PART 7 MIXED USE ZONE DISTRICTS1
A. Provide appropriate areas for and facilitate quality mixed use development in activity centers that are consistent with the Comprehensive Plan's land use and transportation goals, objectives, policies and strategies;
B. Accommodate intensities and patterns of development that can support multiple modes of transportation, including public transit and walking;
C. Group and link places used for living, working, shopping, schooling, and recreating, thereby reducing vehicle trips, relieving traffic congestion and improving air quality in the City;
D. Provide a variety of residential housing types and densities to assure activity in the district to support a mix of uses and enhance the housing choices of City residents; and
E. Integrate new mixed use development with its surroundings by encouraging connections for pedestrians and vehicles and by assuring sensitive, compatible use, scale, and operational transitions to neighboring uses. (Ord. 09-74)
A. Mixed Use Concept Plan: The application to establish an MU zone district shall include an MU concept plan that describes and illustrates, in written and graphic format, the intended locations and quantities of proposed uses, the layout of proposed vehicle and pedestrian access and circulation systems, provision of transit facilities, and areas designated to meet requirements for open space, parking, on site amenities, utilities and landscaping. It shall include statements or conceptual plans describing how signage and lighting will be designed in a unified and integrated manner on site. In addition, the MU concept plan shall indicate how the proposed uses will relate to the surrounding properties. The submittal of a concept statement in lieu of an MU concept plan shall not be permitted. The requirement for an MU concept plan is waived if a complete development plan for the entire zone district is submitted.
1. Review Criteria: In addition to the review criteria for all concept plans set forth in subsection 7.5.501D of this chapter, the following review criteria shall apply to MU Zone concept plans:
a. General:
(1) Is the proposed MU concept plan consistent with the Comprehensive Plan and all applicable elements of the Comprehensive Plan?
(2) Is the proposed MU concept plan consistent with any City approved master plan that applies to the site?
b. Mix Of Uses:
(1) Is the mix and location of principal uses consistent with the intent and standards of the applicable MU Zone District?
(2) Is the residential use well integrated with other uses, and do the proposed housing types and densities assure activity and support the mix of uses in the development?
(3) Do open spaces serve as amenities and support transportation modes such as walking and bicycling?
(4) Are build-to lines along perimeter streets located to support a pedestrian oriented streetscape?
c. Access And Circulation Systems:
(1) Do vehicular and pedestrian ways provide logical and convenient connections between proposed uses and to existing or proposed uses located adjacent to the proposed MU center, and do they establish a high level of connectivity?
(2) Does the hierarchy of perimeter and internal streets disperse development generated vehicular traffic to a variety of access points, discourage through traffic in adjacent residential neighborhoods, and provide neighborhood access to on site uses?
(3) Are existing or proposed transit routes incorporated into the MU center through the location of appropriate transit facilities, and related pedestrian improvements?
d. Parking: Are automobile and bicycle parking areas located to support principal uses, minimize potential negative impacts on adjacent properties, discourage an exclusive automobile orientation and provide a safe environment for pedestrians, motorists, cyclists and transit users?
e. General Utility Infrastructure:
(1) Do the general utility layout, proposed rights-of-way, utility corridors and easements show appropriate points of connection for water, wastewater, natural gas, electric and telecommunication utilities?
(2) Are the capacity, age and condition of utility infrastructure sufficient to meet the needs of the MU center at build out, and if not, have proper relocation, replacement or other modifications been shown?
f. On Site Amenities And Landscaping:
(1) Do the general location and type of on site amenities provide desirable open space, create an inviting image, enhance the pedestrian environment and offer spaces for people to gather, interact, and rest?
(2) Do landscaping themes that relate to individual streetscapes, internal landscaping, parking lot landscaping and buffers contribute ecologically and aesthetically to the character of the MU center and support a pedestrian friendly environment?
(3) Are areas of unique or significant natural features integrated into the MU center?
g. Signage And Lighting Systems:
(1) Does the lighting system unify the development, is it compatible with and does it complement the surrounding neighborhoods?
(2) Are signage themes designed to unify the MU center?
h. Consideration Of Context And Transitions To Adjacent Areas: Do the proposed transitions ease the progression from more intense to less intense land uses and building masses and mitigate visual impact, uses or activities that could be reasonably regarded as nuisances by neighbors?
2. Mixed Use Concept Plan Amendments: In addition to the review criteria for all concept plans set forth in subsection 7.5.501D of this chapter, the following review criteria shall apply to MU Zone concept plan amendments:
a. MU concept plan amendments request shall be submitted when:
(1) There is a proposed change in the general location of an approved principal use, or
(2) There is a proposed change in the amount, type or density of residential uses, or
(3) There is a proposed change in pedestrian or vehicular circulation systems, rights-of-way, utility corridors or easements, or
(4) There is a proposed change of use that would change the location or amount of required parking, or
(5) There is a proposed change in uses that would change trip generation calculations, or
(6) There is a proposed change to an existing phasing plan.
b. An MU concept plan amendment request shall include maps of the entire MU Zone District, and shall update all development information in written and graphic format since adoption of the MU concept plan or the most recent amendment.
3. Expiration Of An MU Concept Plan:
a. Conditions: An MU concept plan shall expire under any of the following circumstances:
(1) Six (6) years have occurred since approval of the MU concept plan and no development plan that implements the MU concept plan has been approved; or
(2) Six (6) years have occurred since approval of a development plan that implements the MU concept plan.
b. Extension Of An MU Concept Plan: A one year extension may be issued by the Manager, provided that a written request has been received prior to the expiration of the MU concept plan, and the Manager has determined that no major changes in the City's development standards, or changes in the development pattern of the surrounding properties, has occurred.
B. Phasing Plan: An application to establish an MU-CC or an MU-R/EC Zone District shall include a phasing plan that describes and illustrates, in written and graphic format, implementation of the MU concept plan when development is anticipated to occur in multiple phases over a number of years. A phasing plan shall be a working document used to identify the sequence, timing and responsibility for construction of necessary utilities and infrastructure. The requirement for a phasing plan is waived if a complete development plan for the entire zone district is submitted.
1. The phasing plan shall show how the project is to be incrementally developed.
2. The phasing plan shall show the phasing of principal uses, transition tools, pedestrian improvements, streets, utilities, drainage improvements, building areas, parking, and interim uses.
3. The phasing plan shall relate the development phases to infrastructure requirements for each phase.
4. If a phased project proposes a disproportionate share of the mix of uses, open space, landscaping, recreational facilities or other common amenities to future phases, assurances are required so that if the future phases are not developed, a sufficient mix of uses, open space, landscaping, recreational facilities or common amenities shall be provided for the phases actually developed.
a. Assurances shall be in the form of a letter of credit, escrow or recorded agreement by the mortgage holder, or if none, by the property owner guaranteeing the development of common amenities.
b. Assurances shall be submitted before a phasing plan for the MU Zone District is approved.
5. An amendment to a phasing plan shall be processed as an amendment to a concept plan.
6. A phased project in an MU Zone District shall comply with the mix of use requirements that are applicable to each phase.
C. Development Plan: Before building permits may be issued in an MU Zone District, a development plan that implements the approved MU concept plan, if any, and this Zoning Code must be approved. Diversification of ownership shall not be considered a valid basis or justification for a variance or an amendment to a previously approved development plan. All development in MU Zone Districts shall be in conformance with the approved development plan.
1. Review Criteria: In addition to the review criteria for all development plans set forth in article 5, part 5 of this chapter, the following review criteria shall apply to development plans in MU Zone Districts:
a. Is the proposed development plan consistent with the Comprehensive Plan and all applicable elements of the Comprehensive Plan?
b. Is the proposed development plan consistent with the intent and purposes of this Zoning Code?
c. Does the proposed development plan implement the concept plan, if any?
d. Does the proposed development plan implement the phasing plan, if any?
e. Does the proposed development plan demonstrate how the applicable MU Zone District purposes, requirements, and standards as set forth in this part are met?
f. Does the proposed development plan demonstrate how the applicable MU Zone District lighting standards are met?
g. Does the proposed development plan demonstrate how the applicable MU Zone District parking standards are met?
h. Does the proposed development plan demonstrate how the applicable bicycle parking and facilities standards as set forth in section 7.3.716 of this part are met?
i. Does the proposed development plan demonstrate how the applicable MU Zone District landscaping standards as set forth in article 4, part 3 of this chapter are met?
j. Does the proposed development plan demonstrate how the following applicable MU site development standards, as set forth in this part, are met?
(1) Pedestrian and bicycle standards.
(2) Transit standards.
(3) Vehicle access and circulation standards.
(4) On site community amenities standards.
(5) Transition and operational standards.
(6) Site development and design standards.
2. Mixed Use Development Plan Amendments: In addition to the review criteria for all development plans set forth in subsection 7.5.502E of this chapter, the following review criteria shall apply to MU Zone development plan amendments:
a. MU development plan amendments request shall be submitted when:
(1) There is a proposed change in the general location of an approved principal use, or
(2) There is a proposed change in the amount, type or density of residential uses, or
(3) There is a proposed change in pedestrian or vehicular circulation systems, rights-of-way, utility corridors or easements, or
(4) There is a proposed change of use that would change the location or amount of required parking, or
(5) There is a proposed change in uses that would change trip generation calculations, or
(6) There is a proposed change to an existing phasing plan.
b. An MU development plan amendment request shall update all development information in written and graphic format since adoption of the MU development plan or the most recent amendment.
