§ 68.201. Mixed Use Center Guidelines and Standards.

There are four types of mixed use centers within the Southeast Plan. Their development standards are based on a simple set of "Block" Standards. More detailed building type, street, and open space standards apply in the mixed-use centers, as identified in subsequent Parts. Each mixed-use center (Town, Village, Neighborhood or Residential Center) shall be developed as a series of complete blocks within interconnected streets bordering four sides. Thirty percent (30%) of the blocks adjoining a wetland may have streets only on three sides. Each area must contain a minimum mix of the different block types: mixed-use, residential, office or civic blocks. The different block types each have standards for maximum size, allowable uses, minimum intensity or FAR (floor area ratio), minimum building street frontage, building height, and parking ratios which are quantified in Figure 68-C. In addition, the following descriptions pertain to the variables in Figure 68-C:

(a)

Block Size. Block areas are calculated net of surrounding streets and wetlands setbacks. It is assumed that storm water detention is piped to adjacent neighborhood residential areas and open spaces.

(b)

Allowable Use. In addition to the uses shown in Figure 68-C, it should be noted that GMP Future Land Use Policy 4.1.9 states that: for Town Center/Urban Transit Center, other uses consistent with the City's AC-3 district may apply; for Village Center/Urban Transit Center, other uses consistent with the City's AC-1 district may apply; and for Neighborhood Centers, other uses consistent with the City's AC-N standard may apply. Alcoholic Beverage Sales and Consumption are permitted within all Mixed Use Centers; and there shall be no distance requirements between such uses and schools and daycare facilities.

(c)

Density and FAR. Density and FAR are based on the net block size and measured per block. For the mixed-use blocks, the residential square footage shall be added to the commercial development for a total block FAR.

(d)

Minimum Frontage. Minimum frontage shall be measured on each street of each block. The percent frontage shall include the linear feet of building within 20 feet of the edge of street ROW which has windows and entries oriented to the street. In addition, 20% of the frontage area can be comprised of plazas or pedestrian accessible landscaped areas with depths no less than 30 feet. In no case shall parking lots or blank rear or side walls be included in the minimum frontage calculation.

(e)

Building Height. Height is limited by the number of stories, not the overall height, to provide variety to the skyline in the Mixed-Use Centers. Civic buildings may have an unlimited floor to floor height. Commercial and residential buildings shall have no more than 25 foot floor to floor heights.

(f)

Parking Ratio. The parking requirement shall be a minimum. Additional parking may be provided at the developer's discretion providing the other standards are achieved. The required parking shall include all on-street parking on the adjacent side of each surrounding street.

(g)

Residential Centers. In no instance shall a Residential Center exceed 20 acres in size, nor non-residential portions of the Residential Center exceed 8 acres in size, including civic uses.

Figure 68-C
Mixed Use Center Standards

	Town Center Urban Transit Center	Village Center Urban Transit Center	Neighborhood Center	Residential Center
Mixed Use Blocks	15% to 40% of Center	15% to 40% of Center	12% to 25% of Center	12% to 25% of Center
Mix of Uses* *30-80% retail, cinema, or hotel required each block, 20-70% other.	Retail, Services, Restaurants, Office, Theater, Grocery, Hotel, Residential, Civic, Park/Plaza	Grocery, Local-Serving Retail and Services, Restaurants, Gas Stations, Professional Offices, Residential, Civic, Park/Plaza	Neighborhood Retail up to 100,000 sq. ft., Grocery up to 50,000 sq. ft., Services, Restaurant, Office, Civic, Hotel, Residential, Park/Plaza	Small Retail, Market (no more than 10,000 sq. ft.), Restaurant/Cafe, Services, Civic, Residential, Park/Plaza.
Maximum Block Size	7 acres	7 acres	N/A	4 acres
Minimum FAR	FAR: 0.4	FAR: 0.3	N/A	N/A
Minimum Frontage	65% of each	65% of each	N/A	65% of each street
Parking Ratio	3 spaces: 1,000 sf	3 spaces: 1,000 sf	AC-N Standards Apply	3 spaces: 1,000 sf
Building Height	2 to 10 story	1 to 3 story	1 to 3 story	1 to 3 story
Commercial Blocks	0% to 30% of Center	0% to 30% of Center	0% to 13% of Center	0% to 13% of Center
Allowable Uses	Office, Retail (10% Max)	Office, Retail (10% Max)	Office	Office
Maximum Block Size	7 acres	4 acres	N/A	3 acres
Minimum FAR	FAR: 0.4	FAR: 0.3	N/A	N/A
Minimum Frontage	65% of each	65% of each	N/A	65% of each street
Parking Ratio	3 spaces: 1,000 sf	3 spaces: 1,000 sf	AC-N Standards Apply	3 spaces: 1,000 sf
Building Height	2 to 10 story	1 to 3 story	1 to 2 story	1 to 2 story
Residential Blocks	30% to 75% of Center	40% to 75% of Center	52% to 78% of Center	52% to 78% of Center
Allowable Uses	Apartments, Condos, Townhomes, Duplexes, Small Lot Single Family	Apartments, Condos, Townhomes, Duplexes, Small Lot Single Family	Apartments, Condos, Townhomes, Duplexes, Small Lot Single Family	Apartments, Condos, Townhomes, Duplexes, Small Lot Single Family
Maximum Block Size	3 acres	3 acres	N/A	3 acres
Density Range	7 to 50 du/acre	7 to 25 du/acre	7 to 25 du/acre	7 to 25 du/acre
Minimum Frontage	65% of each street	60% of each street	N/A	60% of each street
Parking Ratio	1.5 spaces/unit	1.5 spaces/unit	1.5 spaces/unit	1.5 spaces/unit
Building Height	2 to 5 story	1 to 3 story	1 to 3 story	1 to 3 story
Civic Blocks	10% of Center	10% of Center	10% of Center	10% of Center
Allowable Uses	Parks, Recreation, Civic, Day Care	Parks, Recreation, Civic, Day Care	Parks, Recreation, Civic, Day Care	Parks, Recreation, Civic, Day Care
Maximum Block Size	3 acres	3 acres	N/A	3 acres

 

 

(Ord. of 5-10-1999, § 10, Doc. #32070)