(a) Intent. The intent of this zone is to encourage the development of high-density residential and mixed-use centers that are designed to complement existing and future public transit. The provisions of this zone should produce compact, walkable, and sustainable developments. Such development should be located adjacent to areas where enhanced transit facilities are identified or feasible to promote the use of efficient transit. This zone should be established in accordance with the goals, objectives, policies, and development criteria of the Comprehensive Plan.
(b) Required Uses.
1. Multi-family dwelling units.
a. Minimum density. Project shall include a minimum of thirty (30) dwelling units per acre of gross site area.
(c) Principal Uses. (Other uses substantially similar to those listed herein shall also be deemed permitted).
1. Multi-family dwelling units.
2. The principal uses per the Neighborhood Business (B-1) Zone (except as prohibited herein).
3. Eating and drinking establishments, and nightclubs, with entertainment, and/or sale of alcoholic beverages.
4. Hotels.
5. Indoor amusements, such as billiard or pool halls; skating rinks; miniature golf or putting courses; theaters or bowling alleys.
6. Kindergartens, nursery schools and childcare centers.
7. Indoor recreational facilities.
8. Passenger transportation terminals, or transfer stations.
9. Stadium, convention center, and exposition facilities.
10. Parking structures.
11. Hospitals.
(d) Accessory Uses. (Uses and structures which are customarily accessory, clearly incidental and subordinate to permitted uses).
1. Wholesale, warehouse, and storage facilities.
2. Parking structures.
3. Swimming pools.
4. Satellite dish antennas, as further regulated by Section 15-8.
5. Electric vehicle (EV) charging facilities located within a structured parking facility.
6. Home-based businesses.
7. Hosted Short Term Rentals for 10 or fewer occupants, as regulated in Article 3-13 of the Zoning Ordinance.
(e) Conditional Uses. (Permitted only with Board of Adjustment approval.) Required conditions for any conditional use permitted herein shall be as follows:
1. Micro-brewery, micro-distillery, or winery.
2. Un-hosted Short Term Rentals, and Hosted Short Term Rentals for greater than 10 occupants as regulated in Article 3-13 of the Zoning Ordinance.
(f) Prohibited Uses. (All uses other than those listed as principal, accessory, or conditional uses or substantially similar to principal, accessory, or conditional uses shall be prohibited. The uses below are provided for illustration purposes and for the purpose of limiting permitted uses, and are not intended to be a total listing of all the uses that are prohibited.)
1. Surface parking lots (except as permitted herein).
2. Outdoor storage and sales.
3. Establishments and lots for the display, rental, sale, service, and minor repair of farm equipment, contractor equipment, automobiles, motorcycles, trucks, boats, travel trailers, mobile homes, or supplies for such items.
4. Automobile service stations.
5. Car washing establishments.
6. Garden centers.
7. Kennels.
8. Drive-through facilities or drive-up windows.
9. Drive-in restaurants.
10. Automobile and vehicle refueling stations.
(g) Provisions for multi-phase developments and timing.
1. Phased developments. When constructed in phases, final development plans may be approved for a structure or structures that would increase the total nonresidential floor area on the project to over 50% of the total nonresidential floor area on the project approved in the preliminary development plan, when either:
a. Construction has commenced on at least fifty percent (50%) of the total number of residential dwelling units on the site approved in the preliminary development plan; or
b. The structure or structures include both nonresidential and residential uses and its construction would bring the number of residential dwelling units on the site to at least fifty percent (50%) of the total number of residential dwelling units on the site approved in the preliminary development plan.
(h) Minimum Project size: One and a half (1.5) acres.
(i) Minimum Lot Size: No minimum.
(j) Floor area ratio (FAR).
1. Minimum FAR: 2.0.
2. Maximum FAR: 3.5.
3. Floor area ratio calculations exclude structured or underground parking.
4. Phased projects shall be constructed so that the overall project maintains the minimum FAR requirement.
5. Provisions for the addition of FAR. In cases where the following is provided additional FAR may be granted to the project:
a. Sustainable design - Max additional FAR 1.0.
i. LEED Silver Certification: 0.5 additional FAR per designated building.
ii. LEED Gold or Platinum Certification: 1.0 additional FAR per designated building.
b. Retail and service - Max additional FAR 0.5.
i. Two (2) square feet of additional floor area is allowed per square foot of retail and service use floor area.
c. Below grade parking structure - Max additional FAR 1.0.
i. Two (2) square feet of additional floor area is allowed per gross square foot of below-grade parking floor area.
d. Affordable housing - Max additional FAR 1.0.
i. Three square feet of additional floor area is allowed per one square foot of affordable housing unit floor area.
ii. Units receiving the bonus will remain affordable for fifteen (15) years.
iii. Documentation of affordability shall be in conformance with Section 3-6.
(j) Minimum Lot Frontage. No limitation.
(k) Minimum Front Yard. No limitation.
(I) Minimum Each Side Yard. No limitation.
(m) Minimum Rear Yard. No limitation.
(n) Minimum Open Space. As per the Commercial Center (B-6P) zone.
(o) Maximum Lot Coverage. No limitation.
(p) Maximum Height of Building. No limitation.
(q) Off-Street Parking. (See Articles 16 and 18 for additional parking regulations).
No minimum requirements.
Conditional Uses: The Board of Adjustment may establish additional requirements, as needed.
(r) Site Design Standards:
1. Building Entrances - a minimum of one public entrance to buildings with ground-level retail and service uses must be located within twenty (20) feet of a public street, internal private street, or major pedestrian facility.
2. Parking location - shall be within structures, or in individual on-street spaces parallel with and adjacent to low-volume streets, private streets, and access easements. Surface parking lots are prohibited with the exception of short-term surface parking lots that may include no more than one parking space per twenty thousand (20,000) square feet of floor area in the associated building.