3. Expiration Of An MU Development Plan:
a. Conditions: An MU development plan shall expire after six (6) years have occurred since approval of the MU development plan and no building permits have been issued or the use not commenced.
b. Extension Of An MU Development Plan: A one year extension may be issued by the Manager provided that a written request has been received prior to the expiration of the MU development plan and the Manager has determined that no major changes in the City's development standards or changes in the development pattern of the surrounding properties, has occurred. (Ord. 09-74; Ord. 19-3)
A. MU-NC - Neighborhood Center: This district is intended to accommodate development of neighborhood centers as described in section 7.3.702 of this part. Neighborhood centers are intended to be small, low impact, limited use centers. They are typically pedestrian and bicycle oriented, with limited automobile access and parking. Neighborhood centers are generally well integrated into the fabric of the surrounding residential neighborhood. Neighborhood centers are intended to serve as an amenity to residents of the immediate neighborhood and support a variety of uses.
Neighborhood centers should generally include a limited range of convenience goods and services in keeping with the character and scale of the surrounding neighborhood. Primary uses generally include a limited mix of small scale neighborhood serving retail, office, service, civic and attached residential uses. Neighborhood centers may also include establishments such as medical offices, beauty shops and restaurants. Auto related uses or other uses that produce noxious fumes or excessive light and noise are prohibited within a neighborhood center. Appropriate residential types may include second floor units located above retail uses, and townhouses. Drive-up and drive-through uses are excluded.
1. Location: The location of a proposed neighborhood center MU-NC Zone District shall be designed to take advantage of daily activity patterns, such as at the corner of a residential collector street, at the entrance to a neighborhood, or in conjunction with a park, school, civic use, or public space. To serve its purposes, the MU-NC District should be sited at the edges of a residential neighborhood, at a collector and arterial street intersection or a collector and local street intersection. MU-NC Zone Districts should typically be located at least one mile apart from the same type of activity center or MU Zone District.
2. Use And Development Standards: Uses allowed in this zone are listed in the table in section 7.3.705 of this part. Development (dimensional) standards are listed in the table in section 7.3.707 of this part. Uses that are subject to additional standards are listed and described in section 7.3.708 of this part. In addition, development is subject to all applicable site development standards stated in article 4 of this chapter.
B. MU-CC - Commercial Center: This district is intended to accommodate development of commercial centers as described in section 7.3.702 of this part. Commercial centers are activity centers that, depending on their size and service area, may serve several neighborhoods within a surrounding residential area with a mix of retail, office, service, civic and attached residential uses, or that can accommodate large retail establishments and serve a number of residential areas and neighborhoods over a significant portion of the City.
Small commercial centers range between ten (10) and thirty (30) acres in size. They are typically anchored by a grocery store, with supporting establishments including, but not limited to, variety, drug and hardware stores, and establishments such as medical offices, beauty shops and restaurants. Secondary uses include other supporting, neighborhood oriented uses such as schools, small offices, daycare, parks and civic facilities, as well as residential uses. Appropriate residential types may include second floor units located above retail uses, townhouses, and small lot, single-family detached homes. The integration of residential uses helps to assure extended hours of activity within the district and support a mix of uses. The district balances automobile access from arterial streets with transit orientation, pedestrian and bicycle access and circulation, and provides good transitions and connectivity with the surrounding neighborhoods.
Large commercial centers are typically greater than thirty (30) acres in size and include a mix of commercial with supporting office, service, medical, residential and civic uses. Uses generally include large scale retail uses that provide major durable goods shopping, restaurants and services to multiple residential areas. A variety of integrated uses should be provided, including retail, concentrated office, research and development, institutional, entertainment and civic uses. Supporting uses may include residential, service, office, entertainment, eating and drinking establishments, and medical uses. Higher density residential is also a critical component of the large commercial center mix in order to assure extended hours of activity within the district and provide support for a mix of uses. Activities and uses should be concentrated and mixed in order to create more diversity and synergy between uses, combine destinations, support more effective transit service, and provide viable pedestrian and bicycle access and circulation. Mobility choices should be integrated by providing transit, pedestrian and bicycle connectivity within the center as well as to adjoining areas. Aging single or limited use local commercial centers and corridors should be redeveloped as MU commercial centers under this zone.
1. Location: Small MU-CC zone districts shall be located at a minimum of one mile apart and distributed to serve multiple neighborhoods. Their location should balance automobile access from arterial and collector streets with transit orientation, pedestrian access and circulation, and have good connections with the surrounding neighborhoods. Large MU-CC districts shall be located to serve significant subareas of the City, and to allow vehicle and pedestrian connectivity to surrounding residential areas.
2. Use And Development Standards: Uses allowed in this zone are listed in the table in section 7.3.705 of this part. Development (dimensional) standards are listed in the table in section 7.3.707 of this part. Uses that are subject to additional standards are listed and described in section 7.3.708 of this part. In addition, development is subject to all applicable site development standards stated in article 4 of this chapter.
C. MU-R/EC - Regional/Employment Center: This district is intended to accommodate development of regional/employment centers as described in section 7.3.702 of this part. The regional/employment district is intended to provide large, intensive activity centers that combine the uses of commercial centers and employment centers and serve the City and region as a whole. The MU-R/EC district should be utilized for significant and mutually supportive combinations of commercial and employment activities. Because of their size, both sets of activities function as regional centers in terms of market for retail and employment opportunities.
Higher density residential use is also a critical component of a regional/employment center in order to assure extended hours of activity within the district and provide support for a mix of uses.
Uses should include a mix of commercial and employment uses integrated in a single, mutually supportive regional destination. These uses may range from regional mall anchor stores, government offices, and corporate headquarters to special retail and higher density housing. They may also include research and development uses, major service and office center complexes, in addition to warehousing and industrial uses and major educational facilities. Supporting uses may include restaurants, hotels, entertainment, childcare, civic activities, business services, lodging for business travelers, and multi-family residential uses if part of an overall planned development.
Activities and uses should be concentrated and mixed in order to create more diversity and synergy among uses, combine destinations, support more effective transit service, and provide viable pedestrian and bicycle access and circulation. Mobility choices should be integrated by providing transit, pedestrian and bicycle connectivity within the center as well as to the adjoining areas.
1. Location: An MU-R/EC zone district should typically be located at the intersection of two (2) major arterial roadways, along major arterial roads, along the City's planned transit system, near other major regional transit terminals, or in close proximity to limited access freeways and interstate highways. Concentrated employment activities should be located within MU zone districts whenever possible. Sites with direct access to existing or planned major transportation facilities and compatibility with adjacent land uses are appropriate for the MU-R/EC zone district.
2. Use And Development Standards: Uses allowed in this zone are listed in the table in section 7.3.705 of this part. Development (dimensional) standards are listed in the table in section 7.3.707 of this part. Uses, which are subject to additional standards, are listed and described in section 7.3.708 of this part. In addition, development is subject to all applicable site development standards stated in this Zoning Code.
D. Mixed Use Development Design Manual: The Community Development Department is authorized to adopt an MU development design manual containing guidelines and illustrations which provide information on how best to comply with, and design MU developments according to, the purposes and standards found in this part and in article 4 of this chapter. (Ord. 09-74; Ord. 09-80)
A. Required Mix Of Uses: To ensure a balance between housing, retail, office, and other commercial development within the MU zone districts, the following standards shall apply:
REQUIRED MIX OF USES
| Standard | Mixed Use Zone District | |||
| MU-NC |
MU-CC <30 acres |
MU-CC 30+ acres |
MU-R/EC | |
| Minimum number of principal use types2,3 | 2 | 3 | 3 | 3 |
| Residential use required as part of mix? | Yes | Yes | Yes | Yes |
| Minimum percentage total gross districtwide acreage for residential use1,2 | n/a | n/a | 10% | 10% |
| Maximum percentage total gross districtwide acreage occupied by a single use type | n/a | 80% | 80% | 80% |
Notes:
1. Credit For Residential Units In A Vertical MU Building: As applicable, the total acreage of a site developed with a vertical MU building containing multi-family dwelling units above the first floor shall be credited toward meeting this minimum 10 percent standard.
2. Substitution Of Adjacent Residential Uses: As applicable, existing residential uses immediately adjacent to an MU zone district that meet the same standards for minimum density and vehicular, pedestrian and bicycle connectivity as residential uses within the zone district, and are within at least a quarter mile distance from the boundary of the zone district, shall be credited toward meeting the required residential use and the minimum 10 percent standard.
3. Residential Use Type Required In All Zone Districts: Residential is a required use type in all MU zone districts. Other principal use types are listed in subsection B of this section.
