(a) Basic Standards. A Mixed Use Development shall be designed and depicted on a General Development Concept and subsequent development plans in accordance with the following:
(1) Ownership of the Project Area. The project area shall be in one ownership, or if in several ownerships, the application shall be filed jointly and signed by all owners of the properties included in the proposed Mixed Use Development boundaries. If the applicant owns more than the required minimum project area in a Mixed Use Overlay District, all property under the applicant's control shall be included in the General Development Concept required in Section 1169.07.
(2) Public Street Access. The project area shall front on an existing public street. The access point(s) onto such existing street shall minimize adverse impacts on surrounding properties.
(3) Buffer Yards. Visual screening and landscape buffers shall be provided in accordance with the provisions set forth in Chapter 1185, Landscaping and Screening Regulations.
(4) Outside Storage of Materials. There shall be no exterior storage of goods and materials in the Mixed Use Overlay District.
(5) Maximum Building Height. The maximum building height shall be fifty (50) feet, except that the building height shall not exceed the maximum height permitted in the abutting zoning district, by more than ten (10) feet, when the building is within 100 feet of an abutting R-1, R-2, or an R-3 zoning district boundary.
(6) Outdoor Display. The outdoor display of merchandise for sale shall comply with the regulations in Section 1167.19
(a).
(7) Project Phasing. If the Mixed Use Development is to be implemented in phases, each phase shall have adequate provision for access, parking, storm water management, utilities, and other public improvements to serve the development in accordance with the applicable criteria set forth in this Chapter and this Development Code. Each phase shall be provided with temporary and/or permanent transitional features, buffers, or protective areas in order to prevent any adverse impact on completed phases, future phases, and adjoining property.
(b) General Development Concept Criteria. A General Development Concept shall be designed and depicted in accordance with the following:
(1) Plan Design. The proposed Mixed Use Development shall be designed in accordance with accepted planning principles, including the planning and development principles included in this Chapter and the City's Master Plan, to ensure that the use of land, buildings and other structures; the building location, bulk, layout, arrangement, design, and height; the percentages of lot areas that may be occupied; the setback of buildings; the sizes of setbacks and other spaces; and the density of population are in compliance with the purposes and objectives of the MX regulations as set forth in Section 1169.01
, Intent.
(2) Land Use and the Arrangement of Buildings and Setbacks.
A. Buildings and uses within the Mixed Use Development shall be located to reduce any adverse influences and to enhance the character of areas adjacent to the development;
B. Whenever a Mixed Use Overlay District includes areas of a higher intensity than permitted in adjacent areas, the location and arrangement of use areas shall include appropriate buffers, open spaces, setbacks, or other transitional areas to ensure compatibility with the lower intensity areas. In determining the appropriateness of proposed transitional areas, the Planning Commission and the City Council shall consider the visibility between adjacent land uses, existing topography, existing natural features and vegetation, building size, and type of adjacent land uses. To provide appropriate transitional areas, creative site design, building design, and building arrangement is strongly encouraged. Design alternatives include but are not limited to the following:
• Non-residential building designs where the facades facing residential development have the appearance of a front façade and have an architectural appearance compatible with residential areas. Such building designs and arrangements do not appear to "back-up" to residential areas;
• Non-residential buildings with service and loading areas entirely integrated into the building architecture;
• High quality and attractive landscape features that provide adequate screening or buffering and are well integrated into development design; and,
• Incorporation of existing topographic or natural features.
C. Buildings, structures, and parking areas should be designed and located within the Mixed Use Development in ways that conserve unique natural, historic, or cultural features, and reflect the character desired by the City's Master Plan.
D. The physical relationship of buildings and other site improvements to one another and to the surrounding public streets, as created by building size, mass, height, shape, and setback, shall result in a harmonious development within the Mixed Use Development and adjacent to it.
E. The bulk of buildings within the proposed development shall be compatible with the surrounding development and sufficiently buffered from the surrounding development, when integration with surrounding development is not desired, to mitigate any undue adverse impact(s).
F. The setback of all buildings from the perimeter of the Mixed Use Development shall be specified on the General Development Concept.
(3) Landscaping, Screening, and Buffering.
A. The pattern of landscaping shall be coordinated in design and type of materials, mounding and fencing used. Landscaping may vary in density, spacing and other treatments to reflect variations of topography, existing landscape, or land uses.
B. Appropriate buffer zones with adequate landscaping shall be provided between the proposed Mixed Use Development and adjacent areas.
(4) Public Street Access Points. The function of adjacent thoroughfares shall be maintained by limiting access points to the minimum needed and relating them to existing access points.
(5) Off-Street Parking. The layout of parking areas, service areas, and related entrances, exits, signs, lighting, noise sources or other potentially adverse influences shall be designed and located to protect the character of the Mixed Use Development and as well as those areas adjacent to the Development.
(6) Pedestrian Circulation Systems. A pedestrian circulation system shall be included and designed to provide convenient and safe pedestrian access throughout the Mixed Use Development, and to connect to neighboring developments and community facilities, if applicable. The pedestrian circulation system may include sidewalks and other walkways not located along streets.
(c) Signs. At the time of development plan review, the applicant shall submit a sign plan in conformance with the following:
(1) All signs and graphics within the Mixed Use Development shall be compatible in size, location, height, material, shape, color, and illumination.
(2) A sign plan for the entire MX shall set forth the design parameters for the entire project to ensure a consistent and comprehensive character throughout the project. The sign plan shall include the design, layout, and dimensions of all ground, window and wall signs as well as distances from rights-of-way and the type and intensity of illumination.
(3) Signs should contribute to an overall cohesive design, reflect simplicity, and avoid visual clutter.
(4) The overall design and placement of buildings should take into account the general placement of signs so that all permanent signs and their associated lighting fixtures complement the appearance and architecture of the buildings.
(5) Ground signs should be designed to relate to and share common design elements with the building(s) they are in close proximity to.
(6) The materials and colors of the sign, sign background, and sign frame should be compatible with the character of the Mixed Use Development.
(7) Due to the unusual nature of the Mixed Use Overlay District, signage, for any use located within the boundaries shown on the approved General Development Concept, may be placed anywhere within the project area even if that signage is not located on the lot containing such use.
(d) Other Applicable Zoning Regulations. Unless regulated in this Chapter or modified as provided for in Section 1169.05
, Conformity to Standards, a Mixed Use Overlay Development shall comply with the following applicable regulations: