information contained in these development standards as adopted by the City of Carson establishes mandatory criteria to which each sign must conform. Any deviations from these standards may be considered by the Planning Commission pursuant to an approved sign program. Each business will be responsible for the construction, installation and maintenance of its signage, and must submit plans for design. approval to the City of Carson, pursuant to this Section. Submitted drawings must indicate location, materials, finishes, height, square footage and method of installation for all proposed signage. 1. Standards a. The combined sign area for all signs on a single story building which abuts a public street shall not exceed 2 square feet for each of the first 20 feet of business storefront and one square foot for each linear foot that exceeds the first 20'. b. Businesses that take their primary access from the public right -of -way shall have no more than 2 signs — one wall sign and one awning window or pedestrian sign. Businesses located on a corner may have one wall sign and window or pedestrian sign on each side. c. Ground floor businesses that have an entrance on an alley or rear parking lot may have one additional sign on the exterior wall that abuts the parking lot. Maximum sign area shall be calculated at no. 1 above, No more than two rows of letters allowed, ORDINANCE NO. 06-1363 PAGE 21 OF 32 d. Capital letters shall not exceed a height of 18 inches. Lower case letters shall not exceed a height of 18 inches. When using logos, logo size should not exceed 24 inches. Two rows of letters shall not exceed 36 inches. • e. Major projecting signs shall be a minimum of 8 feet above adjacent grade and shall not project above the building parapet. Maximum sign projection beyond the building line should be 30 inches at 8 feet above grade and a maximum of 48 inches at 14 feet above grade. Projecting signs shall not exceed 25 square feet and be no closer than 15 feet to another projecting sign, monument sign, or pylon sign. f. Minor projecting signs shall not exceed 4 square feet in size and shall not project more than 30 inches from the wall on which they are attached. g. Pedestrian signs shall not exceed 4 square feet in size and shall not project more than 30 inches from the wall on which they are attached. Internal illumination of pedestrian signs is prohibited. h. Window signs shall be limited to permanent signs and shall not exceed 15 percent of the window area. Signage letters shall not exceed 3 inches in height. Content of the sign is limited to the business name and address. No phone numbers are allowed. Blade signs shall be mounted a minimum of 8 feet above grade and project no more than 30 inches from the building line in the West Gateway District. j. A one foot by two feet sign listing the business is permitted on Live/Work units. All other signage is not allowed including signage on the inside of the units which may be viewed through the front windows. k. Awning signs shall be kept to a minimum size and be limited to the valence of the awning. Area shall be calculated with total area. Wall mounted signage should be centered above storefront. Signage width should not exceed 75% of lease hold frontage. ORDINANCE NO. 06-1363 PAGE 22 OF 32 m. The sign area of a monument sign shall not exceed 1.5 square feet per each foot of street frontage. Sign placement shall not exceed a maximum of one per every 150 linear feet of street frontage. Signs shall be located at least 7 1/2 feet from interior lot lines. Monument signs shall be a maximum of 8 feet high, with a maximum 18 inch base and should not be a hazard to pedestrian or vehicular traffic. Sign content shall be limited to Shopping Center name and name of tenant (no more than two rows of letters). n. Pole or pylon signs are limited to sign per center subject to review by the Planning Manager. Pole or pylon signs are reserved for major tenants. Pole or pylon signs are limited to parcels two acres and more. The maximum height is 30 feet. The area shall not exceed one square foot for each square foot of building frontage. o. Pole, pylon or monument signs shall be located within a minimum 200 square foot landscaped planter area. p. Any deviations from the standards may be considered by the Planning Commission pursuant to an approved sign program. 2. Prohibited Signs The following signs are prohibited: a. Internally illuminated sign cabinets with a rectangular form. b. Use of human beings, live animals, animated figures. c. Pennants, streamers, flashing blinking lights or moveable signs (electric or manual) d. Sign promoting products sold at other locations. e. Pole of pylon signs on sites Tess than 2 acres signs. f. Exposed raceway. 