B. Mix Of Uses Required In Phased Developments: Subject to the overall mix of use ratios established under subsection 7.3.703A of this part, phased development in an MU-CC or MU-R/EC zone district shall include a mix of approved principal uses either in each phase, so that no one type of use is developed exclusively in the district at any one time, or in successive phases, so that the required mix is developed with the sequential completion of successive phases. If the first phase includes only one of the proposed mix of uses, then the completion of one or more subsequent phases with another of the proposed mix of uses must occur within six (6) years from the approval date of the original concept plan. For purposes of this provision, the land area of a site or parcel developed with a vertical MU building containing two (2) nonresidential uses shall be allocated proportionately according to the square footage of the different nonresidential uses contained in the building. For residential uses, the total acreage of the site developed in a vertical MU building containing multi-family dwellings above the first floor shall be credited toward meeting the residential use requirement.
The following table lists the permitted, conditional and accessory uses in the MU zone districts. Those uses denoted by an asterisk (*) are subject to the additional standards for specific land uses found in section 7.3.708 of this part.
PERMITTED, CONDITIONAL AND ACCESSORY USES
MIXED USE ZONE DISTRICTS
| Use Types | MU-NC | MU-CC | MU-R/EC | ||
|---|---|---|---|---|---|
| Residential use types: | |||||
| Accessory dwelling unit | A* | A* | A* | ||
| Dormitories | P | P | P | ||
| Duplex on an individual lot | P | P | P | ||
| Human service establishments: | |||||
| Detoxification center | |||||
| Domestic violence safe house | P | P | P | ||
| Drug and alcohol treatment facility | C | P | P | ||
| Family care home | P | P | P | ||
| Family support residence | C | P | P | ||
| Hospice | C | P | P | ||
| Human service facility | C | P | P | ||
| Human service home | P | P | P | ||
| Human service residence | C | P | P | ||
| Human service shelter | C | P | P | ||
| Large family care home | C | P | P | ||
| Residential childcare facility | C | P | P | ||
| Live/work unit | P* | P* | P* | ||
| Manufactured home | P | P | |||
| Multi-family dwelling: | |||||
| Above first floor | P | P | P | ||
| Apartment | P | P | P | ||
| Condominium | P | P | P | ||
| Townhouse | P | P | P | ||
| Retirement home | P | P | P | ||
| Rooming house | P | P | P | ||
| Single-family detached dwelling on individual lot | P | P | |||
| Office use types: | |||||
| Financial services | P | P | P | ||
| General offices | P | P | P | ||
| Medical offices | P | P | P | ||
| Commercial use types: | |||||
| Agricultural sales and services | C | C | |||
| Automotive and equipment services: | |||||
| Automobile rentals | C | P | |||
| Automotive repair garage | P* | P* | |||
| Automotive sales | C | ||||
| Automotive service | P | P | |||
| Automotive wash | C | C | |||
| Body and fender repair services | C* | C* | |||
| Bar | C | P | P | ||
| Bed and breakfast inn | P | P | P | ||
| Building maintenance services | C | P | |||
| Building office support services | P | P | |||
| Business park | C | C | P | ||
| Commercial center | P | ||||
| Communication services | P* | P | P | ||
| Construction sales and services: | |||||
| Completely enclosed | P | P | |||
| Includes outside activities | C | P | |||
| Consumer convenience services | P* | P | P | ||
| Consumer repair services | P* | P | P | ||
| Exterminating services | P | ||||
| Food sales: | |||||
| Convenience food sales | P* | P | P | ||
| General food sales | P | P | |||
| Specialty food sales | P* | P | P | ||
| Funeral services | P | P | |||
| General retail: | |||||
| Large retail greater than 50,000 square feet | P | P | |||
| Midsize retail greater than 5,000 square feet and less than 50,000 square feet | P | P | |||
| Neighborhood serving retail equal to or less than 5,000 square feet | P* | P | P | ||
| Hotel/motel | P | P | |||
| Kennels | C | C | |||
| Liquor sales | P* | P* | P* | ||
| Personal improvement services | P* | P | P | ||
| Personal services | P* | P | P | ||
| Pet services | P* | P | P | ||
| Pharmacy | P* | P | P | ||
| Recreation, commercial: | |||||
| Indoor entertainment | P* | P | P | ||
| Indoor sports and recreation | P* | P | P | ||
| Outdoor entertainment | P | P | |||
| Outdoor sports and recreation | P | P | |||
| Restaurants: | |||||
| Drive-up or fast food/quick serve | P* | P | P | ||
| Outdoor seating | P | P | P | ||
| Sit down - served at table | P* | P | P | ||
| Sexually oriented business | C | C | |||
| Surplus sales | C | C | |||
| Teen club/young adult club | C | C | |||
| Veterinary service (small animals): | |||||
| Completely enclosed structure | P* | P* | P* | ||
| Civic use types: | |||||
| Administrative/safety services | P* | P | P | ||
| Club (membership, social and recreational) | P* | P | P | ||
| Cultural services | P | P | P | ||
| Daycare services | P | P | P | ||
| Educational institutions: | |||||
| Charter school | C | C | |||
| College and university | C | C | |||
| Nonpublic schools | C | C | |||
| Proprietary schools | P | P | P | ||
| Public schools | C | C | |||
| Hospital | P | ||||
| Public assembly | P | P | |||
| Public park and recreation (including public plazas) | P | P | P | ||
| Religious institution | P* | C* | P | ||
| Semipublic community recreation | P* | P | P | ||
| Social service center | P* | C | P | ||
| Industrial use types: | |||||
| Custom manufacturing | P* | P | P | ||
| General industry, light | P | ||||
| Limited general retail services | A* | ||||
| Manufacturing | |||||
| Research and development | C | P | |||
| Parking use types: | |||||
| Parking lot/surface parking (as a principal use): | |||||
| Private | A | P | P | ||
| Public | P | P | |||
| Parking structure (as a principal use): | |||||
| Private | P | P | |||
| Public | P | P | |||
| Transportation use types: | |||||
| Transit shelter | P | P | P | ||
| Transit station | C | P | P | ||
| Transportation terminal | P | P | |||
| Miscellaneous use types: | |||||
| CMRS facilities: | |||||
| Broadcasting tower | C | C | C | ||
| Nonstealth freestanding facility | C | C | C | ||
| Roof/building mount | P | P | P | ||
| Roof/building mount which exceeds height limit | C | C | C | ||
| Stealth freestanding facility | P | P | P | ||
| MU transition use types | P | P | P | ||
A. The "older/established" contextual area, and
B. The "newer/developing" contextual area.
These areas are depicted on the map below. The "older/established" area is generally defined as that area of the City established prior to 1985. New development within the "older/established" contextual area is considered "infill" and "redevelopment", as defined in article 2 of this chapter. The "newer/developing" contextual area is generally defined as those areas of the City established later than 1985.
| Standards | MU-NC | MU-CC | MU-R/EC | Notes To Table/Additional Regulations | |
|---|---|---|---|---|---|
| District size: | |||||
| Minimum district size | None | 10 acres | 50 acres | ||
| Maximum district size | 10 acres | None | None | ||
| Minimum districtwide average floor area ratio (FAR): | |||||
| Newer/developing contextual area | None | 0.25 | 0.25 | *Calculation: FAR is calculated as an average across the entire zone district - i.e., each individual building site or lot does not need to meet the minimum FAR as long as the minimum FAR is met across the entire zone district. FAR shall be calculated based on the gross land area in the district measured from adjacent internal street centerlines. | |
| Older/established contextual area | None | 0.25 | 0.25 | *Applied To Vertical Mixed Use Buildings: The total gross floor area devoted to nonresidential uses in a vertical mixed use building shall be included in the calculation of minimum FAR. | |
| *Administrative Relief: Administrative relief may be granted for up to a 12% reduction to a minimum of 0.22 FAR based on physical site constraints of topography, drainage and the preservation of significant natural features. | |||||
| Maximum FAR | None | None | None | ||
| Minimum residential density: | |||||
| Newer/developing contextual area | None | 8 dwelling units per acre | 8 dwelling units per acre | *Calculation: Residential density shall be measured as an average over the gross land area of only the residential portion of the planned site or zone district. | |
| Older/established contextual area | None | 8 dwelling units per acre | 8 dwelling units per acre | *Exemption: Subject to the mix of use requirements in section 7.3.703 of this part, when residential uses in an MU center are all contained in vertical mixed use buildings, the development shall be exempt from the minimum residential density requirement. | |
| *Credit For Residential Density In Vertical Mixed Use Buildings: Subject to the mix of use requirements in section 7.3.703 of this part, when an activity center contains land area devoted to residential uses in single purpose buildings, any additional residential dwelling units contained in vertical mixed use buildings within the mixed use center may be credited toward meeting this minimum residential density requirement. | |||||
| Maximum building height: | |||||
| Newer/developing contextual area | 35 ft. | 45 ft.1,2,3 | 65 ft.1,2,3 | 1.Except in the MU-NC district, requests for additional height shall be subject to the standards and criteria in HR - high rise overlay zone (section 7.3.503 of this article). | |
| 2.To provide a sensitive transition between land uses of different intensities, any portion of a building within a mixed use zone district located within 100 ft. of a single-family or two-family dwelling shall not exceed 40 ft. in height. | |||||
| 3.Additional height may be allowed when a parking structure is integrated into the design of a building housing a principal use, as stated in section 7.3.715 (parking structures) of this part. | |||||
| Older/established contextual area | The maximum building height shall not exceed the lesser of: 1) 125% of the average height of buildings located on the same and facing block faces; or 2) 5 ft. more than the existing height(s) of the immediately adjacent building or buildings. | ||||
| Front build-to lines (by street type): | |||||
| Perimeter or internal streets (by mixed use street classification) | *The maximum front build-to line requirements shall apply to both street sides of a corner lot or site. | ||||
| *The maximum front build-to line applies to principal and accessory buildings and structures, but not including entryway features or signage. | |||||
