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§ 4.1300  LOW INTENSITY MIXED-USE (“MU-1”) DISTRICT.
   (a)   Purpose and intent.
      (1)   Purpose. It is the purpose and intent of the Low Intensity Mixed-Use (MU-1) District to provide areas in which a variety of housing types exist among neighborhood-serving commercial and institutional uses.
      (2)   Intent statements.
         a.   General development principles.
            1.   Promote a pedestrian- oriented urban form. In contrast to conventional zoning standards that place a primary emphasis on the regulation of land uses, mixed-use development standards and guidelines focus on promoting a walkable, urban form of development, consistent with the surrounding areas historic urban development patterns. The focus on form promotes buildings that conform to tested urban design principles.
            2.   Require excellence in design of the public realm and of buildings that front public spaces. The most successful and memorable urban environments are those in which walking down the street is appealing. Streets, plazas, parks, and other public spaces should be comfortable and inviting, and buildings fronting those spaces should be active and visually interesting at the pedestrian level.
            3.   Encourage creativity, architectural diversity, and exceptional design. Mixed-use is intended to promote high quality design, and the development review process for mixed-use projects is intended to promote flexibility. Standards, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity.
            4.   Promote sustainable development that minimizes negative impacts on natural resources. Creating walkable, higher density residential districts surrounding mixed use districts supports sustainable development by providing an alternative to low density development in peripheral areas. In accordance with sustainable development principles, the mixed- use buildings and public spaces should be designed to minimize negative impacts on air and water quality and promote innovation in environmental design.
            5.   Promote walkability. Walkable communities are desirable places to live, work, and play. Walkable communities give higher priority to pedestrian activity by creating streetscapes that are safe, comfortable, interesting, and that accommodate a wide range of transportation modes and users. To foster walkability, development patterns should promote a mix of land uses and density, have an emphasis on the placement and orientation of buildings, have properly placed parking, place a high value on the design of quality streetscapes, provide access to transit, and provide unimpeded pedestrian connections to multiple destinations and open space.
            6.   Maximize connectivity and access. In order for people to feel comfortable walking, pedestrian access and connectivity among uses and amenities, including transit facilities, is essential. Connectivity and access can be accomplished by creating smaller blocks or by providing access through blocks via publicly accessible alleys, pathways, paseos, and pedestrian boulevards. Sidewalks should form a continuous network connected by frequent, safe street crossing.
            7.   Promote affordable housing and mixed income communities. Design a mix of housing based on geographic growth projections and the needs of current and future residents to accommodate families, single occupants, the elderly and those with disabilities. Access to transportation and services should be a key factor in the future distribution and allocation of affordable housing.
   (b)   Administrative review requirements. Projects that clearly conform to all mixed-use standards may be approved administratively by the Development Services Director or designee. A waiver from the mixed-use requirements and standards may be granted by the Urban Design Commission (UDC) in accordance with the applicable development principles and standards. A certificate of appropriateness will be provided for UDC decisions and shall expire if a building permit is not received within two years of issuance of the certificate of appropriateness. Any variance requests to the Board of Adjustment shall first receive a recommendation provided by the Urban Design Commission prior to the public hearing of the Board of Adjustment. Any zoning proposal requesting a Planned Development "PD" zoning district or "CUP" conditional use permit that includes waivers from any mixed-use design standard must receive a recommendation from the Urban Design Commission prior to a public hearing by the zoning commission or the city council.
      (1)   Conceptual site plan. For properties five acres or more, developers shall submit a conceptual site plan to the Planning and Development Department for administrative review prior to submittal of permit applications, in order to facilitate compliance with the mixed-use zoning standards. The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space. A 5% or greater change in land uses to a site plan may necessitate a new project review and approval prior to permitting.
         a.   The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories:
            1.   All residential.
            2.   Commercial.
            3.   Institutional.
            4.   Mixed- use buildings (a mix of residential and non- residential within the same building, meeting the percentage requirements defined in Section (d)(11) a.
            5.   Dedicated Public Park.
            6.    Parking facilities and private open spaces shall be classified the same as the primary land use they serve.