3. Temporary Signs a. Banners, permits and other similar temporary signage placed on the exterior of the building are generally prohibited, although they may be permitted at the opening of a new business, or for special events with prior approval of the Planning Division. G. Walls 1. Standards ORDINANCE NO. 06-1363 PAGE 23 OF 32 a. All perimeter walls shall be placed directly on the property line. b. All perimeter walls are to be constructed out of masonry (stone, block, brick) with stucco finish. c. All perimeter walls are to be articulated via pilasters, reveals, or other elements at a maximum of 30 foot intervals. H. Other 1. Standards a. Trash and recycling areas shall be provided in accordance with Part 6, Division 4 Trash Areas. b. Non - residential development shall comply with Part 6, Division 5 Transportation Demand and Trip Reduction Measures. c. Exclusively residential development and the residential portion of mixed -use developments shall be in conformance with the requirements set forth in Section 9128.11 (Intent and Purpose), 9128.13 (Application for a Conditional Use Permit), 9128.17 (Declaration of Covenants, Conditions and Restrictions), 9128.51 (Multiple - Family Dwellings), 9128.53 (Application of a Conditional Use Permit) and 9128.55 (Development Criteria). d. Residential uses shall be permitted pursuant to the development standards established by Sections 9128.15 and 9128.54 except as modified in this Section. 1. LiveNVork Criteria The purpose of this section is to provide standards for live /work units. Live /work units are intended to be occupied by business operators who live in the same structure that contains the commercial activity. The Planning Commission during the Conditional Use Permit process may impose additional conditions as deemed necessary to protect pubic health, safety and welfare. The development standards for live /work units are mandatory. 1. Development Standards a. Each live /work unit shall front on a public or private street and the work area shall be located at street level. b. Each unit shall have a pedestrian oriented frontage. ORDINANCE NO. 06-1363 PAGE 24 OF 32 c. The living space within the live /work unit shall be contiguous with, and an integral part of the working space, with direct access between the two areas and not a separate stand -alone dwelling unit. The residential unit shall not have a separate street address from the business component. d. The live /work unit shall be occupied and used only by a business operator, and /or household of which at least one member shall be the business operator. e. The living space shall not be rented or sold separately from the working space. f. One employee, at a time, who does not reside in the unit may work in the unit, unless this employment is prohibited or limited by the Conditional Use Permit. g. Other than a sign as permitted by this section, in no way shall the appearance of the structure be altered, or the conduct of the use within the structure be such that the structure may be recognized as serving a non- residential use (either by color, materials, construction, lighting, odors, noises, vibrations, etc.). f. The retail use shall be limited to the display and sale of works created in the unit. i. A commercial business license shall be obtained. j. A copy of the Conditional Use Permit, showing the conditions of the use permit, shall be provided to all occupants of live /work units in the building prior to their execution of a lease or purchase agreement for such live /work unit. k. Work space shall be limited to the first floor of the building. Living space shall be located in the rear ground level or upper floors so that it does not interrupt the appearance of the commercial frontage. I. The designated work space can not be used for residential living space other than a home office. m. There shall be no storage of flammable liquids or hazardous materials beyond that normally associated with a residential use. Storage of flammable liquids and hazardous materials beyond that normally associated with a residential use, such as for an artist studio, shall be allowed only through an approved conditional use permit and approval from the Los Angeles County Fire Department and Building Official. ORDINANCE NO. 06-1363 PAGE 25 OF 32 2. Performance Standards These performance standards shall apply to all live /work units. 1. Performance standards: a. Noise. Noise resulting from conduct of the work within the unit shall be muffled so as not to become disruptive to surrounding neighborhoods due to volume, tone, intermittence, frequency or shrillness. b. Odor. Every use shall be operated in such a manner that it does not emit an obnoxious odor or fumes beyond the working unit/area. c. Smoke. Every use shall be operated in such a manner that it does not emit smoke into the atmosphere. d. Dust and Dirt. Every use shall be operated in such a manner that it does not emit any dust or dirt into the atmosphere. 3. The following findings must be made when approving a Conditional Use Permit for Live/Work units. 