6.11.7 Mixed Use (MU)
A. Uses
1. A mixed-use development shall require residential uses as listed in Sec. 5.1, Use Table, and uses from at least one of the following use categories, with the actual uses limited to those identified in the use table:
a. Public and civic;
b. Commercial; or
c. Office
The location of the uses shall be shown on the development plan.
2. Additions to MU developments shall not be required to include multiple use types provided the use types are present on the overall site and the required ratios of use established in paragraph B.2 below are maintained.
B. Dimensional Requirements
1. Site Area
a. A minimum of four contiguous acres shall be required for initial approval. A smaller initial site may be allowed, if the applicant can demonstrate to the governing body that certain circumstances exist that make an area of less than four acres suitable due to factors including but not limited to, location, topography, or compatibility with adjacent uses. Sites smaller than four acres shall comply with the other requirements of the district, including the requirement to provide at least two use types on the overall site.
b. Additions to an approved MU district may be made in increments of any size.
2. Use Area
a. For mixed use developments containing two uses, no use shall occupy less than 30% of the floor area or gross acreage of the project.
b. For projects with three or more uses, the 30% minimum for a single use shall be waived; however, no single use shall occupy more than 60% of the floor area or gross acreage of the project.
c. Changes in the location of use areas within a project shall be approved through the site plan process; provided that all other requirements of the district, including the required mix of uses, are met.
d. For projects utilizing Sec. 6.6, Affordable Housing Bonus, the affordable housing dwelling units:
(1) Shall not be included in the percent calculations for paragraphs 6.11.7B.2.a and 6.11.7B.2.b, above; and
(2) At least 10% of the affordable housing dwelling units shall be in each phase of the project.
3. Lot Area
Any dimensional requirements for individual lots shall be specified in the development plan.
C. Transitional Use Area
A 50-foot wide Transitional Use Area shall be established around the perimeter of each MU district. Within these areas, use and building scale (massing and height) shall reflect the uses permitted within the adjacent property; except that a single-story (or 15-foot) differential in building height between the proposed and adjacent uses shall be allowed. If, as a result of the location of uses within an MU district, a use is proposed that would typically require a buffer from the use on an adjacent property not in the district, then the buffer requirements of the typical district shall apply, even if they require a greater buffer than the required Transitional Use Areas.
D. Residential Density
1. Minimum
The minimum gross residential density shall be four units per acre for any portions of a project that are developed solely as residential.
2. Maximum
|
Tier |
Maximum Density: |
Maximum Density: |
|---|---|---|
|
Suburban |
14 |
18 |
|
Urban |
16 |
20 |
|
Compact Neighborhood |
16 |
53 |
a. Vertical Integration of Uses
For projects in which residential and nonresidential uses are integrated vertically, density shall be calculated based upon the entire site acreage, including areas typically precluded from consideration for density in Article 8, Environmental Protection.
b. Horizontal Integration of Uses
For all other projects, residential density shall only be calculated based upon that portion of the site allocated for residential uses, excluding the areas precluded for consideration for density in Article 8, Environmental Protection.
E. Nonresidential Intensity
1. Minimum
The minimum floor area shall be 30% of the square footage of the particular parcel to be developed.
2. Maximum
No maximum floor area shall be established. The maximum building coverage shall be 70%.
F. Height
The maximum height of a structure shall be 50 feet, unless a greater height (up to 145 feet) is shown on the development plan.
G. Street Yards
1. Suburban Tier
A 25-foot street yard shall be maintained, unless the project is in a Suburban Transit Area as designated in the Comprehensive Plan. Projects in these areas shall maintain a minimum street yard of eight feet.
2. Urban Tier
A 15-foot street yard shall be maintained.
3. Compact Neighborhood Tiers
Projects shall respect a maximum street yard such that at least 60% of the width of the street-facing façade is no more than 15 feet from the edge of right-of-way.
H. Open Space
1. Suburban Tier
At least 10% of the gross acreage of the entire site shall be devoted to open space.
2. Urban Tier
At least five percent of the gross acreage of the site shall be devoted to open space.
3. Compact Neighborhood Tier [See G.3, above]
At least two percent of the gross acreage shall be devoted to open space.
I. Landscaping
The applicant shall establish a set of design guidelines that provide provisions for landscaping throughout the entire development, ensuring that a common theme with consistent plant materials are utilized throughout the project.
J. Parking
1. Residential
a. Single-Family Detached, Zero Lot Line, Townhouse
Parking shall be provided at a maximum rate of 2.1 spaces per dwelling unit.
b. Multifamily
Multifamily parking shall not exceed an amount equivalent to 2.1 spaces per dwelling unit.
2. Nonresidential
a. Based upon the parking rates in paragraph 10.3.1A.4, Parking Rate Table, the amount of motor vehicle parking shall be required as follow:
|
Maximum |
100% of the parking rate. An additional 25% is allowed as long as the additional parking spaces are located within structured parking (above ground or underground) |
K. Sidewalks
Development plans shall indicate a continuous internal pedestrian system designed to permit ready access between all elements of the development.
L. Phasing
1. A phasing plan that identifies the stages of development shall be required as part of the zoning map change application proposing to use the MU District.
2. Some components of both residential and nonresidential uses shall be included in the first phase of any project in the MU District.
M. Traffic Impact Analysis
1. A traffic impact study shall be required as a part of the development plan when portions of the development or the entire development will generate vehicle trip levels in excess of those identified in Sec. 3.3, Traffic Impact Analysis; however, the TSUP that may be required pursuant to paragraph 3.3.8, Transportation Special Use Permit, shall not be required within the MU District.
2. The City Transportation Department or NCDOT, as appropriate, shall review the development plan as well as the projected on-site and off-site traffic impacts, and determine that the mixed use project is designed to adequately provide for transportation needs.
3. The City Transportation Department or NCDOT, as appropriate, may recommend that the governing body require the developer to limit access points, provide additional lanes, install traffic islands, provide transit facilities, install traffic signals, or make other improvements to assure traffic safety.
N. Additional Requirements
1. Unless the public transit provider indicates in writing to the Planning Director that a shelter is not required, construction of bus shelters shall be mandatory wherever the project includes or is adjacent to an existing or previously identified transit line extension proposed in adopted documents by the public transit provider.
2. Lots may front on public or private streets. A plan for the future maintenance of project amenities and any private streets shall be submitted with the Site Plan.