A Mixed Use Development shall be designed and depicted within a General Development Concept. The proposed Mixed Use Development shall be designed in accordance with accepted planning principles, including the planning and development principles included in this Chapter and the City's Master Plan and in compliance with the purposes and objectives of the Mixed Use regulations as set forth in this Section. In the event that the specific regulations for each district differ from those stated within this section, the regulations pertaining to the proposed district shall govern.
(a) General Development Concept Criteria. A General Development Concept shall be designed and depicted in accordance with the following:
(1) Public Street Access. The project area within any General Development Concept shall front on an existing or planned public or private street or way. In the event that the frontage of a developable lot is separated from the public or private street by a pre-existing parking surface that contains access to a public or private street, that lot is considered to have frontage along the public or private street. The adjacent edge of the existing parking surface shall be used for setback calculation. The access point(s) onto such existing street shall minimize adverse impacts on surrounding properties. The function of adjacent thoroughfares shall be maintained by limiting access points to the minimum needed and relating them to existing access points.
(2) Landscaping, Screening, and Buffering. Each Mixed Use District is subject to specific landscaping, screening, and buffering regulations to fulfill the intent of the district. Landscaping shall be coordinated in design and type of materials, mounding and fencing used. Landscaping may vary in density, spacing and other treatments to reflect variations of topography, existing landscape, or land uses. Appropriate buffer zones with adequate landscaping shall be provided between the proposed Mixed Use Development and adjacent areas in accordance with Chapter 1131 Landscape Requirements.
(3) Land Use and the Arrangement of Building Setbacks.
A. Buildings and uses within the Mixed Use Development shall be located to reduce any adverse impacts and to enhance the character of areas adjacent to the development.
B. Whenever a Mixed Use District includes areas of a higher density or intensity than permitted in adjacent areas, the location and arrangement of use areas shall include appropriate buffers, open spaces, setbacks, or other transitional areas to ensure compatibility with the lower intensity areas. In determining the appropriateness of proposed transitional areas, the Planning Commission shall consider the relationship between adjacent land uses, existing topography, existing natural features and vegetation, building size, and type of adjacent land uses. To provide appropriate transitional areas, creative site design, building design, incorporation of landscaping, and building arrangement is strongly encouraged. Design alternatives include but are not limited to the following:
(i.) Non-residential building facades facing residential development shall have the appearance of a front façade including an architectural appearance compatible with residential areas. Such building designs and arrangements shall not appear to "back-up" to residential areas;
(ii.) Non-residential buildings with service and loading areas entirely integrated into the building architecture and appropriately screened from view;
(iii.) Buildings and lots shall have high quality and attractive landscape features that provide adequate screening or buffering and are well integrated into development design; and,
(iv.) Buildings and lots shall incorporate existing topographic or natural features.
(4) Off-street Parking. The layout of parking areas, service areas, and related entrances, exits, signs, lighting, noise sources or other potentially adverse influences shall be designed and located to prevent and avoid adverse impacts to the Mixed Use Development as well as those areas adjacent to the Development.
(5) Internal Public and Private Streets. Public and private internal streets shall be designed in accordance with the standards as set by Chapter 1119 Design Specifications, and Chapter 1133 Off-street parking regulations. Internal streets shall be designed and located to avoid conflict with pedestrian and bicycle traffic.
(6) Signs. At the time of development plan review, the applicant shall submit a sign plan in conformance with the following:
A. Each Mixed Use District is subject to specific signage regulations to fulfill the practical and aesthetic intent of each district.
B. All signs and graphics within the Mixed Use Development shall be compatible in size, location, height, material, shape, color, and illumination.
C. A sign plan for the entire project proposed under the General Development Concept shall set forth the design parameters for the entire project to ensure a consistent and comprehensive character throughout the project. The sign plan shall include the design, layout, and dimensions of all ground, window and wall signs as well as distances from rights-of-way and the type and intensity of illumination.
D. The overall design and placement of buildings should take into account the general placement of signs so that all permanent signs and their associated lighting fixtures complement the appearance and architecture of the buildings.
E. Signs should contribute to an overall cohesive design, reflect simplicity, and avoid visual clutter.
F. Ground signs should be designed to relate to and share common design elements, including the scale, materials, and colors, with the building(s) they are in close proximity to.
(7) Pedestrian and Bicycle Circulation Systems. A pedestrian and bicycle circulation plan shall be included and designed to provide convenient and safe pedestrian and cyclist access throughout the Mixed Use Development, and to connect to neighboring developments and community facilities, if applicable. The circulation system may include sidewalks, trails, bike lanes and other walkways not located along streets.
(8) Buildings, structures, and parking areas should be designed and located within the Mixed Use Development in ways that conserve unique natural, historic, or cultural features, and reflect the character desired by the City's Master Plan.
(9) The physical relationship of buildings and other site improvements to one another and to the surrounding public streets, as created by building size, mass, height, shape, and setback, shall result in a harmonious development within the Mixed Use Development.
(10) The bulk of buildings within the proposed development shall be compatible with the surrounding development and sufficiently buffered from the surrounding development, when integration with surrounding development is not desired, to mitigate any undue adverse impact(s).
(11) The setback of all buildings from the perimeter of the Mixed Use Development shall be specified on the General Development Concept.
(12) Maximum Building Height. The maximum building height in each district shall comply with the regulation set forth in the district's section except that the building height shall not exceed the maximum height permitted in the abutting zoning district, by more than ten (10) feet, when the building is within thirty (30) feet of an abutting R-1, R-1A, R-2, or an R-3 zoning district boundary.
(13) Project Phasing. If the Mixed Use Development is to be implemented in phases, each phase shall have adequate provision for access, parking, storm water management, utilities, and other public improvements to serve the development in accordance with the applicable criteria set forth in this Chapter and this Zoning Code. Each phase shall be provided with temporary and/or permanent transitional features, buffers, or protective areas in order to prevent any adverse impact on completed phases, future phases, and adjoining property.
(14) Bond or Escrow Agreement. The City reserves its right, as a prerequisite to the issuance of a permit under this chapter to require the applicant to provide a surety or indemnity bond or escrow agreement to insure the construction of the project within the period specified by the approved development agreement between the developer and the City. The bond or escrow shall be enforceable by or payable to the City in a form and with surety and conditions approved by the Director of Law. In the event of default under such bond or escrow, the City may use the sum defaulted to construct such site improvements to the extent of the funds available.
(15) Other Applicable Zoning Regulations. Unless regulated or modified within this Chapter a Mixed Use Development shall comply with the following applicable regulations:
(Ord. 2015-7. Passed 8-25-15.)