25.97.060 Mixed residential and commercial.
The purpose of mixed residential and commercial land use is to encourage mixed-use developments for efficient use of land and public services, increase economic return, reduce transportation costs, encourage human interaction, create place-making with day and evening activities, create a more sustainable development pattern, and increase development opportunities.
Mixed-use for the Broadmoor area is to accommodate uses that are compatible, supportive, and complement each other. Various land uses in the mixed residential and commercial land use designation should be placed in close proximity. To that effect, mixed-use can be horizontal in a block setting, or vertical in a building setting.
(1) Density and Mix of Uses.
(a) Density maximums of the Comprehensive Plan shall not apply to the mixed residential and commercial use within the Broadmoor overlay district.
(b) At least 20 percent of the combined gross floor area of the buildings proposed within each of the four mixed residential and commercial land use planning areas (M-1, M-2, M-3, M-4) shall be devoted to residential uses, and at least 20 percent to a nonresidential use. The 80 percent/20 percent thresholds for residential, commercial, and nonresidential uses shall be applied based on the following criteria:
(i) Use within a specific mixed-use area (M-1, M-2, M-3 or M-4).
(ii) Use is located within and/or overlapping a mixed-use area and/or different land use.
(iii) Uses are within one-quarter mile proximity of each other.
(c) Parking garages or portions of garages devoted to nonresidential uses may be counted towards this requirement; however, surface parking shall not.
(d) One single use can be a maximum of 80 percent of the total development and/or the floor area, whichever applies.
(e) The Director of Community and Economic Development may approve ratios and/or density lower than the minimum up to 10 percent if the project meets the overall intent of the mixed residential and commercial land use.
(f) Public uses shall be based on design general standards.
(2) Residential Mix.
(a) For vertical mixed-use projects, minimum 20 percent of the building area for vertical mixed-use, or 20 percent of the total building area project-wide, shall be residential.
(b) Minimum density of 21 dwelling units per acre for the residential portion of the site shall be required.
(3) Commercial/Nonresidential Mix.
(a) Minimum 20 percent of the building area for vertical mixed-use, or 20 percent of the total building/floor area on the site, shall be commercial or a nonresidential use.
(4) Lot Standards.
(a) Lot standards are flexible and shall be according to the mixed-use block standards in PMC 25.97.045.
(b) Residential portions of developments for horizontal mixed-use shall be in conformance to the lot standards as required in PMC 25.97.055(2), and the standards for R-2, R-3 and R-4 zoning districts.
(5) Height.
(a) Mixed-use with ground floor retail shall have a maximum height of 90 feet including upper-level step backs.
(b) Residential building shall maintain maximum building height according to corresponding zoning classification unless otherwise provided in this section.
(c) Maximum building height for multiplex/multifamily adjacent to commercial areas in a horizontal mixed-use shall be 90 feet including upper-level step backs.
(6) Active Ground and Building Design.
(a) For vertical mixed-use, and commercial portion of horizontal mixed-use, ground levels shall be designed to promote easy pedestrian access. Human scale design shall include:
(i) Linkages between sidewalks and building access.
(ii) Store frontage with at least 50 percent of transparent facade on the street side and/or pedestrian access side.
(iii) Building form and scale that relate to pedestrians, such as wider sidewalk at the ground level, awning, canopies, pergolas, etc.
(b) For vertical mixed-use, and commercial portion of horizontal mixed-use, buildings should be designed with architectural features such as:
(i) Projecting or recessed elements, varying roofline, or upper-level step back.
(ii) Modulation and Articulation. Vertical articulation of buildings shall be at least at every 50 feet.
(c) At least 30 percent of the floor area of the ground floor or a portion of a mixed-use development must be dedicated to commercial uses that are accessible to pedestrians when located on streets other than principal arterials. These standards shall be applicable for street frontages on arterial streets when they are the main street frontages.
(i) Parking garages can be included in this count when they do not consist of more than 25 percent of the site or street frontage. These standards shall be applicable for street frontages including arterial and collector street frontages when they are the main street frontages.