      (2)   Project test. The conceptual land use plan shall show that the proposed project includes uses within at least two of the land use categories, and that no land use category, other than mixed- use buildings, occupies greater than 70% of the total land area. If a development, 15 acres or less in size, does not comply with this test, then the vicinity test described below shall apply. Projects greater than 15 acres in size shall comply with all the project test requirements and shall not have the option of using the vicinity test. The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district.
      (3)   Vicinity test( 15 acres or less). Developments of 15 acres or less in size in which a single land use category other than mixed- use buildings exceed 70% of the site's total land area are permitted if:
         a.   The Development Services Director, or their designee, determines that the following conditions are satisfied:
            1.   The proposed land use at any location within the proposed development site must be within a walking distance of 1, 000 feet of a different land use, as measured by the shortest pedestrian route; and
            2.   The percentage of any single land use category, other than mixed- use buildings, within a 1,000-foot radius of the proposed project site boundary, shall not occupy greater than 70% of the total land area. The proposed development shall be included in the calculation of this percentage; or
         b .    The Development Services Director, or their designee, determines that the developer has demonst rated that unique site conditions (e.g. adjacency to natural features, freight yards, etc.) make compliance with the conditions of subsection 1. above impractical in certain areas of the development site.
   (c)   Uses. In the Low Intensity Mixed-Use( MU-1) District, no building or land use shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 12, and the supplemental standards of Chapter 5. In the Low Intensity Mixed-Use( MU-1) District, residential, commercial, and institutional uses may occupy the same building lot. All projects must comply with the mix of use requirements described in § 4.1300(b).
      (1)   Building types permitted. The following building intent statements and illustrations have been provided to demonstrate the recommended building forms in the MU-1 District. The building types shown are not an exhaustive list. Additional building types and configurations that fit within the regulations of the MU-1 district are encouraged. All intent statements are addressed through development standards set out in § 4.1300(d) through (h).
         a.   General commercial. A development type with nonresidential uses. Ground story space are flexible enough to accommodate a variety of nonresidential uses. Upper stories are used for offices and/or other types of compatible nonresidential uses.
         b.   Mixed-use shopfront. A development type with ground-story retail and upper-story residential and/or office uses.
         c.   Apartment/condominium. Multi-family residential development type that often shares a common entrance. Primary entrances are prominent and street-facing. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for an apartment/condominium building is allowed on the side or rear of the building, but the preferred method is at the rear of the building or within a parking structure. A townhouse form shall be considered an apartment/condominium when the homes are on one platted lot and not on individually platted lots with ground floor separate entrances to each unit.
         d.   Townhouse. A two or three story building with two or more attached dwelling units consolidated into a single structure and platted into individual lots. An elevated ground floor for residential uses is recommended to ensure privacy.
         e.   Duplex/manor house. A building with two to five attached dwelling units consolidated in a single structure. Dwelling units within a building may be situated either wholly or partially over or under other dwelling units.
         f.   Single family house. A single, detached residential dwelling.
   (d)   Property development standards. In the Low Intensity Mixed-Use (MU-1) District, the dimensions of yards, the placement of the building, the minimum and maximum height of buildings, the minimum and maximum residential density and the required enhanced landscaping shall be as follows (see Section (12) below for applicability for change of use and expansion of existing structures):
      (1)   General yard development standards. Development shall be exempt from Chapter 6, Article 1, §§ 6.101(b), 6.101(c), 6.101(d), and 6.101(f).
      (2)   Required street frontage; intent. The intent of requiring building street frontage is to encourage a more prominent and continuous street wall that promotes a multi- modal, pedestrian friendly environment while reducing the visual dominance of large surface parking lots.
         a.   Primary street frontage. Building facades shall be located within the area between the property line and the maximum setback for a minimum of 50% of the primary street frontage of the parcel.
         b.   Side street. Applies only to corner lots; building facades shall be located within the area between the property line and the maximum setback for a minimum of 30% of the side street frontage of the parcel.
         c.   Location. Required street frontage shall apply only to the ground floor of the building.
Required Primary and Side Street Frontage
      (3)   Street frontage alternatives. These alternatives may count towards a portion of the required street frontage for the building, when meeting the following standards:
         a.   Arcades: 100%.
         b.   Residential garden court: 40%.
         c.   Outdoor seating: 40%.
         d.   Plaza: 40%.
Arcade Frontage Alternative
 
