A. Design Issues. For the purpose of this section multiple or mixed use projects are defined as developments that combine both commercial/office and residential uses or structures on a single lot, or as components of a single development. The uses may be combined either vertically within the same structure, or spread horizon-tally on the site in different areas and structures.
The primary design issue related to mixed use projects is the need to successfully balance the requirements of residential uses. (e.g., the need for privacy and security) with the needs of commercial uses for access, visibility, parking, loading, and possibly extended hours of operation.
B. Site Planning.
1. Mixed use projects that provide commercial space on the ground floor with residential units above are encouraged over projects that provide commercial structures on the front portion of the lot with residential uses placed at the rear of the lot. This latter configuration does not meet the intent of a true mixed use project which incorporates vertical integration of uses.
However, a horizontal separation (commercial to the front, residential to the rear) of uses may be appropriate depending on the size of the site and available access.
2. Separate site access drive and parking facilities shall be provided for residential uses and commercial uses in compliance with Chapter 16.34 (Off-street Parking and Loading).
3. If enclosed parking is provided for the entire complex, separate levels shall be provided for residential and commercial uses with separate building entrances.
4. Site access drives shall incorporate distinctive architectural elements and landscape features which help to differentiate access to commercial parking areas from residential areas. Security gates shall be considered for access to residential uses and residential parking areas, as well as to securing commercial parking areas when businesses are closed.
5. When a mixed use project is designed as separate structures on a lot with the commercial uses along the street and residential uses at the rear, a decorative masonry wall with security gates shall separate the uses.
6. Loading areas and refuse storage facilities shall be located as far as possible from residential units and shall be completely screened from view from adjacent residential portions of the project. The location and design of trash enclosures shall account for potential nuisances from odors.
7. Parking lot lighting and security lighting for the commercial uses shall be appropriately shielded so as not to spill over into the residential area. Residential units shall also be shielded from illuminated commercial signing.
8. Open space intended for use by `"residents only"" may not be accessible from commercial areas. Open space and courtyards in commercial areas may be accessible to residential occupants and visitors.
9. When residential and commercial uses are provided in the same structure, separate entrances shall be provided for each use.
C. Building Design.
1. The architectural style and use of materials shall be consistent throughout the entire project. Differences in materials and/or architectural details should only occur on a structure where the intent is to differentiate between the residential scale and character of the structure and the commercial scale and character.
2. The design of storefronts shall be consistent with the design guidelines for commercial development. The residential portion of a mixed use structure shall be consistent with the design guidelines for multi-family residential development.
3. Projects three stories or less in height shall incorporate full roofs on at least fifty (50) percent of the roof area.
4. Structures with heights greater than three stories shall set back upper portions of the structure a minimum of ten feet for each additioual two stories.
5 . All roof mounted equipment shall be screened in compliance with Section 16.18.120 (Screening and Buffering). Special consideration should be given to the location and screening of noise generating equipment (e.g., refrigeration units, air conditioning, and exhaust fans). Noise reducing screens and insulation may be required where equipment has the potential to impact residential uses.
(Ord. 182 § 2 (part), 1997)