In addition to the design standards contained in Article 5 of the Regulations, the following standards shall apply to new mixed-use development projects.
   (A)   Site design. In order to create the desired village-style development pattern in mixed-use development projects, village-like groupings of small-scale buildings, rather than a large individual structure or box-like buildings set back on a large expanse of paved parking is required. New buildings shall not be large, bulky masses, but shall be scaled down into groupings of smaller attached or detached structures. To facilitate this style of development, more then one principal structure per lot shall be permitted.
   (B)   Parking. Generally, parking shall be regulated by the provisions of Article 13 Off Street Parking and Loading, and Article 5 of the Subdivision and Land Development Regulations. To facilitate the desired village-style development, shared parking and on-street parking may be permitted.
      (1)   Shared parking arrangements may be permitted by the Planning Board for different uses which have different hours, days, and/or seasons of peak parking demand.
         (a)   Non-competing uses. Applicants may propose a reduction in parking requirements based on an analysis of peak demands for noncompeting uses. Up to 75% of the requirements for the predominant use may be waived by the Planning Board if the applicant can demonstrate that the peak demands for two uses are offset.
         (b)   The Board may require written easements or other assurances as may be required to enforce shared parking arrangements.
         (c)   In the event of a proposed change in use of one or more of the uses subject to the shared parking arrangement, the property owner must first submit documentation demonstrating that the subject uses would continue to be non-competing, or provisions must be made to ensure that adequate parking is provided for all uses, subject to the approval of the Planning Board prior to any change in use.
      (2)   On-street parking may be permitted by the Planning Board for any internal roads within the development. In permitting on-street parking, the Board may require roadway construction standards, including pavement width, which may be reasonably necessary to accommodate on-street parking. If permitted, the number of on-street spaces may be added to the number of off-street spaces for the purpose of calculating minimum parking requirements. The Board may impose conditions required in order to guarantee that on-street parking spaces remain available for parking in the future.
   (C)   Circulation.
      (1)   The design of proposed access, street layouts, and impacts on adjacent public roads, traffic control, existing traffic conditions, and projected traffic generation shall be reviewed by the Planning Board. Common driveways and shared access that serves more than one property are encouraged. Roads within a mixed-use development project shall be constructed to the standards for roads established by the Town of Middletown Rules and Regulations Regarding the Subdivision and Development of Land. An application may be denied by the Board if the proposal is demonstrated to create a hazardous condition when the traffic to be generated together with existing traffic conditions will adversely impact the safety of the general public.
      (2)   Access. To the extent possible, all new uses as part of a master plan shall be provided with vehicular access to an internal network of streets which shall intersect with arterial roads at locations approved by the Planning Board. Subject to the approval of the Board, new uses may also have vehicular access from an existing local road. The number of curb cuts to access the master plan area shall be minimized.
      (3)   Pedestrian circulation. As part of its review the Planning Board shall ensure that adequate, safe and attractive pedestrian and/or bicycle circulation is provided. A sidewalk network shall be provided throughout the development that interconnects all dwelling units, non-residential uses, and common open spaces, and with major activity centers within and adjacent to the development. The Board may require construction of on-site or off-site sidewalks, footpaths, or bicycle paths. Access to off-site areas is required, particularly to permit pedestrian and/or bicycle access to the existing retail areas on arterial roads.
      (4)   Street layout.
         (a)   To the extent practical, subject to site conditions, street layout shall be designed in a traditional street grid pattern.
         (b)   Intersections shall be at right angles whenever possible, but in no case less than 75 degrees.
         (c)   Street orientation. The orientation of streets should enhance the visual impact of common open spaces and prominent buildings, create lots that facilitate passive solar design, and minimize  street gradients. Streets shall terminate at other streets or at public land where possible, except local streets may terminate in stub streets when such streets act as connections to future phases of the development.
         (d)   Roundabouts are allowed as applicable.
   (D)   Signs. Signage shall be governed by Article 12 of this chapter, with the following additional requirements.
      (1)   Signage plan. The Planning Board shall require the submission of a comprehensive signage plan for all uses, individual buildings, or complex of buildings and uses as part of its review. The signage plan shall include conceptual drawings and supporting information describing the proposed signage for all major buildings and uses, including entrance signs, directional signs, and the like. The Board may approve, approve with conditions, or deny such plan as required to achieve consistency with the purposes of this subchapter and the Commercial Design Regulations.
      (2)   Setbacks. Signs for any individual buildings and/or uses shall not be located within any required setback, except for permanent signs at major entrances to the development. The Planning Board shall limit the number of such major entrance signs to roads or driveways which provide access to major complexes of uses and buildings, and not to individual uses or buildings. No such major entrance sign shall be permitted for individual uses or buildings.
   (E)   Additional requirements.
      (1)   No new principal building shall be located within 100 feet of an existing residential building on abutting property or 50 feet of a residentially zoned lot.
      (2)   The area within the required setbacks shall be devoted to a landscaped or natural buffer zone.
      (3)   The maximum height of any building shall be 35 feet.
      (4)   The minimum building front yard setback from public or private roads within and part of the internal roadway system for the development plan area shall be five feet, except that where a minimum five foot planting strip between the sidewalk and roadway are provided, the building setback may be zero feet. The maximum building setback shall be 50 feet. In the case of a private roadway or driveway internal to the development, front setback shall be measured from the edge of the sidewalk.
      (5)   The minimum side or rear yard setback within the development plan area shall be ten feet, provided, however, that irrespective of lot lines, the minimum separation of buildings shall be 20 feet.
      (6)   The maximum footprint per building shall be as set forth in § 605 of this chapter.
(Ord. 2018-16, passed 9-4-18)