1. Findings a The proposed use at the location requested will not significantly cause an adverse affect to the health, safety or welfare of persons residing or working in the surrounding area; or a. The proposed site is adequate in size and shape to accommodate the yards, open space, walls, fences parking, landscaping and other development requirements as required to integrate the use with existing and planned uses in the surrounding area; and b. The proposed site is adequately served by highways and streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate, and by other public and private service facilities as required. d. The living and working areas are not separately rented. J. Design Guidelines and Sustainable Standards The purpose of the guidelines is to establish the parameters of sustainable design, provide an opportunity to incorporate the principles of sustainable design into a concentrated area of development, where they can be implemented in a consistent and coordinated manner. The sustainable guidelines shall serve as best practices recommendations for all new development within the Carson Street corridor. These guidelines are ORDINANCE NO. 06-1363 PAGE 26 OF 32 intended to promote a more sustainable built environment through specific design and construction techniques. Guidelines unlike standards are not mandatory. All projects within the Mixed Use — Cason Street Corridor District are recommended to incorporate the following guidelines and are subject to City review and approval. 1. Site Design /Development . a. Create outdoor spaces to promote community, a sense of place, pedestrian friendly environments, and reduces automobile usage. b. Encourage rehabilitation of damaged sites due to environmental contamination. c. Cluster buildings to promote higher density communities and greater opportunities for energy efficient designs. d. Site buildings to take advantage of solar orientation, minimize energy use and to increase potential for alternative energy sources. . f. Increase porous paving to minimize stormwater /runoff impact on surrounding environment. g. Minimize uplighting and reduce site lighting requirements to be one footcandle per square foot to lower the amount of light that spills across the site. h. There should be a minimum of curb cuts provided and no wider than is necessary to serve the project. i. Enhanced paving should be provided at all driveways. j. Built streetwall along Carson St. should be a minimum of 50% of lot width in the West Gateway and Community Shopping Districts. k. Provide pedestrian access connecting rear parking lots to street when possible. Parking lots should be placed at the rear and sides of new retail development to establish a consistent building frontage line along Carson Street. m. New points of ingress and egress to public or private parking Tots should be from side streets whenever possible. Driveways onto Carson Street should be combined to serve two or more properties whenever possible. n. Provide continuous enhanced paving at pedestrian areas adjoining one or more developments and all driveway areas. o. Provide fountains and /or civic art, centrally located, in designated open space areas for visual attraction, screening of traffic noise and cooling effect. ORDINANCE NO. 06-1363 PAGE 27 OF 32 p. All new developments over 20,000 square feet should incorporate a public arts component equal to at least 1% of the total project costs. q. Primary ground floor building entrances should front the public right of way. Secondary entrances are permitted when parking is located to the side or rear of building. The main entrance should be clearly identified and directly accessible from the public right of way. r. New points of'access to parking lots for corner lots shall be on the side street. s. Driveways onto Carson Street shall be combined to serve two properties when possible. 2. Building Composition /Architecture a. Orient longer side of building on an east -west axis to maximize solar heat gain. b. Shape buildings to maximize effects of local wind condition and circulate breezes. c. Specify Tight colored or reflective colors and materials to minimize heat gain. d. Specify windows and glazing systems with high R- values and e- coatings to minimize heat gain and Toss. e. Provide roof overhangs, awnings, canopies, porches, or blinds to prevent unwanted solar heat gain. f. Provide natural lighting opportunities through the use of skylights, Iightshelves, lightwells, clerestories, and windows. g. Specify materials that are either made from recycled content or are re -used from previous construction. h. Specify materials that do not contain formaldehyde, organic solvents, VOCs and chlorofluorocarbons (CFCs). Entries shall be enhanced through architectural treatment such as tiling, individual awnings, or placement of signs above the entryways. j. Buildings fronting onto intersections should have architectural features to demarcate the corner. k. Recess storefront bays on new buildings at least 3 inches from the front plane of the building. Encourage