(d) Commercial building frontages shall have at least 50 percent of transparent facade on the street side. Blank facades shall not face public streets. In cases when such facades are unavoidable, blank facades shall be treated with trellises, modulation of the facade, display windows, artwork, lighting, and enhanced landscaping treatment.
(e) Service areas such as utilities, dumpsters, loading docks, etc., shall be located in the less visible side of the site to avoid negative visual impacts on the street environments. They shall not face a major public street. In cases where there are no other options, backside facing public streets must be screened from public view with landscaping and/or fencing that are consistent with the overall building design.
(f) Roof-mounted mechanical equipment must be located and screened so the equipment is not visible from the ground level of adjacent streets or properties. Color of roof-mounted equipment should be matched with the exposed color of the roof to minimize visual impacts whenever possible.
(g) The standards of PMC 25.97.085, Public street environment and public realm, shall apply to activate buildings’ ground level with the street environment.
(7) Access and Driveways.
(a) Standard driveway width for individual dwelling units (attached) for residential uses: 15 feet minimum; 20 feet maximum.
(b) Shared driveway width for all attached dwelling units shall be 26 feet minimum, 30 feet maximum. This does not apply to multiplexes and/or vertical mixed-use buildings.
(c) Additional access and driveway standards in PMC 25.97.055(3) shall apply to residential uses in a horizontal mixed-use setting.
(d) For vehicular and pedestrian accesses, refer to circulation and connectivity standards in PMC 25.97.046.
(e) Each mixed-use building must have clearly visible front entrance accessible by pedestrians from the street. Residential entries should be designed to provide separation between front doors and the street environment.
(f) Street crossings/crosswalks for pedestrians shall be designed to enhance visibility and safety; they shall use clear demarcation, painted pavement surface, raised sidewalk at the crossing, or similar treatment.
(8) Compatibility.
(a) Land uses in mixed-use sites shall be selected and designed to encourage interaction among uses. Examples include but are not limited to commercial developments that are significantly used for shopping by on-site or adjacent residents or office workers.
(b) All buildings and improvements on the site shall be located and designed to look and function as an integrated development and to encourage pedestrian travel between buildings and uses.
(c) Multiple uses can be designed to be compatible with each other visually and functionally through massing, building material, facade treatment, and orientation.
(9) Setbacks.
(a) Residential buildings in horizontal mixed-use developments shall comply with the setback standards in PMC 25.97.055(4) and subsection (10) of this section, whichever is applicable.
(b) Commercial and vertical mixed-use buildings:
(i) No setback is required for buildings. However, buildings shall not encroach on utility easements.
(ii) Setbacks shall be consistent to make a pedestrian-friendly street frontage except when building setbacks are used to create plazas, open space, and public amenities.
(iii) Majority of setback areas shall be dedicated to public realm for pedestrian activities such as wider sidewalk, plazas, public open spaces, outdoor seating areas, etc.
(10) Building Placement and Relationship With Streets.
(a) For horizontal mixed-use project site applications, the commercial portion of the development should be primarily on the public street frontage while residential uses can be located further away from the primary street.
(b) Parking shall be located behind the buildings and shall not be allowed between buildings and the street within community centers and corridors, except as allowed in PMC 25.97.090.
(c) Vertical mixed-use buildings of nonresidential buildings that are part of mixed-use projects must be located close to the street. When abutting a corridor street, such buildings shall be within 10 feet inward of the property line, and for all other streets within mixed residential and commercial land use, buildings shall be within 20 feet inward of the property line, except for when buildings are set back to create plazas, open space and public amenities.
(i) This does not prevent additional buildings to be located away from the street in a multiple building setting.
(d) Corners of community centers and corridor intersections shall be treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as seating, benches, bike racks, etc.
(e) The primary access to buildings shall be visually prominent and easily accessible by pedestrians. Street frontages and intersections shall be enhanced with sidewalk, front court, plazas.
(f) Separate buildings shall be connected through pedestrian linkages delineated through landscaping, differentiated surface materials, or texture.
(g) Blank facade shall be treated with trellises, modulation of the facade, display windows, artwork, lighting, etc. [Ord. 4659 § 2, 2023.]