This planned mixed use zoning district allows for a master planned blend of commercial and residential uses within a property, area or building. Development proposed under this zoning district shall comply with the development standards herein and any other applicable zoning regulation or standard provided in this Zoning Code. Development standards shall include, but not be limited to the following:
(A) Minimum lot size. There shall be no specific minimum lot area required in this planned mixed use district except that there shall be sufficient area to satisfy any off-street parking loading requirements as established in this Zoning Code.
(B) Height. Structures shall provide for adequate light and air, and shall provide for considerations of solar access from adjacent properties. The maximum height of a principal structure located in this district shall be 55 feet and contain no more than four occupied stories.
(C) Setbacks.
(1) Principal buildings may have a build-to line of zero feet except that the front or corner side street facades of such buildings may be set back to accommodate pedestrian oriented outdoor uses and amenities which the as determined are appropriate to an urban setting, such as outdoor patio dining areas, plazas and courtyards, fountains, public art, entry forecourts, and landscaping.
(2) The scale and relationship to the development pattern of adjoining property shall be used to evaluate the required setback. Design emphasis shall be placed on enhancing a pedestrian environment with adequate sidewalk width, street trees, and pedestrian scaled signs and building facades.
(3) This planned unit development review process shall be used to assure that buildings are designed and oriented on lots to provide adequate light and air, assure sufficient distance between adjoining uses to minimize any incompatibility, and to promote excellence of development.
(D) Lot coverage. There shall be no specific maximum lot coverage in this zoning district except as follows:
(1) Sufficient space shall be provided to satisfy off-street parking and loading area requirements.
(2) Undeveloped areas and redeveloped areas shall be designed with low impact development principals where possible.
(3) Standards for open space are met.
(E) Common open space. A minimum of 5% of the total land area developed in any planned mixed use development project shall be reserved for common open space for the users of the area being developed.
(F) Site planning. The location of structures and other site improvements shall create a pedestrian-oriented environment with safe, pleasant, convenient, and accessible pedestrian routes to public sidewalks, transit facilities, and adjacent uses. Site planning shall incorporate the following when feasible:
(1) Structures shall be sited along street frontages of sites with parking in the rear or in limited circumstances to the side. Placing parking areas behind rather than in front of buildings helps preserve an attractive streetscape and improves pedestrian access to surrounding activities and uses. It also provides an urban border for the street.
(2) Placement of structures, entrances, and open space areas, such as plazas and courtyards, shall be oriented to provide direct access to public sidewalks, and provide midblock corridors and streets to the maximum extent possible to facilitate pedestrian access and movement between adjacent uses.
(3) Buildings shall be arranged to create a sense of unity and overall harmony with adjacent structures. A visual link between separate structures can be established through the use of an arcade system, trellis, or similar feature.
(4) Buildings shall be sited in a manner that maximizes visibility of plazas, courtyards, streets, and alleys to provide opportunities for people engaged in their normal behavior to observe the spaces around them.
(5) The location of outdoor spaces shall have clear, recognizable shapes that reflect careful planning and are not simply left over areas between structures. Such spaces shall provide pedestrian-oriented amenities such as shaded areas, art, benches, fountains, landscaping, and the like.
(G) Mixed use buildings programming. Ground floor land uses situated along public street frontage shall include permitted non-residential uses. Permitted ground floor residential uses situated along public street frontage may be permitted if approved by the Planning Commission. Residential dwellings, storage and parking should be oriented at the rear or interior building frontages. Residential dwellings may be allowed above the first floor or to the rear or side of the commercial use on the ground floor.
(1) The main building entrance or entrances shall be oriented to the street or plazas, as applicable, to maximize natural surveillance and provide "eyes on the street." The main entries to buildings shall be clearly demarcated, visible and accessible from the street or pedestrian walkways. Main entries shall be recessed or framed by a sheltering element such as an awning, arcade, porch, or portico. Such entrances shall open directly to the outside and shall not require a pedestrian to first pass through a garage, parking lot, or loading area to gain access to the entrance from the street. Secondary building entries may be from parking areas.
(2) All residential dwellings fronting on streets shall have a main entrance opening onto the front or corner side facade of the dwelling at the ground floor level. Such an entrance shall open directly to the outside. The entrance may be above grade level through a porch, stoop, portico, or similar architectural feature. Ground floor single-family attached dwellings fronting on a street shall have separate entries directly from the sidewalk or a pedestrian walkway. Upper story and ground floor residential dwelling units in a multifamily or mixed-use building fronting on streets may share one or more entries accessible directly from the street.
(3) Multifamily residential buildings with facades over 150 feet in length facing a street frontage shall provide a minimum of two or more pedestrian building entrances on that frontage.
(4) Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the facade.
(5) Structures and buildings with ground floor residential uses shall have a front and corner side yards of at least five feet, but no greater than ten feet. Stairs, landings, patios, unenclosed porches and architectural entry features, landscaping and similar features may occupy such yards.
(H) Mass, scale and facade.
(1) The mass and scale of a new development shall be compatible with adjacent neighborhoods and surrounding developments and not overwhelm them with disproportionate size or a design that is out of character or obstructs solar access.
(2) Building scale shall be reduced through the proper use of window patterns, structural bays, roof overhangs, awnings, moldings, fixtures, and other details that promote a human scale.
(3) Building design shall avoid large monotonous facades, long straight-line building fronts, plain box shapes, and barren exterior treatment. All building facades visible from streets or public areas such as plazas shall be highly articulated, and incorporate the chosen design theme in a consistent manner.
