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In addition to the provisions in sections 10-8D-1 through 10-8D-3, the following provisions apply for projects that combine commercial and residential uses within the same building or project:

A. Minimum Zone Requirements: Each planned development commercial/residential mixed-use application shall include a minimum of one-half (½) acre.

B. Height Regulations: No structure shall be erected to a height less than ten feet (10') and no structure shall be greater than fifty-five feet (55'). The city council, after recommendation from the planning commission, may approve increased building height up to seventy feet (70') upon making a finding, as part of a zone change approval, that the increase in height will fit harmoniously into the neighborhood, minimizing any negative impacts, after considering the following:

1. Proposed setbacks provide an appropriate buffer to neighboring properties;

2. Increased landscaping enhances the project and reduces any negative impacts;

3. Site layout and design enhance the project and reduce any negative impacts;

4. The massing and building scale is appropriate for the location;

5. The proposed height increase is appropriate for the area; and

6. The increase in height is consistent with any applicable master plan.

C. Area, Coverage, Density, Yard, Common Area and Landscaping Requirements: The minimum lot area, maximum lot coverage, yard and common open space/landscaping requirements are as follows:

Lot Area Minimum/ Maximum Density

Maximum lot area coverage

Minimum Area Common Open Space/Landscaped Area

Minimum Yard Setbacks

Front and Street Side

Side

Rear

1/2 Acre/40 DUA

70%

20%

Adjacent to single-family zone: 30'

Otherwise:
0 – 10' max

Adjacent to single-family zone: 30'

Otherwise: 0' – 10'
0' internal setback between PD-C-zoned buildings

Adjacent to single-family zone: 30'

Otherwise:
0' commercial
0' manufacturing

D. Mixed commercial and residential use is permitted in the PD-MU zone only as set forth herein:

1. All development projects seeking a PD-MU zone shall be new construction, and shall submit a detailed site plan pursuant to section 10-8D-2 showing the entire development project and showing the added specificity requirements of this section. In granting such approval, the land use authority may impose and enforce such specific conditions as to the site plan, orientation of the buildings to the public street, phasing, building construction, and maintenance as it deems necessary to protect the health, safety and welfare of the residents of the city. All development projects shall comply with the site plan as approved and adopted by the land use authority.

2. The entire ground floor of any building in the project shall only have commercial uses, except as provided in this section.

3. Residential use shall be located above the ground floor commercial use. Allowed residential density shall be determined by the detailed site plan and subject to all approvals in subsection D6 of this section.

4. The requirement that the ground floor be limited to only commercial use may be altered to allow residential use or a parking structure, if all of the following conditions are met:

a. The view of the ground floor is obstructed from the public street by the building’s location in the interior of the project, or its obstruction from street view by other buildings in the project;

b. A minimum of fifty percent (50%) of the ground floor area within the project shall be for commercial uses; and

c. For buildings that are perpendicular to the street so that the majority of the building is not adjacent to the street, the end of the building adjacent to the street must have commercial uses on the ground floor, but may have residential use or a parking structure on the remainder of the ground floor that is not oriented toward the public street, if the project complies with the other conditions provided in this section.

5. If the project is built in phases, each phase shall be all commercial or may include a mix of commercial and residential use. No phase shall be solely residential, unless fifty percent (50%) of the required commercial area has been built in previous phases.

6. All projects must meet the design standards set forth below:

a. Minimum height of ground level commercial use shall be twelve feet (12') floor to ceiling;

b. The front building façade and main entrance to all buildings shall be oriented toward and parallel to the public street. The setbacks for buildings adjacent to a public street shall be a minimum of zero feet (0') to a maximum of twenty feet (20') from the property line except:

(1) The setbacks may be increased as necessary to allow room for outdoor seating areas, landscaping, or other similar pedestrian and customer amenities,

(2) Interior buildings may be allowed without frontage on a public street if it is not possible to fit a building parallel to the street, all other requirements have been met, and the depth and size of the property and best use of the property would prevent all buildings from having frontage on a public street;

c. All buildings adjacent to a public street shall have primary frontage oriented toward the public street, and shall have a design typical of a commercial building front with integrated style features compatible with other street-facing buildings in the project, including a significant entryway;

d. Building façades shall have architectural variations such as:

(1) Contrasting building materials and textures,

(2) Variations in rooflines, colors, reveals and belt courses,

(3) Recessed windows and doors, strongly expressed window mullions, and awnings,

(4) Varying building setbacks from property lines, alcoves, outdoor sitting areas, and small public plazas,

(5) Corner towers, cupolas, corner clock towers, corner spires, balconies and colonnades;

e. Buildings located on corners shall have the front façade wrap around the corner to the full depth of the building;

f. Awnings will be allowed; provided, that the building is designed to allow awnings, and/or awnings are part of the initial design. Awnings shall have a minimum eight-foot (8') head clearance and shall not project away from the building more than one-half (½) the distance from the building to the street, or no more than six feet (6'), whichever distance is less. Awnings shall be constructed of metal and/or high quality fire-resistant architectural fabrics. Vinyl awnings are prohibited;

g. Parking lots shall be located in the interior of a project and not adjacent to a public street, except that access driveways with parking spaces on one (1) or both sides, with a maximum width of seventy feet (70'), are permitted. For buildings fronting a public street, all parking shall be located to the rear or side of buildings, or may be located below-grade (underneath building). Buildings located in the interior of the project may have the parking area on any side of the building, as per the approved site plan. Underground parking is permitted only if such parking is accessible from the side or rear of the development and not from the primary street. All projects must comply with the parking requirements for commercial and residential uses specified in chapter 19 of this title;

h. Parking structures are permitted only if the parking structures do not front the public street and are not taller than the proposed buildings;

i. Minimum Ground Floor Glass: The ground floor of the building elevation fronting the street on all mixed-use buildings shall contain not less than forty percent (40%) nonreflective glass surface (i.e., windows);

j. Landscaped Open Space: Mixed-use developments shall provide a minimum of twenty percent (20%) of the total site area in landscaping, which may include recreation facilities such as playgrounds, outdoor pools, tennis courts, and basketball courts. No more than one-half (½) of the total required landscape area may consist of recreation facilities. Other than the minimum landscape area requirements, which are set above, the landscape standards in chapter 23 of this title shall apply;

k. Solid Waste Storage Facilities: All solid waste storage facilities shall be located at the rear of the main building or else behind a sight-obscuring fence or wall that will prevent the facility from being seen from a public street. Chain link fencing with sight-obscuring slats is not permitted;

l. Protection of Residential Property: A minimum six-foot (6') high solid masonry wall and a minimum ten-foot (10') wide planting strip along the adjoining property line is required for development that adjoins any lot or parcel of ground in any residential zone. (Ord. 2019-10-002, 10-10-2019; amd. Ord. 2020-06-002, 6-4-2020)