Residential Garden Court Frontage Alternative
 
Outdoor Seating Frontage Alternative
 
Plaza Frontage Alternative
      (4)   Setbacks. All setbacks shall meet the following requirements and are subject to the following provisions.
 
REQUIREMENT
DISTANCE
(1) Primary Street (min/max)
0'/20'
(2) Side Street (min/max)
0'/20'
(3) Rear Yard (min)
5'
(4) *Common Lot Line (min/max)
0'/5'
*Subject to building code spacing requirements
         a.   Buildings on corner lots shall comply with the maximum front yard setback on primary and side streets.
         b.   Buildings may exceed the maximum 20 foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section (e)(3)a. In these situations, the front yard setback shall be measured from the curb instead of the property line, and the setback shall be no greater than 20 feet.
         c.   Campus developments. Interior buildings constructed as part of a campus development may be set back from the property line more than 20 feet if at least 50% of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet. Interior buildings set back farther than 20 feet may not be constructed until the 50% requirement has been satisfied.
         Note: A campus development is defined as a unified group of buildings and/or facilities located on a contiguous parcel and operated as a place of worship, school, or hospital.
      (5)   Minimum height single- use: One story with a minimum of 18 feet total, as measured from the top of the finished slab at grade level to the top of the highest wall facade.
      Note: Development in the MU- 1 District is exempt from § 6.100. An unroofed and unenclosed roof top terrace, and the enclosed stairwell or elevator that strictly provides access to the terrace, shall not be included in the measurement of the total building height. Refer to §§ 5.136 and 5.137 Telecommunication Antenna and Towers.
         a.   For sloped sites, average grade is determined by calculating the average of the highest and lowest elevation along natural or the improved grade (whichever is more restrictive) along the front of the building parallel to the primary street setback line.
Front of Building
         b.   Where a lot slopes downward from the front property line, one story that is additional to the specified maximum number of stories may be built on the lower rear portion of the lot.
      (6)   Commercial and mixed- use roof design. Roof slope shall not be greater than 1:12 on all single-story buildings. Sloped roof elements, including but not limited to mansard roofs, half-false roofs, and towers are allowed.
      (7)   Single family lot size: 5,000 sf. maximum.
      (8)   Maximum height single-use. Three stories as measured from the top of the finished slab at grade level to the top of the highest wall top plate.
      (9)   Minimum residential units per acre. None, except when a residential mixed-use project is located within 1,320 feet of an entrance to an existing or approved passenger rail station or stop: 20.
      (10)   Maximum residential units per acre.
         a.   Three stories, single use = 40 units/acre for surface parking, or 50 units/acre for structured parking.
         b.   Four stories, single use, with height bonus (structured parking or open space) = 60 units/acre.
         c.   Four stories, single use, with height bonus (structured parking and open space) = 70 units/acre.
         d.   Five stories, single use, with height bonus (structured parking and open space) = 70 units/acre.
         e.   Five stories, mixed-use = 80 units/acre.
      (11)   Height bonus options.
      Note: Height bonuses can be utilized cumulatively but shall not allow for heights beyond the established five story maximum. When adjacent to a one- or two-family district, all height bonuses must adhere to the transitional height plane requirements, see Section (f)(1)d.
         a.   Mixed use building. Five stories if:
            1.   Residential uses constitute 20% or more of a building’s gross floor area; and
            2.   Office, eating and entertainment, and/or retail sales and service use constitutes 10% or more of the building’s gross floor area.
         Note: Live/work units may count toward the mixed-use requirement however, only the commercial square footage and its required restroom space of the unit shall count toward the calculation. All live/work units require a commercial certificate of occupancy (CO).
         b.   Structured parking. One additional story of height shall be permitted if providing structured parking for the project. Structured parking is intended to provide 100% of all off-street parking in order to fulfill the structured parking requirement.
         Note: One- and two- family residential garages shall not count toward the structured parking height bonus.
         c.   Open space. One additional story of height shall be permitted if providing a publicly accessible urban pocket park that adheres to the outline standards.
            1.   Use criteria.
               (i)   Pocket parks shall provide a community benefit such as: play activity for children, relaxing spaces to enjoy lunch or meet friends, interactive artwork, pet-friendly areas, or small event and garden space.
            2.   Location.
               (i)   Pocket parks shall front public streets and be publicly accessible.
               Note: Refer to Section (h)(4), Development Standards Applicable to Privately Owned Streets and Drives with Public Access Easements.
               (ii)   Si ze.
                  A .   2,500 sq. ft. minimum, one acre maximum.
               (iii)   Green space.
                  A .   Pocket parks shall provide a minimum of 20% ground level green space. Additional ground area may be impervious provided the space is structured for active recreation.
                  B.   All pocket parks require tree planting. Tree planting requirement may be waived for areas that are designed for structured active recreation, such as basketball or tennis courts.
               (iv)   Seating.
                  A.   A minimum of one linear foot of seating shall be required for every 300 square feet of gross open space.
               (v)   Fencing.
                  A.   Pocket parks may be fenced but shall conform to Section (h)(2) and shall remain open to the public during daylight hours.
               (vi)   Maintenance.
                  A.   Pocket parks that are privately owned and maintained shall be publicly accessible; or
                  B.   Shall be dedicated in perpetually as public open space via a public use easement and have an established long term maintenance agreement with the Park and Recreation Department.
               Note: Utilizing the open space height bonus does not exempt a development from applicable park dedication fees.
Pocket Park Precedent Image: Community Garden Space
Pocket Park Precedent Images: Recreation/Play Space
Pocket Park Precedent Images: Seating/Socializing Space
      (12)   Applicability. In areas that were rezoned to a mixed use district with existing buildings which do not comply with current MU standards but the uses of the buildings are changed, certain MU standards will apply depending on the extent of the improvement. Usable area includes a change of use of any outdoor area from what was not a usable, occupiable area prior to the change.
Table 1
With a change of use to a more intense use based on the uses as defined by the Institute of Traffic Engineers (ITE) trip generation manual, with structure/footprint or usable area change of 0% to 15%:
On projects with building additions or site use changes that increase the structure footprint or usable areas greater than 15%, but less than 30% (as measured by the footprint of the primary building in the case of tenant spaces):
On projects with building or site usage additions that increase the structure footprint and/or increase the usable area by 30% or more (as measured by the footprint of the primary building in the case of tenant spaces)
Table 1
With a change of use to a more intense use based on the uses as defined by the Institute of Traffic Engineers (ITE) trip generation manual, with structure/footprint or usable area change of 0% to 15%:
On projects with building additions or site use changes that increase the structure footprint or usable areas greater than 15%, but less than 30% (as measured by the footprint of the primary building in the case of tenant spaces):
On projects with building or site usage additions that increase the structure footprint and/or increase the usable area by 30% or more (as measured by the footprint of the primary building in the case of tenant spaces)
Sidewalk
Required if existing sidewalks are substandard as determined by TPW
Required if existing sidewalks are substandard as determined by TPW
Required if existing sidewalks are substandard as determined by TPW
Enhanced Lands caping
Does Not Apply; Street Trees shall be installed if not existing
Applies; Street Trees shall be installed as part of the total points if not existing
Applies; Street Trees shall be installed as part of the total points if not existing
Setbacks
Does Not Apply
Applies in new footprint
Applies in new footprint
Fenestration
Does Not Apply
Applies in new footprint or any areas of the existing building being modified
Applies in new footprint or any areas of the existing building being modified
Entrances
Does Not Apply
Applies in new footprint
Applies in new footprint
Urban Forestry
Does Not Apply unless new or expanded parking lots are provided
Applies in new footprint including any new or expanded parking lots
Applies in new footprint including any new or expanded parking lots
2nd story (MU-2)
Does Not Apply
Does Not Apply
Applies to existing 2+ story building. If a building addition is 60% or more, the addition shall comply with the 2 story minimum. An addition of less than 60% expansion may expand at the same level as the existing structure.
 
   (e)   Off-street parking and loading.
      (1)   Commercial and mixed-use parking table:
 
LOCATION
REQUIREMENT AS A PERCENTAGE OF PARKING REQUIREMENT LISTED IN SECTION 6.201(B)
MINIMUM
MAXIMUM**
Project not located within 250 feet of a one- or two- family zoned property
None*
100%
Project located within 250 feet of a one- or two- family zoned property
75%
100%
Project located within 1,000 feet of an existing or approved passenger rail station or stop
50%
100%
* Residential uses as part of a “Mixed-use” building shall provide required parking as listed in the residential parking table.
 
      (2)   Residential parking table.
 
BUILDING TYPE/USE
REQUIREMENT
Single Family Detached
2 parking spaces per dwelling unit. See subsection (e)(4) for location requirements.
Townhouse
2 parking spaces per dwelling unit. See subsection (e)(5) for location requirements.
Duplex and Manor House (2+ units)
2 spaces per dwelling unit;
Plus, 1 space per bedroom over 3 bedrooms per dwelling unit. See subsection (e)(4) for location requirements.
Apartment/Condominiu m
*.75 to 1 off-street required per bedroom located behind the front building line;
Plus, 1 space per 250 square feet of common areas, offices, and recreation (less hallways, laundry rooms, and storage)
Proximity to Rail Station
*If the development is within 1,320 feet of a rail transit station then .5 to 1 off-street spaces required per bedroom, located behind the front building line;
Plus, 1 space per 250 square feet of common areas, offices, and recreation (less hallways, laundry rooms, and storage)
*All partial spaces are rounded up
**For mixed-use buildings and projects, the maximum parking requirements shall be the sum of the individual requirements for all uses.
 
      (3)   Other off-street parking and loading standards.
      Note: These requirements supersede the parking requirements of § 6.201(b). All other requirements of Chapter 6, Article 2 apply.
         a.   Surface parking shall not be permitted between a building front and the street, except angles, perpendicular, or parallel parking that is designed to function as on-street parking shall be permitted if meets the following three conditions:
            1.   The city’s traffic engineer determines that the parking does not adversely affect public safety or circulation and satisfies the conditions described in § 22-175(d) of the City Code.
            2.   Each parking space is located adjacent to and is directly accessible from a public street or publicly accessible private street; and
            3.   Surface parking permitted between a building front and the street (on-street parking) and the required pedestrian walkway shall be either dedicated as public right-of-way or be included in a public access easement recorded in the real property records of the county. In these situations, the front yard setback shall be measured from the curb instead of the property line, and the setback shall be no greater than 20 feet.
         b.   The required off-street parking for any use may be located off-site, or property within 500 feet of the subject site.
         c.   Adjacent on- street parking may be applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations.
Surface parking between the building front and the street
 
Parking that functions as on-street or is located behind or to the side of the building.
         d.   Joint use parking facilities may be used to meet minimum parking requirements. The total number of spaces shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility. Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of parking spaces is allowed if the following documentation is submitted in writing as part of the building permit application or site plan review:
            1.   The names and addresses of the uses and of the owners or tenants that are sharing the parking;
            2.   The location and number of parking spaces that are being shared;
            3.   An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking are will supply at least the minimum number of required spaces for each use during its respective peak parking times; and
            4.   A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses.
         e.   Uses located in historically significant buildings shall be exempt from off-street parking requirements. For the purpose of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for:
            1.   Listing in the National Register of Historic Places; or
            2   Local designation as either Historic and Cultural Landmark (“HC”) or Highly Significant Endangered (“HSE”).
         f.   Maximum surface parking lot frontage. The percentage of parking lot frontage along any street shall not exceed the following maximums:
            1.   Forty percent of the development site's total frontage length along a project's primary streets; and
            2.   Seventy percent of the development site's total frontage length along a project's side streets.
Parking lot frontage measurements shall include the combined frontage length of any paved and/or drivable surface that functions as part of a parking lot's circulation, such as, but not limited to, drive aisles and parking spaces.
      (4)   Parking location for one-family detached and two-family dwellings.
         a.   All parking shall be located behind the front building line.
         b.   Garage doors that face the street must be located a minimum of 20 feet behind any front wall plane of a structure facing a publicly accessible ROW.
      (5)   Parking location for one-family attached (townhouse, rowhouse).
         a.   Garages must be placed entirely to the rear of the primary structure and accessed via a rear driveway or alley.
         b.   Garage doors must face the rear driveway or alley.
      (6)   Bicycle parking. See § 6.204.
   (f)   Buffers and landscaping.
      (1)   Bufferyard and supplemental building setback.
         a.   For the purpose of this section, the MU-1 District shall be considered a nonresidential district.
         b.   When building a single family detached or a two-unit attached dwelling (duplex) within the MU-1 District, a bufferyard and supplemental setback is not required with an adjacent one- or two-family district.
         c.   All uses within the mixed-use district adjacent to an A or B district, other than the uses listed in item b. above, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial (“E”) District, as described in § 6.300(c) Area Requirements.
         d.   In addition to subsection c., a transitional height plane of 45 degrees shall apply to portions of a building above three stories or 45 feet, whichever is less starting from the property line of the one- or two-family district.
            1.   Any portion of a building three stories shall be set back so that the building does not encroach the transitional height plane.
            2.   These supplemental building setbacks and transitional height plane requirements shall not apply to buildings adjacent to one- or two-family districts that serve as public open space, such as parks and drainage ways.
 
