Mixed Use Arc PDF

Colorado Springs Mixed Use Development Design Manual
I. Introduction
Background
Mixed use is an approach to land use and development that has been steadily evolving in the United States since the 1960s. By the late 1990s, mixed use developments were incorporating many of the features of what has commonly been referred to as Smart Growth or the New Urbanism. These features included greater pedestrian orientation, an interconnected street network, accommodation of all modes of travel, a positive relationship between buildings and streets, more emphasis on building design, and more efficient use of land, to name a few. In 1997, when the City of Colorado Springs began to rewrite its Comprehensive Plan, citizens and city planners examined alternatives to the prevailing single-use, isolated parcel, automobile-oriented pattern of land use in the city. Mixed use development was an obvious choice. It represented a land use pattern with the potential to reduce reliance on the automobile, create more walkable activity centers, promote better design, support public transit use, improve land use transitions, and broaden housing choices. As this potential took shape in the formulation of City policies for land use, transportation, neighborhoods, community design, and infrastructure, mixed use development emerged as
Figure I.1 One Boulder Plaza, Colorado
Figure I.2- Southlake Town Square, Texas
Figure I.3Lowell Town Center, Colorado
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Introduction
one of the foundations of the Citys new 2001 Comprehensive Plan. The Comprehensive Plan envisions mixed use development taking place in a hierarchy of activity centers that starts at the neighborhood scale, continues on up through commercial centers of varying sizes, and culminates in large employment and regional centers. The Comprehensive Plan also allows for mixed use development in different contexts, including infill and redevelopment sites, partially developed areas, and completely new greenfield areas. In all cases, mixed-use development is seen as integrating a variety of commercial and employment uses with residential uses in a way that complements surrounding residential areas. With the exception of neighborhood centers, the potential locations of these mixed use activity centers are mapped on the Citys 2020 Land Use Map. After the completion of the Comprehensive Plan, the top priority for its implementation was identified as the drafting of amendments to the zoning and subdivision regulations that would enable and facilitate mixed use development in the city. This manual, along with the associated amendments to the zoning and subdivision codes, represents the result of that effort.
What is Mixed Use?

The Comprehensive Plan defines mixed use development as Development that integrates two or more land uses, such as residential, commercial, and office, with a strong pedestrian orientation. To supplement
Figure I.4Town Square, Southlake , Texas
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Introduction
this very simple definition, the policies of the Comprehensive Plan and the standards for the mixed use zones spell out a number of qualities that are essential to mixed use development. They include good pedestrian orientation and connectivity, the accommodation of all modes of travel, the inclusion of residential development in the mix, and the physical and functional integration of uses through careful site layout and the design of buildings and streets. These qualities distinguish mixed use from multi-use developments which may locate different uses in proximity to one another, but which do not provide viable pedestrian connections, or coherent layout and design, and rely primarily on automobiles to get between uses. Mixed use can be developed in a variety of ways, either horizontally in multiple buildings, or vertically in the same building, or through a combination of the two.
Purpose of the Design Manual

The purpose of the Mixed Use Development Design Manual is threefold. First, it is intended to serve as a central reference for all zoning and subdivision code requirements relating to the mixed use zone districts and street standards for mixed use development in Colorado Springs. Requirements and standards for mixed use development appear in various places throughout those two codes, as well as in the Subdivision Policy and Public Works Design Manual, which contains the Citys street and transportation standards.
Figure I.5Mizner Park, Florida
Figure I.6Lowell Town Center, CO
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Introduction
By bringing them all together in a single document, the Mixed Use Development Design Manual makes it easier for interested parties to reference, understand and apply City regulations relating to mixed use. Second, since mixed use development differs in significant ways from the design of the prevailing single-use development in Colorado Springs, the Mixed Use Development Design Manual is meant to provide a guide to the application of the design standards for mixed use through illustrations, visual examples, and design guidelines. Design standards are defined in the Comprehensive Plan as Written statements adopted in the Zoning Code by City Council that set forth criteria, goals or objectives for the design of particular areas, systems and elements of the city and how they relate to one other. In this case, they apply to those design standards that are codified for mixed use development both in the zoning and subdivision codes. Design guidelines, on the other hand, are defined as Written statements, explanatory material, graphic renderings and/or photographs which are intended to provide property owners and the public with specific examples of techniques and materials that can be used to achieve the stated standards. Care has been taken to frame the standards as general requirements that can be met through a number of different creative design solutions. The guidelines are suggested approaches that do not preclude alternative techniques that may meet the intent of the standard being proposed. Third, the Mixed Use Development Design Manual is a reference and a guide for designing mixed use developments where they are allowed, either as permitted or conditional uses, under other conventional zone districts. Zone districts that allow a limited mix of commercial, office, and residential as permitted uses include the OC (office complex) and C-5 (intermediate business) zones. Residential uses are also conditional in the C-6 (general business) and PBC (planned business center) zones in combination with their permitted commercial and employment uses, and in the M-1 (light manufacturing) zone with light industrial uses. In all these zone districts, there are no applicable design standards
Figure I.7 Mixed use infill, CO
Figure I.8 Mixed-use development, CO
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Introduction
or guidelines for developing a mix of uses. In these cases, the Mixed Use Development Design Manual may be used as a reference for site design techniques, even though the codified provisions and standards would not be required. When mixed use development is proposed in the PUD (planned unit development) or the SU (special use) zone districts, both of which permit the mixing of residential and nonresidential uses, conformance with the permitted uses and development standards of the new mixed use zone districts is required.
Figure I.9900 West Pearl, Boulder, CO
Organization and Overview