retention of recessed storefront remodel. ORDINANCE NO. 06-1363 PAGE 28 OF 32 I. Wall opening (windows and doors) shall occupy a minimum of 70 percent of the ground floor street facade in commercial units. Opaque or dark tinted glass is strongly discouraged. m. Doors and windows for retail shops shall contain 70 percent clear glass (90 percent light transmission). Solid doors, or doors with opaque or dark tinted glass is strongly discouraged. n. Each floor above the ground floor shall have a minimum of two windows. o. Storefront windows shall be a minimum of 18 inches and a maximum of 36 inches from the sidewalk grade to accommodate a traditional bulkhead. Upper floor windows should have a greater height to width ratio. Skylights, clerestories and transom windows should be incorporated into the building where possible to allow for maximum amount of daylight. r. If awnings are used, each structural bay should have an individual awning. One unified awning spanning several bays shall be prohibited. Awning shape should relate to the shape of the window and door openings. s. Awnings should be constructed of canvas with metal or wood frames. t. Wall mounted signage shall be centered above storefront. u. Buildings should be designed with a variety of scales, creating a scale and level of detail that addresses the pedestrians at street level and the formal conditions of the upper floors. v. New development should consider the roof lines of adjacent buildings to avoid clashes in scale, proportion, style and materials. w. Roof pitches that create prominent or out of scale building elements, such a A -frame roofs, geodesic domes, or chalet -style buildings are strongly discouraged. x. The use of exterior paint should be limited to four different colors per building. Use of fluorescent colors are strongly discouraged. y Use of wood, metal, vinyl, and heavily textured stucco as primary exterior building materials is strongly discourage. Wood and metal may be used for door frames, window frames and other accent uses. Permitted exterior materials for storefront bulkheads should be tile, brick or stucco. p. ORDINANCE NO. 06-1363 PAGE 29 OF 32 z. Recess storefront bays on new buildings at least 3 inches from the front plane of the building. Encourage retention of recessed storefront in storefront remodel. aa. Entries should be enhanced through architectural treatment such as tiling, individual awnings, or placement of signs above the entryway. bb. Facades should be varied via elements such as windows, fenestrations, cornices, etc. to create visual interest, variety and emphasis. Long repetitive expanses of wall surfaces should be avoided. Vertical and horizontal design elements should be incorporated to balance the facade composition. cc. Each structural bay should have an individual awning when awning are provided. One unified awning spanning several structural bays is discouraged. Awnings should relate to the shape of the window and door openings. Awnings should be constructed of canvas with metal or wood frames. dd. Exterior security grills or permanently affixed security bars are strongly discouraged. Roll down security grills that conceal storefront windows are strongly discouraged. Interior security grills must recess completely into to pockets that conceal the grill when it is retracted. Roll -down security grills and housings must be completely concealed from the street by awnings or canopies. Security grills should not be visible during hours of operation. 3. Conservation a. Consider offsetting energy costs through alternative energy sources such as photovoltaics, wind power, water power, geothermal, bio -gas, or co- generation plants. b. Specify lighting fixtures, plumbing fixtures, and appliances that minimize energy and water consumption (Le. florescent lights, day light sensors, low -flow toilet fixtures, automatic faucets, natural gas appliances. c. Institute recycling programs for facilities and provide recycling locations within developments to collect materials. ORDINANCE NO. 06-1363 PAGE 30 OF 32 4. Public Improvements a. Minimize amounts of impervious surfaces to reduce storm water run -off and reduce heat islands through use of landscaping, permeable paving and high - albedo concrete. b. Provide attractive waiting areas for mass transit use, preferred carpool /vanpool parking locations, bicycle storage areas, and shower /changing facilities for building users. c. Provide site amenities (i.e. drinking fountains, benches, bike racks, etc.) d. Provide pedestrian scaled pole lighting with a minimum of 1 foot candle in all public areas. e. Transit shelters should be incorporated into the design of commercial and mixed -use projects. Designs can be physically integrated into the development or coordinated aesthetically with the proposed development. 