      (2)   Enhanced landscaping point system requirements. Enhanced landscaping is required along all public rights- of-way, see subsection (h)(4), and shall earn a minimum set of points that are awarded for providing and maintaining specific landscaping and design feature. The points are accumulated as follows:
ENHANCED LANDSCAPING SYSTEM
30 points required
20 points required for single family and duplex
10 of the required points shall come from the installation of street trees as described below:
ENHANCED LANDSCAPING SYSTEM
30 points required
20 points required for single family and duplex
10 of the required points shall come from the installation of street trees as described below:
 
 
Street Trees
Trees shall be planted within a planting strip or flush with the sidewalk surfaces using tree grates or suspended paver grates.
Tree grates shall be adjustable and shall be securely attached.
Tree grate openings shall not exceed 3/8 inch.
Required Spacing:
Small/Medium Canopy = 25-30 ft. on center
Large Canopy = 35-40 ft. on center
*Where necessary spacing exceptions may be made to accommodate mature trees, curb cuts, fire hydrants and other infrastructure elements.
If an improvement includes a tenant space of a building, the street trees shall be planted along the right of way(s) in front of and adjacent to the tenant space.
   
 
   10
Public Feature
Requirement
Points Awarded
 
Plaza
5% of net land area. Plaza shall be continuous with min. area not less than 1,000 sf.
If 5% of net land area is greater than 2,000 sf., multiple plazas are permitted.
 
   15
Arcade, Structural Awning, Galleries, Balconies or other approved pedestrian shelter
4 ft. min. depth for 50% of the facade facing a primary facade or 25 linear ft., whichever is greater.
 
   10
Playground
5% of net land area with min. area not less than 1,000 sf.
   15
Community Garden
1 pt. for every 250 sf. with minimum area not less than 1,250 sf.
   5- 15
 
Enhanced Streetscaping
Each 50 ft. segment of street frontage is required to have 2 streetscaping items. Items include, but are not limited to:
Benches
Trash Receptacles
Bike Racks
Planters
Materials used shall be appropriate for the adjacent street and approved by the Transportation and Public Works Department (TPW).
 
   10
 
Pedestrian-Scaled Lighting
*1 light post for every 60-70 ft. (based on size of street tree) of street frontage.
Style to be approved by the Transportation and Public Works Department (TPW) and consistent with other pedestrian lights on the same block.
 
   10
 
Programmed Recreation Area
3% of net land area. Uses include, but are not limited to:
Chess parks
Bocce ball courts
Exercise/yoga facilities
 
   10
 
Public Art Installation
Public art installation include but are not limited to sculpture, murals, and water features planned and executed with the specific intention of being sited or staged in the physical public domain, outside and accessible to all. Materials used shall be durable and resistant to graffiti and weather.
As approved by the Development Services Director or designee.
 
   10
Programmed Sitting Area/Public Outdoor Dining Area
Minimum 15 seats
 
   5
Proximity to Public Park
Within 500 ft. as measured from property line to property line.
   5
 
Sustainable Landscaping
Xeriscaping, on-site stormwater management, rain gardens, bio-swales, etc.
See Chapter 6, Table A for a recommended list of native plants for landscape use in North Central Texas
 
   5
Paved Walkway Enhancement
1 pt. for every additional foot of sidewalk width over the city standard (up to 15 ft. wide total).
   1- 11
Private Feature
Requirement
Poi nts Aw ard ed
Front Porch
50% of the facade facing a primary street.
   10
Window awnings, shallow door canopies, or other facade features that are not intended to provide pedestrian shelter (less than 4 ft. in depth)
25% of the facade facing a primary street or 15 linear ft., whichever is greater. Multiple features (ie: awnings) may add up to the required amount.
 
