A. Applicability. This section applies to all properties within the B-4 District redeveloped and incorporated into an approved mixed-use (multiple use) development.
B. Qualifying Conditions. A mixed-use development established within the B-4 District shall satisfy the following minimum requirements:
1. The development site shall be no less than four (4) acres which may include a combination of existing contiguous lots or parcels; provided, the entire site is under single control and developed as an integral project.
2. The mixed-use development shall contain both residential and non-residential uses.
3. At least 20% but not more than 35% of the site area shall be devoted to non-residential uses.
4. The mixed-use development shall result in a project that meets the review criteria of Section 1126.07.B.
C. Streets and Blocks. An interconnected street network with limited block size promotes walkability. It also enables the B-4 District to complement the nearby residential neighborhoods through a fine-grained development approach, sensitive to the context.
1. Connectivity of the internal street grid is required. Wherever possible, streets shall also connect to existing and planned City streets outside of the district.
2. No block face shall have a length greater than 300 feet without an alley, common drive or pedestrian pathway providing through-access to another street, alley or service drive.
3. Mixed-use developments shall be designed as an integrated part of the surrounding community and not as an isolated development.
D. Building Design. Mixed-use developments require special attention to building design because of the relationship of multiple land uses in close proximity.
1. All primary non-residential buildings shall be street oriented, with a functioning primary entrance, and a percentage of the building façade, as required in Table 1139.11-2, placed at the required build-to line or within the required build-to zone.
2. The mixed-use development shall be designed 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.
3. 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.
a. Blank walls shall be avoided by including ground floor windows, recesses, extensions and breaks in roof elevation.
b. 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.
c. Design shall ensure privacy in residential areas 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.
E. Height. Minimum building and floor heights are established to create a consistent character of scale and massing within the district.
F. Siting.
1. Principal building façades shall be located at the required build-to line, if fronting on Lorain Road, or within the required build-to zone for all other streets. The build-to zone is the prescribed area within which the front building façade must be placed. Interior side and rear setbacks for residential uses shall be established as part of the mixed-use development plan review process.
2. The façade shall be built within the build-to zone within 20 feet of a block corner, unless otherwise specified.
Figure 1139.11-1, Build-To Zones and Lines
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3. Developments shall provide a private open space area of at least 15% of the total site area for customers, residents and tenants of buildings. Private open areas may include plazas, courtyards, rooftop gardens and balconies, in addition to landscaped open spaces. If used to achieve private open area requirements, balconies shall have minimum dimensions of eight (8) feet wide and five (5) feet deep.
4. No structure or building element shall encroach into or otherwise impede the clear sidewalk area or right-of-way. For appropriate commerce and retail uses, temporary displays or cafe seating may be placed between the right-of-way or sidewalk and the front façade.
5. Vehicle parking shall be located behind the building setback line, except where parking is provided below grade or on street.
Building Siting | Requirement |
Build-To Line for all lots fronting on Lorain Road | 20 feet |
Build-To Zone for all lots fronting on other streets | 10 feet to 20 feet |
Minimum Façade at front setback - Primary Frontage | 65% |
Minimum Façade at front setback - Secondary Frontage | 25% |
Minimum Side Setback | 5 feet |
Minimum Rear Setback | 20 feet |
G. Non-Residential Elements.
1. Fenestration for non-residential buildings is regulated as a percentage of the façade between floor levels. Fenestration is measured as glass area (including mullions, muntins and similar window frame elements with a dimension less than one (1) inch) and/or open area.
2. At least one (1) functioning entry door shall be provided along each ground story façade facing a street or parking area. The maximum distance between functioning façade entrances prescribed in Table 1139.11-3 shall not be exceeded.
3. In no case shall a garage door be located at or face the street line.
4. No privacy fences may be constructed forward of the primary building façade.
H. Retail Use. Second story retail is limited to extensions of first floor uses.
I. Residential Use.
1. Maximum residential density is 12 units per acre.
2. Housing diversity shall be required. To the extent feasible, at least two (2) different residential types (attached, multiple family, live/work, or two family) with a range of sizes shall be incorporated into the development.
3. 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 Master Plan and this Zoning Code.
J. Walkability and Development Concentration
1. Uses are concentrated to promote convenient pedestrian access, and pedestrian circulation is clearly defined and connects all uses.
2. Bicycle and pedestrian access are provided internally and to adjacent developments.
3. Sidewalks are provided on each side of rights-of-way or private streets throughout the development.
4. 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 and 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.
5. 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.
(Ord. 2017-32. Passed 5-2-17.)