| *For perimeter parkways or arterial streets, the build-to line for the entire length of the street frontage along the zone district shall be set within the 0 ft. to 25 ft. build-to area on the concept plan. The primary facade of each building may vary up to a maximum of 10 ft. behind the build-to line as set forth on the concept plan, but shall not extend beyond the maximum 25 ft. build-to area. | |||||
| *For perimeter parkways or arterial street frontages that form the boundary of a mixed use zone district, if 50% or more of the entire length of the street frontage along the zone district is occupied by building wall, then the edge of the parking areas, including screening walls, adjacent to the buildings may be pulled up to within 4 ft. of the building facade. If less than 50% of the entire length of the street frontage along the zone district is occupied by building wall, then the edge of the parking areas, including screening walls, adjacent to the buildings, must be set in the maximum 25 ft. build-to area. | |||||
| *The maximum front build-to line requirements shall apply only to the lower 30 ft. or first 2 stories, whichever is less, of a building, and higher portions of the building may be stepped back farther from the front property line. | |||||
| *To encourage pedestrian friendly streets by bringing buildings close to pedestrian sidewalks and ways, the City encourages principal, nonresidential buildings to be built to the back edge of the public sidewalk (0 ft. build-to line) except as necessary to allow room for outdoor seating and service areas, outdoor sales and displays, landscaping, entryways, and similar pedestrian and customer amenities. | |||||
| *The build-to area between the front property line and the front building wall of residential structures may be used to provide space for privacy, landscaping, private courtyards/open areas/entryways, and similar amenities. | |||||
| Expressway | Not applicable | ||||
| Parkway - 6 lane |
Minimum: 0 ft. Maximum: 25 ft. |
Minimum: 0 ft. Maximum: 25 ft. |
Minimum: 0 ft. Maximum: 25 ft. |
||
| Parkway - 4 lane |
Minimum: 0 ft. Maximum: 25 ft. |
Minimum: 0 ft. Maximum: 25 ft. |
Minimum: 0 ft. Maximum: 25 ft. |
||
| Entry/spine street |
Minimum: 0 ft. Maximum (no residential on ground floor): 5 ft. Maximum (residential on ground floor): 15 ft. |
Minimum: 0 ft. Maximum (no residential on ground floor): 5 ft. Maximum (residential on ground floor): 15 ft. |
|||
| Collector street |
Minimum: 0 ft. Maximum (no residential on ground floor): 5 ft. Maximum (residential on ground floor): 15 ft. |
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| Local street |
Minimum: 0 ft. Maximum (no residential on ground floor): 5 ft. Maximum (residential on ground floor): 15 ft. |
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| Minimum building separation on alleys | Minimum 30 ft. building face to building face separation across width of alley | ||||
A. Access To Components In A Vertical MU Building: Separate pedestrian access and entrances shall be provided for the different uses within a vertical MU building.
B. Accessory Dwelling Units: Accessory dwelling units are allowed in any MU zone district as an accessory use to a principal single-family detached, duplex, or townhouse dwelling. Accessory dwelling units within an MU zone district shall comply with the accessory dwelling unit standards applicable in the traditional neighborhood development zone district (subsection 7.3.102I of this article).
C. Accessory Limited General Retail Services: Limited general retail services are allowed as an accessory use to a principal industrial use type only. They may be operated on the same lot as the principal industrial use and in conjunction with uses that are specifically allowed in a specific district. In the MU-R/EC zone district, such accessory retail sales must be conducted within the same building as the principal permitted use.
D. Automobile Service And Repair: This use shall meet the following conditions:
1. Body and fender repair service is a conditional use only in the MU-CC and MU-R/EC zone districts;
2. All work is done within an enclosed building;
3. Outside storage of automotive parts or junk vehicles is prohibited; and
4. The nearest point of the building in which the activity occurs is more than one hundred feet (100') from the boundary of a residential district or use measured in a straight line.
E. Communication Services: Radio stations are the only permitted communication services permitted in an MU-NC zone.
F. Drive-Up Facilities: The specific restaurant uses denoted by an asterisk in the use table in section 7.3.705 of this part shall not contain any drive-up facilities.
G. Live/Work Units: Multiple live/work units may occur in one structure. Custom manufacturing in an MU-NC zone district is a permitted use in live/work units only.
H. Liquor Establishment: On premises liquor establishments in the specified zone districts shall be located no closer than two hundred feet (200') from any residentially used or zoned property. The measurement shall be from the property/lot line of the liquor establishment to the property/lot line of the residentially zoned/used property. The distance requirement shall not apply if the residentially zoned property is separated from the property of the liquor establishment by a "major street" as defined in the City's Subdivision Code. The distance requirements of this subsection shall not apply to an on premises liquor establishment that is also a restaurant if the bar area does not constitute more than thirty five percent (35%) of the floor area.
I. Outdoor Storage: In the MU-NC zone district, outdoor storage of any materials related to nonresidential uses is prohibited. In the MU-CC and MU-R/EC zone districts, outdoor storage is allowed as an accessory use to a nonresidential use if it is enclosed on all sides by a screening wall or solid fence which is at least six feet (6') in height. In no event shall materials be stacked or stored to exceed the height of the screening fence or wall.
J. Size Limits On Individual Uses In The MU-NC Zone District: In order to minimize the impact of nonresidential uses within an MU-NC zone district on the surrounding residential neighborhood, the following nonresidential uses within the MU-NC zone district indicated by an asterisk in the use table in section 7.3.705 of this part, may not exceed five thousand (5,000) square feet in gross floor area in any single building: communication services, consumer convenience services, consumer repair services, specialty food sales, convenience food sales, general retail, liquor sales, personal improvement services, personal services, pet services, pharmacy, indoor entertainment, indoor sports and recreation, fast food/quick serve restaurant, sit down restaurant, veterinary services (small animals), religious institution, semipublic community recreation, social service center, custom manufacturing.
K. Veterinary Clinics And Animal Hospitals: All activities must be conducted within a totally and permanently enclosed, soundproofed building and are restricted to small animal care with boarding of animals overnight only due to the animal's medical condition and associated treatment at the clinic/hospital. (Ord. 09-74)
A. Staff Authority: Broader application of staff authority to grant administrative relief from specified development and design standards to development in the new MU zoning districts. See subsection 7.5.1103B of this chapter.
B. Modifications: Modifications of certain standards that reflect less demand in MU projects, such as off street parking. See section 7.3.712 of this part.
C. Alternative Compliance:
1. An applicant may propose alternative compliance to the strict application of design standards, such that the alternative:
a. Achieves the intent of the subject design standard to the same or better degree than the subject standard;
b. Achieves the mixed use goals and policies in the Comprehensive Plan to the same or better degree than the subject standard; and
c. Results in equivalent or better benefits to the community as compliance with the subject design standard.
2. Features which may be substituted or modified to achieve alternative compliance include, but are not limited to:
a. Pedestrian walkways through parking lots, subsection 7.3.717B2 of this part.
b. Pedestrian pass through requirement, subsection 7.3.717B4 of this part.
c. Maximum block length requirements, subsection 7.3.722B2 of this part.
d. Alternative site layout and building orientation, subsection 7.3.722D5 of this part.
e. For infill development and redevelopment sites containing no more than twenty five (25) acres and bordered by developed land along the entire perimeter (excluding intervening public streets), existing on site and off site features that are equivalent in function to those required under this part may be substituted or modified as alternative compliance to the MU standards. Existing features which may be substituted or modified to achieve alternative compliance include, but are not limited to, streets, alleys, street crossings, tree lawns (parkways), sidewalks, pedestrian walkways, building entrance orientation, building and entrance design, and streetscape design.
The procedures and criteria for alternative compliance are established in the mixed use development design manual. (Ord. 09-74)
A. Administrative And Safety Services: Administrative and safety services.
B. Attached Dwelling Units: Attached dwelling units, multi-family dwellings not to exceed more than six (6) dwelling units per building when used as a transition to adjacent, single-family detached dwellings.
C. Cultural Services: Cultural services.
D. Daycare Services: Daycare services.
E. General Offices: General offices, but not including drive-up or drive-through facilities.
F. Human Service Establishments: Human service establishments.
G. Live/Work Units: A residential use type that combines a dwelling and a commercial space under single ownership in a structure. The residential portion of the unit shall contain at least four hundred (400) square feet of gross floor area. The commercial space shall allow activities compatible with residential use with respect to noise, smoke, vibration, smell, electrical interference, and fire hazard, and may include such uses as professional services and offices, and the creation, display and sale of art, craftwork, jewelry, fabrication of cloth goods and similar activities.
H. Neighborhood Serving Retail: Neighborhood serving retail, provided operations do not exceed fourteen (14) hours per day.