   5
Rooftop Terrace
Minimum 200 sf.
   5
*If no pedestrian lights or street trees exist on the project’s block face, measure from the end of the block to determine spacing. For trees, begin 40 feet from the curb intersection to accommodate public open space easement requirement. If trees or lights exist, measure from existing trees or lights.
 
         a.   Points shall be awarded only one for each feature category, per project. Items utilized for enhanced landscaping shall not double count toward the open space height bonus, see subsection (d)(11)(c).
         b.   Submittal of landscape plan. The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall be indicated on the landscape plan.
         c.   Section 6.301(h) “Landscape Area Required” does not apply to developments in the MU-1 district except:
            1.   All landscaped areas shall be located outside the perimeter of the footprint of a building or structure;
            2.    Protected by wheel stops, curbs or other physical barriers where adjacent to vehicle use areas; and
            3.   Be covered with grass, organic mulch, live ground cover, decorative paving, sidewalk furniture or other decorative elements.
            4.    Landscaped bioretention areas are encouraged for natural drainage channels to reduce runoff and increase infiltration.
            5.   When there is a front yard setback of at least five feet, front yard landscaping is required or areas outside the ground level patios, parkways, and pedestrian walkways. Front yard landscaping must adhere to the shrub and native plans as listed in Table A of § 6.301(h), as well as other applicable regulations described or referenced within the MU-1 regulations.
         d.   Irrigation. An irrigation system shall be installed to provide total water coverage to all plant materials installed pursuant to Section 6.301(1) Irrigation.
      (3)   Landscaping in parking and driveway areas.
Parking lot screening: Perspective
         a.   Parking lots and driveways that are located adjacent and parallel to a public street shall be screened from the public right-of-way with landscaping, berms, fences, or walls a minimum of three feet in height measured from parking lot grade to a maximum of four feet in height.
         b.   Landscape islands, linear landing strips, bio-swale, or rain gardens shall be required in parking lots with 12 or more spaces. All landscape islands and strips shall have at least one tree.
Required Spacing for Parking Lot Tree Planting
         c.   Every parking space is required to be not more than 60 feet from a large canopy tree, planted within a median, strip or island, measured from the trunk at planting.
         d.   Required size of landscape islands and linear landscaping strips containing trees:
            1.   Within parking lots with non-porous surfaces: 130 square feet; eight feet minimum width.
            2.   Planted in structural soil: 64 square feet; eight feet minimum width. The use of approved structural soil shall be limited to landscape islands and adjacent walkways and parking area necessary for proper tree growth. Structural soils shall not be used for fire lanes in parking lots.
            3.   Within parking lots with approved porous surfaces for parking areas excluding fire lanes: 16 square feet. Tree trunks should be protected by wheel stops or other physical barriers excluding curbs.
            4.   Linear landscaping strips are encouraged in lieu of landscaping islands where possible.
      (4)   Urban forestry.
         a.   Through either preservation or planting, provide 5% site canopy coverage and 40% canopy coverage over new, expanded, or reconstructed surface parking. The surface parking canopy coverage shall count towards the site canopy coverage requirement.
         b.   Submission of applicable urban forestry plans for review shall comply with Section 6.302(g), Urban Forestry Plan/Permits.
   (g)   Facade design standards.
      (1)   Required drawings. To illustrate compliance with the following standards, elevation drawings shall be submitted to the Planning and Development Department for those building facades that are oriented to:
Precedent Image: Mixed-Use Development Elevation Drawing
         a.   Public streets.
         b.   Private streets and walkways that are publicly accessible through a public use easement; or
         c.   Publicly accessible open space.
      (2)   Parking structure facade standards.
         a.   All pedestrian level parking structure facades that face a public space shall be designed to incorporate architectural elements and materials that complement the adjacent building or buildings in the area.
         b.   Landscaping (trees and shrubs) may be utilized for screening purposes but must screen all pedestrian level parking garage facades immediately upon installation. See § 6.301, Table A for a recommended list of native plants for landscape use in North Central Texas.
Precedent Images: Parking garage with architectural screening elements and complimentary building materials
Precedent Images: Landscaping as parking garage screening
         c.   Parking structure openings shall not exceed 50% of the total ground floor facade.
         d.   Green screens or living wall systems may be utilized for screening purposes but must utilize an approved plant material from the provided vine species list.
         e.   The property owner is responsible for maintaining all required landscaping in good health and condition and the removal of any litter that has accumulated in landscaped areas. Any dead, unhealthy, damaged or missing landscaping and screening must be replaced with landscaping and screening that conforms to the MU-1 ordinance within 90 days (or within 180 days where weather concerns would jeopardize the health of plant materials).
Precedent Image: Parking garage screening with green screens
APPROVED VINE SPECIES
APPROVED VINE SPECIES
EVERGREEN
Scientific Name
Common Name
Bignonia capreolata
Cross Vine
Lonicera sempervirens
Coral Honeysuckle
Parthenocissus “Hacienda Creeper”
Hacienda Creeper
Ficus pumila
Fig Vine
Gelsemium sempervirens
Carolina Jessamine
Hedera helix
English Ivy
DECIDUOUS
Scientific Name
Common Name
Wisteria frutescent
Texas Wisteria
Campsis radicans
Trumpet Vine
Parthenocissus triuspidata
Boston Ivy
PERENNIAL/LOW GROWING
Scientific Name
Common Name
Clematis pitcheri
Purple Clematis
Clematis texensis
Scarlet Clematis
Passifloraceae incarnate
Passion Vine
 
      (3)   Facade variation.
         a.   Each new building facade that is greater than 50 feet in width and is oriented to a publicly accessible street or open space shall incorporate each of the following scaling elements. For building facades less than 50 feet in width, a minimum of two elements are required:
            1.    Expression of building structural elements such as:
               (i)    Floors (banding, belt courses, etc. not less than one inch deep and four inches wide).
               (ii)    Columns (pilasters, piers, quoins, etc. not less than one inch deep and six inches wide).
               (iii)    Foundation (water tables, rustication).
            2.   At least two variation in wall plane not less than three feet in depth or projection and not less than two stories in height for multi-story buildings. Such elements could include patterns of door and window openings by utilizing sells, mullions, and other scale providing window elements and/or more pronounced architectural features such as porches, alcoves, and roof dormers.
            3.   Changes in material, material pattern, or noticeable change in color or shade. Each change of material shall involve a minimum one inch variation in wall plane or noticeable change in color.
         b.   New building facades oriented to a publicly accessible street or open space shall include differentiation between the first and second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural features.
         c.   If a project consists of more than one block face, each sequential block of new construction shall contain a different building facade to encourage architectural variety within large projects, using the required architectural elements listed in subsection (g)(3)a. above and/or other architectural features.
 
 
 
      (4)   Fenestration; intent. Providing fenestration encourages interaction between the pedestrian and the ground-story space. The intent of requiring clear  fenestration is to allow pedestrians to view activities inside the building or displays related to those activities.
         a.   New single use commercial and mixed-use building facades fronting publicly accessible street or open space shall meet the following requirements:
PROJECT TYPE
FENESTRATION REQUIREMENTS
PRIMARY STREET
SIDE STREET
PROJECT TYPE
FENESTRATION REQUIREMENTS
PRIMARY STREET
SIDE STREET
Mixed Use & Commercial
   Ground Story from 2-12' above grade
60%
40%
   Upper Stories
25%
25%
Residential
   Ground Story from 2-12' above grade
None
None
   Upper Stories
None
None
 
         b.   Clear glazing shall have a visible transmittance rating of 0.5 or greater to count towards the fenestration requirement.
         c.   The following alternatives may count towards a portion of the fenestration requirement and can be used in singular or in combination. Alternatives may count no more than 50% of the total fenestration requirement.
ALTERNATIVE
FENESTRATION ALTERNATIVES
PERCENT TOWARDS TOTAL REQUIREMENT
ALTERNATIVE
FENESTRATION ALTERNATIVES
PERCENT TOWARDS TOTAL REQUIREMENT
Windows at the ground story but outside the 2-12' zone
40%
Wall mounted or recessed display cases at least 4' high
40%
Walk-up automated teller machines, video rental or similar kiosk
40%
Green screen system, planter walls, or similar vegetation
40%
Translucent, fritted, patterned, or color glazing
40%
Energy efficient windows that do not meet the .5 transmittance requirement
40%
Outdoor dining/seating located between the building and street
60%
 
