Chapter 17.37
MIXED-USE DEVELOPMENT OVERLAY ZONE
Sections:
17.37.010 Purpose.
17.37.020 Height requirements.
17.37.030 Residential density.
17.37.040 Minimum yards.
17.37.050 Sidewalk coverings.
17.37.060 Signage.
17.37.070 Parking.
17.37.080 Screening.
17.37.090 Landscaping.
17.37.100 Review and approval process.
17.37.010 Purpose.
Only new developments or buildings that increase the building footprint or square footage by 50 percent or more, and are constructed or modified after the effective date of the ordinance codified in this title, are subject to the provisions of this chapter.
The overlay supports a land use pattern of medium and high density structures with a mix of residential, commercial, office, light industrial and recreational uses that, though different, complement each other. This mix of uses is intended to foster a lively, pedestrian-friendly environment that encourages walkability and a sense of community through a combination of land use and building design standards and safe urban environment unique to the downtown. The mixed-use overlay applies to all commercial zoned areas in the City. (Ord. C-675 § 405, 2008)
17.37.020 Height requirements.
The City will allow up to 50 feet in height for mixed-use development plans, outside of the AICUZ, only in the underlying C-1 and C-2 commercial zones. (Ord. C-675 § 406, 2008)
17.37.030 Residential density.
Maximum residential density shall be as found in R-3 multifamily residential, 10 to 20 units per acre, unless in the AICUZ. (Ord. C-675 § 407, 2008)
17.37.040 Minimum yards.
A. There are no front yard setback requirements except as provided in subsection (B) of this section.
B. For buildings facing the streets and not containing residential units on the ground floor, at least 70 percent of the first floor of the front of buildings must come up to the edge of the property line. A setback of up to four feet may be allowed upon demonstration that the area of the setback will be landscaped or other pedestrian-oriented amenities are to be provided in that space.
C. There are no side or rear yard setbacks, but all development must comply with the building codes. (Ord. C-675 § 408, 2008)
17.37.050 Sidewalk coverings.
A. Requirements for Sidewalk Coverings. Awnings or canopies are required over display windows, doors and entryways for first-floor commercial uses.
B. Standards for Sidewalk Coverings.
1. Awnings or canopies must project over the sidewalk for a distance of at least 42 inches;
2. Awnings or canopies must not extend to more than two feet inward from the edge of the curb, except that they may be extended to the edge of the curb between a passenger loading point and the building entrance, or to the point where they interfere with street trees;
3. Awnings or canopies must have a minimum clearance of eight feet and a maximum clearance of 12 feet above the sidewalk; projections above windows that are above this height are not considered awnings or canopies for the purpose of this section; and
4. Signs on awnings or canopies are regulated as a sign, as provided in Chapter 17.23 AHMC, Sign Code. (Ord. C-675 § 409, 2008)
17.37.060 Signage.
A. Off-premises billboards and inflatable signs exceeding one cubic foot are not allowed.
B. Pole signs of a height greater than 30 feet are not allowed.
C. The provisions set forth above are in addition to the provisions of the sign code. (Ord. C-675 § 410, 2008)
17.37.070 Parking.
A. Public off-street parking as the main use, not associated with any other use except street-level commercial or civic uses, is allowed within a structure or on a surface lot without limitation on the maximum number of spaces, if all parking spaces are open to the public at least between 7:00 a.m. and 10:00 p.m.
B. Parking structures must include street-level retail, office or civic uses along at least 50 percent of the street frontage not devoted to vehicular or pedestrian access areas. The spaces for these uses must have a minimum depth of 25 feet, a minimum finished ceiling height of 10 feet and provisions for loading and trash. (Ord. C-675 § 411, 2008)
17.37.080 Screening.
A. All mechanical equipment on the roof of buildings shall be architecturally screened or enclosed to blend with the roof surface as seen from public streets. Panels or other devices to collect solar energy are not subject to the provisions of this section.
B. All storage must be within a building or screened from the view of surrounding properties. (Ord. C-675 § 412, 2008)
17.37.090 Landscaping.
A. All areas not used for pedestrian ingress and egress to a building and which are located between a public right-of-way, but not an alley, and the facade of a building must be landscaped.
B. All surface parking lots must have a solid, decorative concrete or masonry wall adjacent to any public right-of-way. The wall must have a minimum height above the surface of the parking lot of two and one-half feet and a maximum height of three feet. A wrought iron fence may be constructed on top of the wall for a combined wall-and-fence height of six feet. An area with a minimum width of two feet, measured from the property line, must be provided, landscaped and maintained on the exterior of the required wall. Such walls, fences and landscaping shall not interfere with the clear-view triangle.
C. The exterior boundary of all surface parking lots adjacent to any public right-of-way must include trees spaced no more than 25 feet apart. The leaves of the trees or any other landscaping features at maturity shall not obscure vision into the parking lot from a height of between three feet and eight feet from the ground.
D. Street Trees. Street trees must be installed and properly maintained in all streets bordering development. The trees shall be no more than 25 feet apart except when driveways prohibit this spacing. If existing development prevents this form of planting, trees shall be planted in tubs equipped with irrigation. All trees shall have a minimum caliper of one and three-fourths inches at time of planting.
E. Sidewalks. A clear distance (unobstructed width) is required for all sidewalks along public streets. (Ord. C-675 § 413, 2008)
17.37.100 Review and approval process.
A. Predevelopment Conference. A predevelopment conference is required with the Planning Department in order to explain the approval process, identify potential issues and answer questions.
B. Project compliance review.
C. Design Flexibility. In order to allow for design flexibility, the following may be modified pursuant to the procedures and decision criteria:
1. The setback requirements in AHMC 17.37.040 may be modified upon a showing that the modified setback allows for increased pedestrian-oriented space or amenities open to the public.
2. The sidewalk coverings requirement in AHMC 17.37.050 may be modified upon a showing that awnings or canopies are not appropriate for the particular development or street and that other design features are provided that create or will maintain a pedestrian-oriented environment that is compatible with the surrounding developments and aesthetics.
3. The requirements in AHMC 17.37.070 setting maximum limits on the number of parking spaces may be modified upon a showing that the increased number of spaces will not adversely increase traffic congestion or decrease air quality.
4. The requirements in AHMC 17.37.040 for the amount of building frontage of parking structures set aside for pedestrian-oriented uses may be modified upon a showing that appropriate design features are provided to maintain an attractive and safe street environment for pedestrians.
5. The landscaping requirements in AHMC 17.37.090 may be modified upon a showing that alternative landscaping features would offer improved aesthetics and would provide at least the same level of public safety and aesthetic amenity. (Ord. C-675 § 414, 2008)