5.Landscape a. Protect the native topsoil during construction, so it can support the future landscape, reduce stormwater runoff, reduce fertilizer and pesticide use, and conserve irrigation water. b. Minimize disruption of existing plants, especially trees. Existing mature trees and scrubs should be incorporated into the site plan when possible. c. Landscape to reduce energy use by shading buildings and parking lots during hot summer months and to allow for heat gain in the winter, as well as enhancing natural ventilation by directing breezes and blocking wind. d. Design landscape to allow irrigation and stormwater to soak into the soil recharging groundwater systems and filter out pollutants. Reduce runoff, erosion and pesticide use during construction and operation to protect water quality. e. Minimize waste by reducing the need to prune by selecting appropriate plants and using plant trimmings as mulch and compost. f. Use salvaged and recycled content materials in the landscape. g. Accent planting should be used at all driveways and pedestrian entries to the property marking appropriate entry ways. Accent planting should consist of low ground cover and flowering plants. 6.Signs ORDINANCE NO. 06-1363 PAGE 31 OF 32 a. Signs may use any of the building colors plus three additional colors. Signs must use at least one building color. b. It is recommended that signs have internally illuminated letters on a raceway (Channel letters), neon letters, and externally illuminated letters mounted to facade or canopy, internally and externally illuminated projecting signs, sign cabinets with distinctive curvilinear form. c. Internally illuminated sign cabinets with a rectangular form are strongly discouraged. Paragraph (A) of Section 9162.21 (Parking .Spaces Required) of Division 2 (Vehicular Parking, Loading and Maneuvering Areas) of Part 6 (General Development Standards) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by adding the following paragraphs to read as follows: Use Off - Street Parking Required 3.b. Live/Work rental units within a Mixed -Use District 2 spaces per unit for units under 2,500 square feet. Larger units require 2 spaces for residential plus the number of spaces required by Section 9162.21 for commercial activities. 1 guest space for every 4 units. 4 b. Live/Work rental units within a Mixed -Use District 2 spaces per unit for units under 2,500 square feet. Larger units require. 2 spaces for residential plus the number of spaces required by Section 9162.21 for commercial activities. 1 guest space for every 4 units. Paragraph (A) of Section 9162.21 (Parking Spaces Required) of Division 2 (Vehicular Parking, Loading and Maneuvering Areas) of Part 6 (General Development Standards) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended by modifying 3a. and 4a. to read as follows: 3. "a. Multiple - family dwelling within a 1 covered space for every studio unit. 2 Mixed -Use Residential (MUR) Overlay covered spaces for each unit with one or District more bedrooms. 1 guest space for every 4 units." 4. "a. Condominiums within a Mixed -Use Residential (MUR) Overlay District 1 covered space for every studio unit. 2 covered spaces for each unit with one or more bedrooms. 1 guest space for every 4 units." Paragraph (F) of Section 9182.21 (Nonconforming Uses Eligible For Conditional Use Permit or Other Discretionary Approval) of Division 2 (Nonconformities) of Part 8 ORDINANCE NO. 06 -1363 PAGE 32 OF 32 (Implementing Provisions) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended to read as follows: "F. Existing, lawfully established residential uses located within a Mixed -Use Rec idnntial (MUR) Overlay District...." Tali_ �GTI �ru i Section 9182.22 (Termination of Existing Nonconforming Uses) of Division 2 • (Nonconformities) of Part 8 (Implementing Provisions) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended to read as follows: Use Allowable Life "Multiple- family residential uses located within a Mixed -Use Overlay District 2 years " Residential (MUR) Residential uses located within a Mixed -Use Residential (MUR) Overlay District " 5 years" Section 9182.24 (Continuation of residential use within a Mixed -Use Residential (MUR) Overlay District) of Division 2 (Nonconformities) of Part 8 (Implementing Provisions) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is amended to read as follows: "Continuation of residential use within a Mixed -Use" RAG; t al (MUR) Overlay District." "A.. Existing lawfully established multiple- family residential uses within a Mixed -Use Residential (MUR) Overlay District...." "B. Existing lawfully established multiple - family residential uses within a Mixed -Use l�eci� -c tial (MUR) Overlay District...." Section 9182.26 (Continuation of Vehicle Repair and Service) of Division 2 (Nonconformities) of Part 8 (Implementing Provisions) of Chapter 1 (Zoning) of Article IX (Planning and Zoning) is hereby amended to read as follows: "A. Existing lawfully established vehicle repair and service uses located within the CR (Commercial, Regional), MUR (Mixed -Use Residential) Overlay District...."