   Example:
   Facade between 2' and 12': 100 x 10 = 1,000 sf.
   Required Clear Fenestration: 1,000 x .60 = 600 sf.
(A)   Clear Fenestration Provided: 18(3) x 10 = 540 sf.
(B)   Alternatives provided (clear outside) 2-12'):
   18(3) x 3 = 162 x .40 = 65 sf.
   Total Fenestration: 540 + 65 = 605 sf.
Precedent Image: Fenestration at the pedestrian level creates an inviting, walkable environment.
      (5)   Building materials. Not less than 70% of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials:
         a.   Stone.
         b.   Brick.
         c.   Terra cotta.
         d.   Patterned pre- cast concrete.
         e.   Cement plaster stucco.
         f.   Cement board siding.
         g.   Cast stone or prefabricated brick panels.
   Example:
   Facade Total: 200 x 20 = 4,000 sf.
(A)   Door and Window Area: 500 sf.
   Required Masonry: 4,000 - 500 x .70 = 2,450 sf.
(B)   Approved Masonry Material: 2,450 sf.
(C)   Non-approved Masonry Material: 1,550 sf.
      (6)   Building entries.
         a.   In order to create a pedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalk, a principle building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement.
         b.   Primary entrances shall not be from a parking lot. Secondary entrances from parking lots are permitted. Interior buildings constructed as part of a campus development are exempt from these requirements (see subsection (d)(4)c, Campus Development).
         c.   Building entrances shall incorporate arcades, roofs, porches, alcoves, or awnings that protect pedestrians from the sun and rain.
         d.   Residential entries.
            1.   Apartments, condominiums and manor houses with street level units shall provide an individual street-oriented entry for each unit abutting the street frontage.
            2.   Apartments and condominiums shall provide primary entrances at intervals not to exceed 125 linear feet of street-oriented building frontage. Entrance spacing is measured from the edge of door to the edge of the next door.
            3.   Townhouses shall have individual street- oriented entries for each unit.
Precedent Images: Individual street level residential entry/stoops
            4.   Manor houses shall have a single primary entrance provided however, that a manor house with two units (duplex) may have one primary entrance for each unit. Each primary entrance must be provided under a shared porch or one of the entrances must be accessed from a side facade of the structure.
         e.   Commercial entries.
            1.   Each retail use with exterior ground level exposure along a street or public space shall have an individual public entry from the street or public space.
            2.    Entrances to corner buildings with ground floor retail uses shall be located at the corner of the primary street.
   (h)   Other development standards. Development in the MU-1 District shall be subject to the pertinent development standards in Chapter 6, and the following provisions:
      (1)   Signs. See Chapter 6, Article 4 for requirements and the following provisions.
         a.   In addition to signs allowed in Chapter 6, Article 4, one or more attached project identifier or wayfinding signs may be erected on each facade of the occupied space.
            1.    Signs may have a total area of 10% of the area of the facade to which the signs are attached, with a maximum aggregate area of 500 square feet per facade.
            2.   The facade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet.
               Note: Doors and windows shall be included in the calculation of the facade area.
            3.   For structures exceeding 15 feet in height, allowable sign square footage shall be calculated at .75 square feet per linear feet of building facade.
      (2)   Fences and gates.
         a.   Conventional gated complexes with perimeter security fencing along public streets are prohibited. Fences shall not be located in the area between building facades and the property line.
         b.   Exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades.
         c.   All fences and walls taller than four feet must be open style.
         d.   All fences and railings shall be architecturally compatible with the character of the building and be constructed of high quality materials including: wrought iron, composite fencing, treated wood, aluminum, or metal. Chain link, barbed wire, and concertina wire material is prohibited.
         e.   All walls shall be architecturally compatible with the character of the building and constructed of high quality materials including stone, decorative blocks, brick, cast stone, or stucco over standard concrete masonry blocks.
         f.   For a private residential patio or yard, or a commercial outdoor dining area, a fence, railing, or low wall may extend beyond the building facade if the following requirements are met:
            1.   Fences, railings, and walls shall not exceed four feet (48") in total height as measured from the ground to the top of the fence railing and/or the wall however;
            2.   For elevated residential stoops the total fence, railing and/or wall height shall not exceed five feet (60") total.
Precedent Images: Residential patio/stoop
Precedent Images: Outdoor dining fenced patios
      (3)   Screening.
         a.   Service areas.
            1.   Trash and recycling collection, and other similar service areas, must be located to the side or rear of buildings and behind the primary structures on street frontages.
            2.   All refuse and recycling collection containers shall be located on a concrete pad and shall be screened on three sides by a fence or wall.
            3.   The design, colors, and materials of screening elements shall be architecturally compatible with the character of the building.
         b.   Wall-mounted equipment.
            1.   Wall- mounted equipment located on any surface that is visible from a public street (not including any alley) must be fully screened by landscaping or an opaque wall or fence that is compatible with the principle building in terms of texture, quality, material and color.
         c.   Roof-mounted equipment.
            1.    Architectural screening elements of sufficient height shall conceal roof top mechanical equipment from ground level view from abutting property or abutting public street (not including an alley).
         d.   Ground- mounted equipment.
            1.    Ground mounted mechanical equipment that is visible from a public street (not including an alley) must be fully screened by landscaping or an opaque wall or fence that is compatible with the principal building in terms of texture, quality, material and color.
      (4)   Privately owned streets and drives with public access easements. Private streets and drives with public access easements shall be considered public streets or right-of-way for the purpose of review for compliance with setbacks, parking, screening, enhanced landscaping, facade variations, fenestration, and other MU-1 design requirements normally based on streets.
      (5)   Drive-in business.
         a.   Drive-in businesses may be permitted in accordance with the use tables in Chapter 4, Articles 6 and 8, provided that no such use shall be permitted to sell alcoholic beverages for consumption on the premises. In the "MU-1" and "MU-2" districts the following requirements shall apply:
            1.    Drive-through windows and stacking lanes shall not be located along facades of buildings that face a street, and where possible shall be located to the rear of buildings;
            2.   Driveways shall not be located within the front yard setback between the building front and the street;
            3.   The design and location of the facility shall not impede vehicular traffic flow and shall not impede pedestrian movement and safety. To minimize conflicts with vehicular and pedestrian circulation, shared driveways and/or driveways located off of non-arterial streets shall be used, where possible;
            4.    Architectural elements, landscaping and/or other screening elements shall be provided to minimize the visual impacts of the drive-through facility; and
            5.   The design and location of the facility hall be consistent with any design standards or guidelines that may be applicable to the pertinent district.
         b.   A site plan demonstrating compliance with these drive-in restaurant or business development standards shall be submitted to the development services director or designee for review and approval.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012; Ord. 21782-07-2015, § 1, passed 7-16-2015, eff. 7-26-2015; Ord. 22810-08-2017, § 1 (Exh. A), passed 8-1-2017, eff. 9-7-2017; Ord. 23648-05-2019, §§ 1-3, 5-11, passed 5-7- 2019; Ord. 24030-02-2020, § 22, passed 2-4-2020)