I. Personal Services: Personal services, provided operations do not exceed fourteen (14) hours per day.
J. Public Parks: Public neighborhood, community, or regional parks.
K. Restaurants: Restaurants, quick serve or sit down, but not including drive-up or drive-through facilities.
L. Retirement Homes: Retirement homes.
M. Specialty Food Sales: Specialty food sales, provided operations do not exceed fourteen (14) hours per day.
N. Other Transition Uses: Other transition uses, approved by the Manager for purposes of a transition use, and similar to the other transition uses listed herein in terms of building type, intensity of operations and use and potential foradverse impacts on adjacent properties. (Ord. 09-74)
A. A developmentwide lighting plan shall be submitted for review at the time an MU concept plan is submitted. A developmentwide lighting plan shall address at a minimum the general location and general types of lighting to include the following: public and private street lighting, pedestrian lighting, parking lot lighting, residential area lighting, signage lighting, and lighting for service and delivery areas.
B. A detailed lighting plan that indicates lighting levels shall be submitted for review at the time a development plan is submitted.
C. The detailed lighting plan shall include designs of poles and fixtures that are compatible with or complement surrounding neighborhoods.
D. Fully shielded lighting fixtures shall be used in all parking areas, in service and delivery areas, in residential areas, and for signage.
E. Ornamental light fixtures may be used in streetscapes; however, public street lighting shall meet the standards of and be approved by Colorado Springs Utilities. Both public and private lighting shall be coordinated to create a uniform, consistent system of lighting that enhances pedestrian visibility while minimizing lighting glare and contrast.
F. The light element (lamp or globe) of a fixture shall not extend below the cutoff shield.
G. When a canopy (freestanding or attached) is illuminated, the lighting fixture shall not extend below the ceiling of the canopy.
H. Lighting of commercial uses adjacent to or within the immediate vicinity of residential uses shall be designed with fixtures and poles that illuminate commercial uses while eliminating light trespass into residential areas. (Ord. 09-74)
A. Minimum Number Of Off Street Parking Spaces: The minimum number of off street parking spaces to be provided for a use in an MU zone district are listed in the following table. All parking ratios are based upon the gross floor area contained
Note:
B. Supplemental Parking Requirements: The following parking standards shall be applicable to all development within an MUzone district:
1. On Street Parking; General: The Manager may allow on street parking spaces located within four hundred feet (400') of the subject use to be credited to meet up to twenty five percent (25%) of the minimum required off street parking spaces. On street parking allowed by this provision shall not be counted toward the maximum amount of parking allowed. This provision shall not apply when a new MU zone district is created within an older/established contextual area, unless the district includes newly created public streets that can accommodate on street parking or where it can be demonstrated through a parking utilization study that the existing on street capacity on adjacent streets is underutilized.
2. Credit Reductions: The Manager may reduce the minimum off street parking requirements by up to fifteen percent (15%) for MU developments meeting at least one of the following requirements:
a. The development is sited within one-fourth (1/4) mile of a high frequency transit station or terminal.
b. The development is sited within one-fourth (1/4) mile of the downtown core, as defined in subsection 7.4.414F of this chapter.
3. Maximum Off Street Parking Amount: The maximum amount of off street parking permitted for all uses in an MU zone district shall be one space per one hundred seventy five (175) square feet of gross floor area.
4. Exemption For Off Street Parking In Structures: Required off street parking spaces provided within a parking structure (either above or below grade) shall be exempt from the maximum off street parking amount established above.
5. Shared Parking Standards: The amount of off street parking required for an MU development may be reduced by an amount determined by the Manager when it can be demonstrated through a parking demand study that sufficient parking is or can be met by the subject uses through shared parking. The parking demand study shall provide information and evidence about the anticipated parking demand at peak times during a day and the distance relationship between available shared parking spaces and the specific uses served.
6. Shared Parking Required: To promote an overall reduction in parking, the use of shared parking shall be required when the development is under the control of a single owner/developer and contains commercial, retail, office, institutional, or public uses with staggered peak parking demands.
7. Shared Parking And Cross Access Agreements: Where shared parking is provided, a shared parking and cross access agreement between the cooperating property owners shall be
The required off street parking spaces for a use which is not specifically listed, shall be determined by the Manager based upon the requirements of other listed similar uses.
Use Types
Minimum Required Off Street Parking
Spaces Within An MU Zone District
Residential Use Types:
Accessory dwelling unit
1 space per dwelling unit
Attached dwelling units:
Studio or efficiency
1.1 spaces per dwelling unit
1 bedroom
1.5 spaces per dwelling unit
2 bedrooms
1.7 spaces per dwelling unit
3 bedrooms
2.0 spaces per dwelling unit
Elderly (60 or over)
0.6 space per dwelling unit
Boarding house, dormitory, fraternity, sorority or other communal living arrangement where common kitchen facilities service the occupants
0.5 space per bed
Human service establishment:
Detoxification center
1 space per 8 beds
Human service facility:
1 space per 8 beds
Hospice
1 space plus 1 per 8 beds
Nursing home
1 space per 5 beds
Youth home
1 space plus 1 per 8 beds
Human service home
1 space per dwelling unit
Human service residence:
1 space per dwelling unit
Hospice
1 space per dwelling unit
Human service shelter:
1 space plus 1 per 8 beds
Healthcare support facility
1 space plus 1 per 8 beds
Mobile home
1 space per mobile home space
Mobile home park
1 space per mobile home space
Multi-family dwelling (see Attached dwelling units)
Retirement home
0.6 space per dwelling unit
Rooming house
0.5 space per bed
Single-family detached dwelling
1 space per dwelling unit
Office Use Types:
Financial services; bank, savings and loan, credit union
1 space per 400 square feet1
General offices:
Administrative, business or professional
1 space per 400 square feet1
Telemarketing
1 space per 200 square feet1
Live/work structure:
Residential portion only
1 space per dwelling unit
Nonresidential portion only
The lesser of: 1 space per 300 square feet or 1 space for each nonresident employee
Medical offices, labs and clinics
1 space per 200 square feet1
Commercial Use Types:
Agricultural sales and service, nursery
1 space per 600 square feet for buildings plus 1 space per 2,000 square feet of outdoor storage and display1
Automotive and equipment services:
Auto service
1 space per 200 square feet1
Automotive rentals
1 space per 400 square feet of office space plus adequate space for vehicle storage and display1
Automotive repair garage
1 space per 200 square feet of building area plus adequate space for vehicle storage1
Automotive sales
1 space per 400 square feet of office space plus adequate space for vehicle storage and display1
Automotive storage yard
1 space per 400 square feet of office space1
Automotive wash
1 space per bay or stall
Body and fender repair services
1 space per 200 square feet of building area plus adequate space for vehicle storage1
Construction equipment business
1 space per 400 square feet of office space plus adequate space for vehicle storage1
Equipment rental and sales
1 space per 400 square feet of office space plus adequate space for vehicle storage and display1
Equipment repair services
1 space per 200 square feet of building area plus adequate space for vehicle storage1
Equipment storage yard
1 space per 400 square feet of office space1
Bar, tavern or nightclub
1 space per 100 square feet1
Bed and breakfast inn
1 space per 2 guestrooms or suites
Building maintenance services
1 space per 400 square feet1
Business office support services
1 space per 500 square feet1
Business park
1 space per 500 square feet1
Campground
1 space per 400 square feet of office space1
Commercial center:
Less than 10 acres
1 space per 250 square feet1
10 _ 30 acres
1 space per 300 square feet1
Over 30 acres
1 space per 300 square feet1
Communication services
1 space per 400 square feet1
Construction sales and services:
Completely enclosed
1 space per 600 square feet1
Includes outside activities
1 space per 600 square feet1
Consumer convenience services
1 space per 400 square feet1
Consumer repair services
1 space per 400 square feet1
Exterminating services
1 space per 400 square feet1
Food sales:
Convenience food sales
1 space per 300 square feet1
General food sales
1 space per 300 square feet1
Specialty food sales
1 space per 300 square feet1
Funeral home or mortuary
1 space per 4 seats
Hotel/motel
1 space per 1 guestroom or suite plus 1 space per 200 square feet of restaurant space plus 1 space per 8 seats of meeting space1
Kennels
1 space per 400 square feet of office space1
Laundry services (large scale activity)
1 space per 750 square feet1
Liquor sales
1 space per 300 square feet1
Miniwarehouses
None, but spaces are required for accessory uses
Mixed commercial-residential
See the specific requirements for the commercial and residential uses
Personal improvement services
1 space per 150 square feet1
Personal services; barber and beauty shops, photo studios, etc.:
1 space per 400 square feet1
Barber
1.5 spaces per chair
Beauty salon
1.5 spaces per chair
Pet services
1 space per 400 square feet1
Pharmacy:
Office
1 space per 400 square feet1
Retail
1 space per 300 square feet1
Recreation, commercial:
Amusement park
30 spaces per acre
Arcade or game room
1 space per 300 square feet1
Bowling alley
4 spaces per lane
Commercial stable
1 space per 5 stalls
Golf course
4 spaces per hole
Golf driving range
1 space per tee
Ice and roller skating rink
1 space per 150 square feet1
Miniature golf course
1 space per hole
Pool hall
2 spaces per table
Racetrack
1 space per 4 seats
Shooting range
1 space per firing lane
Stadium and/or sports arena
1 space per 4 seats
Swimming pool
1 space per 150 square feet of pool area1
Tennis, handball or racquetball facilities
3 spaces per court
Theater
1 space per 4 seats
Recreational vehicle park
1 space per recreational vehicle space
Restaurants:
Drive-in or fast food
1 space per 100 square feet1
Outdoor seating
1 space per 200 square feet1
Quick serve
1 space per 100 square feet1
Sit down - served at table
1 space per 100 square feet1
Retail, general:
Department store, market, etc.
