Applications for mixed-use development shall only be approved upon a finding of compliance with the following criteria:
(b) Development Plan Standards. The standards of Section 1145.06 for development plans shall be satisfied.
(c) Consistency with Comprehensive Plan. All mixed-use development shall be designed, constructed and maintained in conformance with the applicable guidelines and standards established by the City of Lorain Comprehensive Plan.
(d) Integration with Transportation System. Mixed-use developments shall be designed to integrate into the adjacent transportation system relative to the following criteria. A traffic impact assessment, as provided in Section 1149.06(e), may be required to determine conformance with these criteria.
(1) Pedestrian connections to ensure accessibility to current or future transit service, if applicable;
(2) Connectivity to existing and future roadways, sidewalks and pathways;
(3) Complete streets roadway design that accommodates multiple transportation modes;
(4) Strategic locations of parking lots and structures;
(5) Compatibility with the regional transportation system of arterials and collectors; and
(6) Access management to provide internal connections between uses and prohibit individual driveway access to perimeter roads.
(e) Impact on Infrastructure. The development is staged in a manner that allows for and facilitates the timely provision of public utilities, facilities and services.
(f) Compatibility of Uses and Structures. The mixed-use development is planned so land uses and densities create an appropriate transition to existing or planned uses and densities on adjoining properties.
(g) General Site Design: The following characteristics shall be incorporated into the mixed-use development:
(1) Pedestrian accessibility/concentration of development (critical mass) in a compact, walkable area.
A. Uses are concentrated to promote convenient pedestrian access. Large projects concentrate uses in multiple nodes, each preferably within a quarter-mile diameter.
B. Pedestrian circulation is clearly defined and connects all uses.
C. Bicycle and pedestrian access are provided internally and to adjacent developments.
D. Sidewalks are provided on each side of rights-of-way or private streets throughout the development and on the arterial streets abutting the development.
E. Strip commercial development characterized by single story uncoordinated, unconnected buildings with large street frontage parking lots is specifically prohibited. Strip malls with uncoordinated, unconnected out parcels are prohibited. All structures shall be fully integrated into the mixed-use project through common design themes (including, but not limited to, lighting, benches, landscaping, other decorative features but not necessarily building design), integration with a variety of uses, nonlinear arrangement, common spaces, pedestrian walkways, vehicular access connections and other features.
(2) Plazas, courtyards and other common areas are provided for public gathering and interaction. Amenities, such as benches, planters, lighting, fountains, art and landscaping that further the design theme of the project and encourage interaction shall be provided.
(3) Mixed-use projects require special attention to building design because of the relationship of land uses in close proximity. Functional integration of residential and commercial uses shall be considered during design of mixed-use projects. The following standards are intended to guide development of mixed-use projects:
A. The mixed-use development shall be designed and developed to provide an appropriate interrelationship between the various uses and structures within the development through the use of complementary materials, unified streetscape treatment, buffering, connectivity for vehicular and pedestrian movement, building orientation, parking location and height transition.
B. Residential and commercial uses may be located within the same or adjoining structures, provided applicable building, health and safety regulations are followed.
C. Structures shall provide architectural relief and interest, with emphasis at building entrances and along sidewalks, to promote and enhance a comfortable pedestrian scale and orientation. Structures shall have consistent scale and massing to create a unified project. Compatibility with the immediate context is required. However, gradual transitions in scale and massing are permitted.
i. Blank walls shall be avoided by including ground floor windows, recesses, extensions and breaks in roof elevation.
ii. Design shall provide differentiation between ground level spaces and upper stories. For example, bays or balconies for upper levels, and awnings, canopies or other similar treatments for lower levels can provide differentiation. Variation in building materials, trim, paint, ornamentation, windows, or other features such as public art, may also be used.
iii. Design shall ensure privacy in residential sectors through effective window placement, soundproofing, landscape screening or orientation of outdoor living areas (e.g., balconies, porches and patios). Opposite facing windows at close distances should be offset vertically or horizontally, or employ appropriate materials (e.g., glazed or tinted) to protect privacy.
(4) Housing diversity shall be required. At least two (2) different residential types, as listed in the Schedule of Uses, with a range of sizes shall be incorporated into the development.
(5) Permitted flexibility in lot sizes, setbacks, street widths and landscaping shall result in a more livable development, preservation of natural features and creation of open space consistent with the policies of the comprehensive plan and this Ordinance.
(Ord. 4-21. Passed 1-4-21.)