The purpose of the Planned Development - Mixed Use District is to promote areas appropriate for office, retail, and residential uses, designed in a unified and cohesive manner in order to create an attractive environment in which to live, work, and recreate. Two or more uses shall be integrated into a mixed use project. The district is intended to be established in areas suitable for redevelopment and identified within the Comprehensive Plan as opportunity areas numbered 3 and 5, along East Nelson Street and South Main Street, respectively, and to provide a process and design criteria that can be used to transition from established uses while accommodating new growth and evolving market trends. Development proposals should incorporate high-quality architectural design and provide gradual transitions to surrounding land uses. The opportunity areas designated along East Nelson and South Main Streets are also designated as entrance corridors, and development rezoned to PD-MU should protect and enhance the City's attractiveness in compliance with Article
VI of this chapter. Vertical combination of uses is encouraged where appropriate, and a PD-MU is expected to produce a better design than can be produced through traditional zoning districts.
In the Planned Development - Mixed Use District, all uses permitted
by right in the residential, commercial, civic, miscellaneous, and
industrial districts may be permitted. Additional uses specifically
enumerated in the final master plan may be permitted by right at the
discretion of the City. Specific uses may also be excluded.
One or more uses permitted by conditional use permit in any
zoning district may be permitted in the Planned Development - Mixed
Use District if documented in the PD-MU master plan. Any use desired
but not documented in the approved PD-MU master plan requires an application
to amend the PD-MU master plan.
A variety of housing types and nonresidential uses is strongly
encouraged. The mixture of uses shall be based upon the uses, goals
and strategies recommended in the Comprehensive Plan. This mixture
may be obtained with different uses in different buildings or a mixture
of uses within the same building.
Open space promotes attractive and unique developments that
are also environmentally conscious. PD-MUs shall include the following,
in keeping with the Comprehensive Plan:
A. Open space shall be dedicated in a logical relationship to the site
and in accordance with any guidance from the Comprehensive Plan regarding
significant open space. Open space, and, where appropriate, public
access and shared use, are strongly encouraged;
B. Improvements shall be configured to accommodate permitted, accessory
and conditional uses in an orderly relationship with one another,
with the greatest amount of open space and with the least disturbance
to natural features.
In the Planned Development - Mixed Use District, the height
regulations shall be:
A. Single-family residences: 45 feet (maximum).
B. Banks, office buildings and hotels: 60 feet (maximum).
C. Apartments, shopping centers, and other permitted buildings: 60 feet
(maximum).
D. Conditional use permits are required for structures exceeding the
maximums listed in this section.
E. These limitations shall not apply to church spires, belfries, cupolas,
chimneys, flues, television antennas and radio aerials.
F. All accessory buildings shall generally be less than the main building
in height.
Within the Planned Development - Mixed Use District, the applicant
shall establish parking regulations for consideration by the City.
The proposed regulations should be based on a parking needs study
or equivalent data. Such regulations shall reflect the intent of the
Comprehensive Plan to decrease impervious cover by reducing parking
requirements, considering alternative transportation modes, and using
pervious surfaces for spillover parking areas. Shared parking areas,
especially with nonresidential uses, are encouraged. Parking lots
will be interconnected on adjacent parcels whenever possible. Small,
landscaped and interconnected parking lots, rather than large, central
parking lots, shall be encouraged. Parking lots shall not dominate
the image of a site.
All new utility lines, electric, cable television, and other
telecommunication lines, etc., shall be placed underground.
Where sections of the Zoning or Subdivision Ordinance are deemed
to be in conflict with the goals of the final PD-MU master plan, the
rezoning application shall be considered a waiver or modification
to these sections if specified in the final PD-MU master plan. Otherwise,
the applicant must provide a clear explanation as to why certain regulations
are in conflict with the final PD-MU master plan, demonstrate that
the public's health, safety and welfare will not be compromised,
and request the specific waivers or modifications to be considered
by the City after a public hearing. Amendments to the master plan
may be accomplished by the same procedure as for an original application.