1 space per 300 square feet1
Furniture or appliances
1 space per 600 square feet1
Sexually oriented business:
Bar
1 space per 100 square feet1
Retail
1 space per 300 square feet1
Surplus sales
1 space per 300 square feet of both outdoor and indoor display area1
Teen club/young adult club
1 space per 100 square feet1
Veterinary service:
Large animal hospitals
1 space per 200 square feet1
Small animal clinics
1 space per 200 square feet1
Civic Use Types:
Administrative and safety services
1 space per 400 square feet1
Cemetery
1 space per 400 square feet of office space1
Club (membership):
Recreational clubs
1 space per 150 square feet1
Social clubs:
Bar
1 space per 100 square feet plus 1 space per 400 square feet for office and remaining area1
Crematory
1 space per 400 square feet of office space1
Cultural services:
Library
1 space per 600 square feet1
Museum
1 space per 1,000 square feet1
Daycare services:
Daycare center
1 space per 400 square feet1
Preschool
1 space per 400 square feet1
Detention facilities
Per development plan
Educational institutions:
Charter schools:
Elementary or junior high
2 spaces per classroom
Senior high
1 space per 4 students
College and university
0.5 space per faculty member and employee plus 1 space per 6 students
Nonpublic schools:
Elementary or junior high
2 spaces per classroom
Senior high
1 space per 4 students
Proprietary schools
0.5 space per faculty member and employee plus 1 space per 6 students
Public schools:
Elementary or junior high
2 spaces per classroom
Senior high
1 space per 4 students
Hospital
2 spaces per bed
Maintenance and service facility
1 space per 200 square feet1
Mausoleum/columbarium
1 space per 400 square feet of office space1
Public assembly
1 space per 4 seats
Public park and recreation services
Determined by Park Board
Religious institution
1 space per 4 seats
Semipublic community recreation
1 space per 4 seats
Social service center:
Medical
1 space per 200 square feet1
Office
1 space per 400 square feet1
Retail
1 space per 300 square feet1
Utility services
Per development plan
Industrial Use Types:
Construction batch plant
1 space per 750 square feet1
Construction or contractor yards
1 space per 750 square feet1
Custom manufacturing
1 space per 750 square feet1
Garbage service companies
1 space per 200 square feet1
General industry:
Heavy
1 space per 750 square feet1
Light
1 space per 750 square feet1
General retail services (limited)
1 space per 300 square feet1
Junkyard
1 space per 750 square feet1
Manufacturing
1 space per 750 square feet1
Meatpacking and related industry
1 space per 750 square feet1
Mining operations:
Temporary surface and open pit
1 space per 400 square feet of office space1
Underground (activities above)
1 space per 400 square feet of office space1
Underground (activities under)
1 space per 400 square feet of office space1
Recycling:
Large recycling collection centers
1 space per 1,000 square feet1
Recycling processing centers
1 space per 1,000 square feet1
Research and development
1 space per 400 square feet1
Stockyards
1 space per 400 square feet of office space1
Transfer facility
1 space per 1,000 square feet1
Truck terminal
1 space per 200 square feet1
Vehicle dismantling yard
1 space per 400 square feet of office space1
Warehouse
1 space per 1,000 square feet1
Warehousing and distribution
1 space per 1,000 square feet1
Parking Use Types:
Parking lot/surface parking
Per development plan
Parking structure
Per development plan
Transportation Use Types:
Aviation facilities
Per development plan
Railroad facilities
Per development plan
Transit station
Per development plan
Transportation terminal
Per development plan
1. Square footage is based off the gross floor area within a particular business.
8. Maximum Total Reductions: Total cumulative reductions to the minimum off street parking requirements shall not exceed twenty five percent (25%). (Ord. 09-74)
A. Location: Off street surface parking provided on site for development within an MU zone district shall be located according to the following standards:
1. Off street, surface parking areas shall be located at the side, to the rear, or at the face of a building that does not front along a street. No off street parking shall be located between a building and the adjacent street frontage.
2. All off street surface parking areas shall be located within a designated block. For block faces that are composed entirely of surface parking lot areas, a street or enhanced drive aisle that provides a detached sidewalk, defined pedestrian crossings, and street or parking lot trees along the block face shall border the block face.
B. Off Site Parking Provisions: Subject to Manager approval, subsequent to receipt of a professionally prepared parking study addressing how site parking demand will be met, the following standards shall apply:
1. On street parking may be counted toward the minimum off street parking requirements as required in section 7.3.712 of this part.
2. Off site parking areas may be permitted within four hundred feet (400') of the principal use served.
3. Valet parking service is permitted for all nonresidential uses.
4. Spaces available in public parking structures located within one thousand three hundred twenty feet (1,320') of the subject use may be counted toward the total amount of required off street parking.
5. Direct, continuous pedestrian connections, using pedestrian walkways or sidewalks, shall be provided between any on street parking, remote (off site) parking, or public parking facilities and the use(s) served. All pedestrian connections shall comply with applicable design standards stated in this part. (Ord. 09-74)
A. Purpose: These standards are intended to encourage landscaped surface parking lots, including the planting of trees, that will improve the appearance of an MU development by breaking up expanses of paved areas, reduce the significant solar heat gain from parked automobiles and paved parking areas, improve the management of stormwater runoff, and provide a more pedestrian friendly environment. Except as expressly provided for in this section, parking lot landscaping shall be consistent with the landscape policy manual.
B. General Requirements: Landscaping within or adjacent to parking lots shall consist of required trees, screening vegetation or devices, and ground plane cover, and shall be subject to the following conditions and requirements:
1. Except as expressly allowed by this section, landscaping outside of parking lots may not be used to meet the internal parking lot landscaping requirement.
2. To meet the parking lot landscaping standards below, the tree types and minimum planter sizes shall be consistent with the landscape policy manual.
3. Parking lot landscaping is also subject to the ground plane and turf requirements in section 7.4.317 of this chapter andthe landscape policy manual.
4. An applicant may request administrative relief from the requirements of this subsection in accord with subsection 7.5.1103B of this chapter.
5. Except as expressly waived or modified by the City in an older/established contextual area, in order to reduce the scale of large surface parking areas and make them more pedestrian friendly, the total amount of surface parking provided shall be broken up by landscaping and pedestrian walkways according to the following standards:
a. A pedestrian walkway that extends from the farthest row of parking to either a building entrance or a sidewalk leading to the entrance shall be provided for every four hundred (400) linear feet of surface vehicle parking area as measured perpendicular to the walkway.
b. Parking lot trees shall be provided as follows: At least one tree for every eight (8) parking spaces for total surface parking provided at a ratio of one parking space for every one hundred seventy five (175) to two hundred (200) square feet of total gross floor area; and at least one tree for every ten (10) parking spaces for total surface parking provided at a ratio of one parking space for every two hundred one (201) to three hundred (300) or more square feet of total gross floor area.
c. Subject to approval by the City Engineer, the placement of natural, nonstructural drainage facilities in landscaped medians or parkways is allowed.
C. Design Standards For Interior Parking Lot Landscaping: Required trees for interior parking lot landscaping shall be evenly distributed throughout the parking lot to create a canopy effect in the parking lot, and shall be located to divide and break up expanses of paving and long rows of parking spaces according to the following standards:
1. Trees shall be planted in either "island" planters that span the length of two (2) parking spaces, or in "finger" planters that span the length of one parking space. In addition, trees may be planted in the landscaped parkway or alongside a pedestrian walkway.
2. All parking rows or bays shall terminate in an "island" planter or "finger" planter.
3. Wheel stops or similar devices shall be used as necessary to prevent damage to the trees and landscaped planters from vehicle overhang.
4. At a minimum, one planter with a tree shall be installed for every twelve (12) contiguous parking spaces in a row.
D. Required Parking Lot Screening: Screening requirements shall apply to both perimeter and internal streets.
1. Surface Parking Spaces: Surface parking spaces shall be screened from view from adjacent properties and from adjacent streets to a minimum height of forty two inches (42") by the use of berms, plantings, and/or structures.
2. Maximum Spacing Of Plants: The maximum spacing of plants to achieve an acceptable screen and the maximum acceptable grades for screening areas such as sodded berms and planting beds shall be consistent with the landscape policy design manual.
3. Use Of Screening Structures In Lieu Of Plantings: The use of structures such as masonry walls or ornamental fencing for streetside parking lot screening purposes shall be permitted in lieu of plantings. Structures shall be a minimum of forty two inches (42") in height.