(4) Exterior building materials. It is encouraged that the front and two side elevations of all buildings and structures be constructed of brick, architectural block or architectural precast concrete. Painted or natural utility concrete panels or masonry units should be confined to rear elevations and in loading dock areas where applicable. Vinyl and aluminum siding is prohibited on all new or remodeled principal and accessory structures in this zoning district.
(I) Open space.
(1) Functional use of open space should be developed in favor of placement of landscaping in unusable areas or passive landscape area.
(2) The design of the common usable open space shall complement the street pedestrian realm with plazas, pocket parks, public gathering spaces, street furniture, multi-purpose drainage facilities and landscaping.
(3) Nonresidential and mixed-use projects are encouraged to incorporate plazas and courtyards, which are oriented to the public realm/sidewalks, into their design. Buildings may be clustered to create usable pedestrian areas.
(4) The design shall provide visual and physical cues that demark the public space from the private space.
(5) To integrate new buildings within the surrounding area, such buildings are encouraged to provide passageways that allow for light and air to adjacent buildings.
(6) In mixed-use residential and residential projects, common usable open space shall be provided in large, meaningful areas that are visible from the residential dwellings they serve.
(7) Common open space areas shall be convenient to the majority of dwellings and shall contain amenities appropriate to the project's size.
(8) In mixed use and residential projects, private usable open space shall be contiguous to the dwelling unit it serves and be screened from public view for privacy. All balconies and patios that front a public street shall be designed to screen items being stored on the balcony or patio.
(9) Rooftop open space may be used as common usable open space or private usable open space, when directly accessible to the dwelling unit(s) it serves.
(J) Pedestrian orientation.
(1) Windows on public street frontages should be at a height that enables pedestrians to easily view retail products and services within the building.
(2) Darkly tinted and mirrored windows that obstruct two-way visibility are prohibited on the ground floor facing streets and pedestrian corridors.
(3) Pedestrian linkages between buildings and uses shall include features such as walkways, corner entrances, paseos, outdoor patios, water features, benches and tangible public art in mixed-use developments.
(K) Privacy for residences.
(1) Windows should be oriented away from loading, service, recycling and solid waste disposal areas.
(2) Views from public right-of-way or other businesses or residences into primary living areas should be avoided by:
(a) Locating residences on the upper floor(s);
(b) Orienting windows away from other adjacent windows;
(c) Using translucent, louvered or offset windows;
(d) Incorporating privacy screening with landscaping, fencing or in combination with garden walls for outside private open space areas.
(3) To the extent residential windows face the windows of an adjacent dwelling unit, the windows shall be offset or incorporate other features to provide privacy.
(L) Treatment adjacent to residential districts.
(1) To provide privacy for adjacent dwelling units, windows on the second and higher floors of buildings, which directly face or abut residential zones, should be designed either as translucent, louvered, offset from existing residential windows, or utilizing another solution to achieve privacy for the adjacent dwelling units.
(2) Parking areas shall be located and designed to be convenient in order to minimize parking problems in adjacent residential neighborhoods.
(3) Building facades and garages that face existing dwelling units shall be designed to be compatible with the setbacks and scale of the existing development.
(M) Yards/setbacks.
(1) Buildings with ground floor residential uses shall have a maximum front yard and corner side yard of ten feet to accommodate stairs, landings, porches, covered architectural entry features, and similar building features.
(2) When provided, the front or corner side yard shall include landscaping or a hard-surface expansion of the sidewalk. Walkway connections to building entrances shall include special paving treatment or materials. The use of awnings, canopies, and arcades shall be incorporated as appropriate to provide visual interest, shade, and protection of pedestrians from the elements.
(3) All other buildings shall generally have no required yard and be located adjacent to the sidewalk to facilitate pedestrian access to the public realm. Portions of the front or corner-side street facades may be set back to allow for pedestrian-oriented outdoor areas and amenities only, such as plazas and courtyards, outdoor patio dining areas, public art, fountains, entry forecourts, landscaping, or other amenities appropriate to an urban setting. When provided, such yards shall generally be no more than ten feet, except where ground floor building space is occupied by retail or other pedestrian-oriented uses with entrances opening directly to a plaza or courtyard. In such cases, the plans may allow for the maximum front or comer-side yard to be extended.
(N) Other site development standards.
(1) Utility requirements. All public and private utility facilities and structures required to be newly constructed or relocated as a result of the project shall be placed underground within the project area and within any public right-of-way located adjacent to the project boundaries. Appurtenances to these systems which can be effectively screened may be excepted from this requirement if it is determined that such exemption will not violate the intent or character of the proposed planned development.
(3) Access control requirements. General standards for parking areas, circulation, and access shall be incorporated as part of the site plan following the standards set forth in § 153.165 including those applicable off-street parking and loading facilities standards contained in §§ 153.170 through 153.187.
(4) Traffic impact study. A traffic impact study shall be a requirement for the Stage II Preliminary Development Plan application if the expected trip generation of the land use is 100 or more cars per hour as identified in the Institute of Traffic Engineers (ITE) Manual. The proposed project's land uses as provided for on the Stage II Preliminary Development Plan shall be used to calculate any traffic impact study analysis. The traffic impact study standards set forth in § 153.166 shall apply.
(5) All permitted uses in the PMUD district must be conducted within completely enclosed buildings unless otherwise expressly authorized. This requirement does not apply to off-street parking or loading areas, automated teller machines, or outdoor seating areas.
(Ord. 15-3490, passed 12-10-15)