E. Exceptions For Infill And Redevelopment: In order to encourage infill and redevelopment on constrained sites containing no more than twenty five (25) acres and bordered by developed land along the entire perimeter (excluding intervening public streets), the following exceptions to the parking lot landscaping requirements above are available to such infill and redevelopment occurring within an older/established contextual area:
1. The Manager may waive up to fifty percent (50%) of the parking lot landscaping requirements provided that trees planted along the site perimeter also serve to screen and shade the interior of the parking lot; or
2. The Manager may waive up to fifty percent (50%) of the parking lot landscaping requirements if a low decorative wall or fence of a minimum height of no less than forty two inches (42") is installed along the parking area perimeter that also serves to screen the parking area from public view; or
3. Provided there are no adverse impacts on adjoining properties, an exemption may be granted by the Manager from the landscaping screening requirements along a side lot line that is not adjacent to a street.
F. Tree Preservation As Administrative Relief: The preservation of valuable trees may serve as a credit in lieu of required shade trees as provided in section 7.4.208 of this chapter. (Ord. 09-74)
A. Design: Parking structures shall comply with the followingdesign standards:
1. Design Of Walls/Structure: Blank walls are prohibited. Parking structures shall be visually similar in character and scale to adjacent buildings.
2. Architecturally Articulated Facades: Except on sides abutting an alley, all floors above the ground floor of the parking structure shall have architecturally articulated facades designed to screen the view of parked cars.
B. Design Of Entries/Access: Vehicle entries to off street parking structures shall be integrated into the placement and design of adjacent buildings or oriented away from the primary street frontage. At a minimum, parking structure facilities shall have user vehicle access from locations that minimize conflicts with pedestrian circulation.
C. Ground Floor Use And Design; Nonresidential Parking Structures: When a parking structure provides commercial parking, or is integrated into a building containing primarily nonresidential uses, at least eighty percent (80%) of the ground floor of any side of an above grade parking structure that is adjacent to a public street (except an alley) or adjacent to a public open space/plaza shall be constructed to an adequate depth to permit future occupancy by any commercial or other nonparking principal use allowed in the district. The ground level facade of the structure (at least the first 12 vertical feet of the structure) shall include the following features:
1. Facade articulation and modulation through changes in vertical wall plane and/or a change in building material;
2. Use of real windows with glazing that may be translucent, but shall not include black or mirrored glass or similar opaque glazing;
3. Integration of multiple building entrances.
D. Ground Floor Use And Design; Residential Parking Structures: When a parking structure provides parking for
1. Follow the design standard in subsection C of this section; or
2. Use the ground floor of the structure for parking, provided the ground level facade of the structure (at least the first 12 vertical feet of the structure) includes at least two (2) of the following features:
a. Facade articulation and modulation through changes in vertical wall plane and/or a change in building material;
b. Use of real windows with glazing that may be translucent, but shall not include black or mirrored glass or similar opaque glazing;
c. Use of false windows defined by frames or lintels and sills;
d. Integration of multiple building entrances;
e. Buffering of the street edge with landscaping, berms, or landscaped planters.
E. Incentive For Parking Structures: Subject to approval by the Manager, if off street parking is provided in a structure (above or below grade) that is integrated into the design of a building containing a principal use, the maximum building height may be increased without applicant use of the high rise overlay district. Pursuant to the administrative relief provisions in subsection 7.5.1103B of this chapter, the Manager may increase the permitted maximum building height up to the following maximums:
| Zoning Districts | Maximum Permitted Building Height | Maximum Building Height Pursuant To Administrative Relief For Mixed Use |
| MU-CC | 45 feet | 65 feet |
| MU-R/EC | 65 feet | 85 feet |
A. Amount: A minimum number of bicycle parking spaces shall be provided, equal to five percent (5%) of the total number of automobile parking spaces provided by the development, but not less than one space.
B. Location: Bicycle parking facilities shall be located no farther than one hundred feet (100') away from a building entrance, shall be visible from the land uses they serve, and shall not be located in remote automobile parking areas. Facilities shall not be located in places that impede pedestrian or automobile traffic flow or that would cause damage to landscaping.
C. Design: Spaces for short term bicycle parking shall provide a means for the bicycle frame and one wheel to be attached to a permanent fixture, designed for securing bicycles, by means of a lock.
D. Off Street Parking Space Credit For Bicycle Parking: Off street parking credit for bicycle parking shall comply with the following standards:
1. When a development site is adjacent to a designated bike route, the City may reduce the required minimum number of off street parking spaces for provision of bicycle parking by one off street vehicle space for every six (6) bicycle spaces, up to a maximum reduction of five percent (5%), and
2. The City may reduce the required minimum number of off street parking spaces by one off street vehicle space for every six (6) bicycle parking spaces, for on site showers/changing rooms, or bicycle lockers, up to a maximum reduction of ten percent (10%). (Ord. 03-157; Ord. 09-74)
A. Applicability: This section is applicable to all development in MU zone districts.
B. General Pedestrian And Bicycle Access And Circulation Standards: All new development shall provide and contribute to an on site system of pedestrian walkways, sidewalks, and bikeways that provide continuous access to all land uses within a development site and to land uses on adjacent properties, according to the following standards. For additional design detail, the City's subdivision policy and public works design manual shall be consulted.
1. Connectivity Standards: All new development shall provide pedestrian and bicycle systems that provide continuous connections with off site destinations according to the following standards:
a. Safe and convenient bicycle and pedestrian access from the development site shall be provided to existing and designated public bike paths or greenways located on or adjacent to the development site.
b. Connections shall be made to provide direct pedestrian and bicycle travel from within the development to adjacent uses, transit stops, perimeter sidewalks, and to major pedestrian destinations located within an adjacent neighborhood.
c. Where an MU Zone District is located adjacent to a signalized street intersection, a pedestrian walkway shall connect the on site pedestrian system with the intersection and shall be connected at a distance of no more than two hundred feet (200') from the intersection. An exception may be granted by the Manager, where there are no existing or planned perimeter sidewalks.
d. Connections from a perimeter public sidewalk system to the on site sidewalks shall be made at the same block length interval as exists within the development site.
2. Internal Pedestrian Circulation And Connections:
a. Required Connections: Each development shall provide an on site system of pedestrian walkways and/or public sidewalks throughout the zone district. The on site pedestrian circulation system shall provide the most efficient access route between the intended points of travel. Specifically, on site pedestrian connections shall be provided to and between the following points:
(1) The primary entrance or entrances to each building housing a principal use;
(2) Existing or planned transit stops, stations, and park and ride locations;
(3) Greenways or trail systems, where determined appropriate either by the Manager of parks, recreation and cultural services, based on the parks, recreation and trails master plan, or by the Manager, based on the intermodal transportation plan; and
(4) On site amenities, as provided according to section 7.3.720 of this part.
b. Connections To On Site Parking: All developments served by on site parking in surface lots or parking structures shall provide either a sidewalk along the perimeter of the block ora designated pedestrian walkway through the parking lot, extending from the rows of parking farthest from the building served to either a building entrance or to a sidewalk or walkway leading to such entrance. A minimum of one connecting walkway or sidewalk shall be provided for every four hundred (400) linear feet of vehicle parking area.
c. Internal Block Face: Where an internal block face exists or is proposed greater than four hundred feet (400'), a pedestrian walkway shall be included through the parking lot, separate from streets, such that the four hundred foot (400') minimum distance between walkways is achieved. Alternative compliance may be allowed as described in subsection 7.3.709C of this part.
d. Enhanced Drive Aisle: Where an enhanced drive aisle forms the perimeter of a block, sidewalks shall be provided on both sides of the drive aisle.
3. Walkway Design:
a. All on site pedestrian walkways shall have and maintain a minimum unobstructed width of six feet (6'), except that walkways for both pedestrian and bike use shall provide an unobstructed minimum pathway width of twelve feet (12'). Pedestrian walkways through parking areas shall be at least seven feet (7') wide, unless concrete wheel stops, bollards, curbing, landscaping, or other similar improvements are provided that prevent parked vehicles from obstructing the walkway. Pedestrian and bicycle pathways connecting to greenways or trail systems are subject to standards in the City parks, recreation and trails master plan.
b. Walkways shall be designed to create a safe and uninterrupted pedestrianway, and shall avoid frequent crossings by driveways or streets. Walkways shall be separated from streets and parking lots by curbs or other means to create physical separation.
4. Pedestrian Pass Throughs: Where a block face is greater than four hundred feet (400'), pedestrian access shall be provided through the block or building(s) at a distance no greater than four hundred feet (400'). The pedestrian pass through must stay open, regardless of whether businesses are open or closed. Alternative compliance may be allowed as described in subsection 7.3.709C of this part. The Manager may waive the requirement for pedestrian pass throughs in cases where there is limited viability for pedestrian access such as adjacency to an expressway or freeway. Alleys and service areas shall not be considered to be pedestrian pass throughs, although alleys may be designed with pedestrian walkways.
5. Sidewalks: All sidewalks adjacent to public or private streets shall be designed and constructed according to the policies, standards, and guidelines stated in the City's subdivision policy and public works design manual. Sidewalks
6. Street Crossings: All pedestrian street crossings shall comply with the applicable policies, standards, and guidelines governing street crossings in MU developments in the City, as stated in the City's subdivision policy and public works design manual. (Ord. 09-74; Ord. 18-23)
A. General Standards:
1. Areas Designated For Transit Shelters: All development in MU Zone Districts shall include areas designated for transit shelters or transit station locations, as requested by the transit agency and consistent with adopted transportation and transit plans, standards and guidelines, and current local transportation activities.
2. Pedestrian Linkages: All new development in MU Zone Districts shall provide direct pedestrian linkages to existing and proposed transit shelters or facilities located within the development or adjacent to the development, according to this section. (Ord. 09-74)
A. Applicability: This section is applicable to new development in all MU Zone Districts.
B. Mixed Use Vehicle Access, Circulation, And Connectivity Standards:
1. Street Standards: Vehicle access, circulation, and connectivity for development in all MU Zone Districts shall begoverned by the street standards for mixed use centers as set forth in the mixed use development design manual and the subdivision policy and public works design manual.
2. Vehicle Access: Primary vehicle access to MU Zone Districts shall be provided from perimeter arterial streets and from perimeter collector streets. Vehicle access from surrounding residential areas and adjacent neighborhoods shall be provided via perimeter collector streets and adjacent local streets.
3. Cross Access Easements: Within an MU Zone District, cross access easements are required whenever necessary to ensure that adjacent parcels have adequate access to accommodate existing or future ownership patterns.
4. Enhanced Drive Aisles: Where the entire frontage along an internal block face consists of a parking area, an enhanced drive aisle may be utilized in lieu of a street to provide access to the parking area and circulation along the block face. Enhanced drive aisles shall be designed according to the standards and guidelines in the mixed use development design manual.
5. Block Structure: Development in MU zone districts shall be based on a block structure consistent with section 7.3.722 of this part in order to provide connectivity both within the mixed use development and with adjacent street systems.
6. Street Connections: Internal streets in MU zone districts shall be aligned to connect with existing or planned external streets of equivalent functional classification in order to create through street connections from mixed use development to adjacent development. Where it is necessary to prevent cut through traffic from entering residential areas, street alignments shall be discontinuous and traffic calming improvements shall be utilized.
7. General Circulation Standard: For all new MU development on sites that are four (4) acres or more in total gross land area, internal circulation shall be provided through an internal street system and multiple blocks.
8. Street System: Internal streets provided according to this section may be public or private. All public and private streets in MU zone districts shall be designed and constructed according to the policies, standards, and guidelines governing street design in MU zone districts in the mixed use development design manual and the subdivision policy and public works design manual. (Ord. 09-74)
A. Applicability: These standards and guidelines shall apply to development in MU zone districts planned to contain twenty five thousand (25,000) or more square feet of gross floor area.
B. Provision Of On Site Amenities: All development shall incorporate at least two (2) of the following on site amenities or features as highly visible, easily accessible, outdoor focal points or gathering places for residents, employees, and visitors to the development site:
1. Patio or plaza with seating areas provided such patio or plaza has a minimum depth and width of ten feet (10'), and a minimum total area of three hundred (300) square feet.
a. Asphalt is prohibited as a paver; use of decorative pavers or textured, colored concrete is required.
b. Patios and plazas shall include pedestrian amenities intended to support these places as gathering areas.
2. Landscaped miniparks, squares, or greens, provided such park or green has a minimum depth and width of ten feet (10') and a minimum total area of six hundred fifty (650) square feet, and shall include pedestrian amenities intended to support these places as gathering areas.
3. Protected customer walkways, arcades, or easily identifiable building pass throughs containing window displays and intended for general public access.
4. Water feature, such as a lake, pond, or fountain, provided the feature is easily accessed by pedestrians and includes or integrates seating areas for pedestrians.
5. Outdoor public art in an area that is:
a. Visible from an adjacent public sidewalk or street, and
b. Easily accessed for viewing by pedestrians.
6. Any other, well designed area and/or focal feature that the Manager finds is consistent with the intent of this subsection B, substantially enhances the development and serves as a gathering place for residents, visitors, customers, and employees.
C. Buildings Adjacent To Outdoor Amenities Standards: Pedestrian use of on site outdoor amenities shall be enhanced by the provision of security. Accordingly, when a building will be adjacent to a pedestrian plaza, patio, minipark, square or green as provided under this section, the building wall facing such outdoor amenity shall contain at least one of the following elements:
1. A building entry;
2. Windows facing onto the outdoor amenity;
3. Arcades along the edges of the outdoor amenity;
4. Outdoor seating areas; or
5. A similar feature that the Manager finds will bolster security and encourage pedestrian use of the outdoor amenity.
D. Maintenance: The property owner(s) shall be responsible for the continued maintenance and repair of all on site amenities provided according to this section. (Ord. 09-74)
A. Applicability: This section shall apply to all development in MU zone districts where either of the following occurs:
1. Development of a more intensive land use adjacent to an existing, planned or zoned less intensive land use, either inside or outside the MU zone district boundary. The Manager shall have the authority to make a final determination regarding relative intensity of adjacent land uses, taking into consideration, at a minimum, the relative size, design, operations and traffic generation patterns of the adjacent land uses; or
2. Establishment of visual impacts, uses or activities on a development site that, as determined by the Manager, could reasonably be regarded as a nuisance for neighbors.
B. Transition Tools: When a transition tool is required in an MU zone district, an applicant shall incorporate site and building transition tools, green/open space transition tools, and transition uses before using landscape buffers or screens.
The following are approaches, methods and techniques that are permitted transition tools under this section:
1. Site and building transition tools, including, but not limited to, building setbacks as established by surrounding development, building placement and orientation as established by surrounding development, similar building height, similar building width, similar roof form, similar building materials, and facade articulation;
2. Green/open space transition tools, including, but not limited to, the use of courts, squares, parks and plazas, and use of natural features such as topography, waterways, and existing stands of trees;
3. Transition uses and other community serving uses as transitions, such as, but not limited to, the transition uses cited in section 7.3.710 of this part, and siting lesser intensive uses at the perimeter of the MU zone district;
4. Parkways, streets and streetscapes;
5. Operational standards, including, but not limited to, those cited in subsection C of this section; and
6. Landscape buffers and screens.
C. Operational Standards: The Manager may impose conditions upon the approval of rezoning and other discretionary development actions to ensure that development in an MU zone district will be compatible with existing and planned neighborhoods and uses, including, but not limited to, conditions regarding the following:
1. The availability or ability to develop specific uses otherwise allowed by section 7.3.203 of this article;
2. Hours of operation;
3. Hours of deliveries and other similar uses;
4. Location, intensity and hours of operation of exterior lighting, including security lighting;
5. Placement of trash receptacles;
6. Amplification of music in a place of entertainment;
7. Location of delivery and loading zones; and
8. Placement and illumination of outdoor vending machines. (Ord. 09-74)
A. Applicability: This section shall apply to new development in MU zone districts.
B. Block Standards: Block standards shall apply to all development that contains four (4) acres or more of gross land area.
1. All development shall be arranged in a pattern of interconnecting streets and blocks, while maintaining respectfor the natural landscape and floodplain.
2. Each block face shall range between a minimum of two hundred feet (200') and a maximum of six hundred feet (600').
3. The average block face across each development site and the entire MU zone district shall be a maximum of five hundred feet (500').
4. For block faces that exceed four hundred feet (400'), a mid block pedestrian pass through shall be provided connecting opposite sides of block faces.
5. An applicant may submit alternative block standards, provided that such alternative achieves the intent of the above standards and the procedures and criteria of subsection 7.3.709C of this part.
C. Building Entrance Orientation: All buildings shall have at least one building entrance oriented toward an abutting internal or perimeter street with on street parking, or toward an on site pedestrian walkway connected to a public sidewalk.
D. Site Design For Multiple Building Developments: All buildings shall be arranged and grouped so that their primary orientation complements adjacent, existing development, as applicable, and is consistent with one of the following site layouts:
1. Buildings orient toward, frame and enclose a main pedestrian and/or vehicle access corridor within the development site, including an entry/spine street; or
2. Buildings orient toward, frame and enclose, on at least three (3) sides, parking areas, public spaces or other on site amenities; or
3. Buildings orient toward and frame the corner of a perimeter or internal street intersection; or
4. Buildings orient toward adjoining development, respecting adjoining exterior street alignment(s) that frame and enclose on at least three (3) sides parking areas, public spaces or other on site amenities.
5. An applicant may submit an alternative site layout and building orientation pattern, provided such pattern achieves the intent of the above standards and this section. Strictly linear or strip commercial development patterns are prohibited.
E. Building And Streetscape Design:
1. Building Design: All building facades that face a public street other than an alley, or face a plaza or other public space, or contain the building's primary customer or user entrance, shall be designed according to the following standards. As applicable, such features shall be applied, at a minimum, to the first fifteen (15) vertical feet of building facade.
a. For every thirty feet (30') of building facade length, the building shall incorporate modulated and articulated building wall planes through use of:
(1) Projections, recesses and reveals expressing structural bays or other aspects of the facade, with a minimum change of plane of six inches (6"); and
(2) Changes in color or graphical patterns, changes in texture, or changes in building material.
b. A continuous pedestrian walkway extending across the full length of the building facade shall be provided. Walkways shall be at least six feet (6') wide.
2. Building Entrance Design: The primary public entry to the building shall be clearly defined, and building entrances shall incorporate elements that provide shade from the sun and weather protection for pedestrians. (Ord. 09-74)