The Mixed Use Development Design Manual is organized into four major parts. Following this introduction, there is a description of the various ways in which the manual can be used by citizens, neighborhoods, developers, property owners, planners, designers, engineers, and decision makers to plan, design, review, and approve mixed use developments. The next section presents the mixed use zone districts, including a description of each of the three mixed use zones, procedures for establishing them, and their uses. The heart of the manual is the section on design standards and guidelines. That section is broken out into the following features: Dimensional Standards Blocks, Buildings, and Street Network Pedestrian Circulation, Access, and Connections On-site Amenities Parking Landscaping Contexts and Transitions This is followed by specific standards and guidelines, including street cross sections, for Streets Utilities Stormwater Drainage Finally, the manual concludes with a typical site layout for a mixed use center. The layout depicts a typical design and references the different physical features to the zoning and subdivision codes, in order to show how the various site elements are intended to relate to one another and work together in a mixed use development. Definitions of key terms, the list of figures, and the index are appended.
Figure I.11Mixed use site plan, CO
Figure I.10Neighborhood mixed use, CO
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Introduction
II. How to Use the Manual

Potential Uses and Users
The primary use of the Mixed Use Development Design Manual is as a reference document that can be utilized by any interested party and applied to any phase of the planning, development, and review of a mixed use project. Within that broad spectrum, some of the major users and specific uses of the manual are as follows. Citizens, including members of neighborhood organizations and nearby property owners, may use the manual as a source of information to evaluate potential impacts of mixed use development with respect to its intensity, context, connectivity, and transitions to adjacent uses. Decision makers, including members of appointed boards, the City Planning Commission, and City Council may use the manual as a reference for evaluating applications to establish mixed use zone districts. Property owners looking for potential uses for their real estate may utilize the manual to assess mixed use as a way to create and capture future value on their property. Developers may use the manual as a source book for the general parameters and particular City requirements that apply to mixed use development in Colorado Springs. City planners, as well as other City and Utilities staff, may utilize the manual as an information source and guide for reviewing, commenting, and making recommendations regarding mixed use development proposals. Engineers may wish to consult the manual as a starting point for looking at street design, site improvements, drainage reports, and utility placement. Architects, landscape architects, and designers will want to pay attention to the design standards and guidelines, particularly those pertaining to building orientation, entrances, and facades, as well as landscaping, lighting, and signage.
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How to Use the Manual
Putting the Manual to Work
For a general orientation to the manual, perusing the table of contents and the introduction is the best place to start. For a quick reference to specific topics, the index may be consulted. Those wishing to get an overview of the three mixed use zone districts and the incentives and procedures for establishing them should go directly to Section III. Mixed Use Zone Districts. Section VIII, entitled Putting It All Together is for those who want to get a picture of how a typical mixed use commercial center with offices and housing might be designed. The example layout includes references to the code sections, as well as to the design standards and guidelines, in order to show how the various pieces come together in a unified site design. Section IV. Design Standards and Guidelines first presents the basic quantitative requirements for site sizes, building heights, parking, landscaping, and other features. It then provides design guidance on the layout of specific site elements and physical features in mixed use developments. Section V. Street Standards includes the street types to be used in mixed use developments and presents standards for vehicular, pedestrian, and bicycle access, circulation, and connectivity. Those seeking guidance for planning and locating utilities and drainage facilities should go to Sections VI. and VII.
Figure II.1Neighborhood infill, CO
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How to Use the Manual
III. Mixed-Use Zone Districts

A. Zone Districts
Introduction
There are three zone districts that are specifically tailored to mixed use development in Colorado Springs. They are the Mixed Use Neighborhood Center (MU-NC), the Mixed Use Commercial Center (MU-CC), and the Mixed Use Regional/Employment Center (MU-R/EC). As their names imply, they differ in size, scale, intensity, function, location, and primary uses. This section provides an overview of the three mixed use zone districts, including a description of each zone and their particular purposes. It also maps the two contextual areas for mixed use zoning in the City and describes incentives for utilizing the zones. Finally, it lays out the procedures for establishment of the zones, including concept plans, phasing plans and development plans, and concludes with the permitted and conditional uses and required mix of uses in each zone. References to the corresponding sections of the Zoning Code are provided in parentheses, as well as throughout the text.
Purpose (7.3.701)
The primary purposes of the Mixed Use Zone Districts are to: Provide appropriate areas for and facilitate quality mixed use development in activity centers that are consistent with the Comprehensive Plans land use and transportation goals, objectives, policies and strategies; Accommodate intensities and patterns of development that can support multiple modes of transportation, including public transit and walking; Group and link places used for living, working, shopping, schooling, and recreating, thereby reducing vehicle trips, relieving traffic congestion, and improving air quality in the City; Provide a variety of residential housing types and densities to assure activity in the district, support a mix of uses, and enhance the housing choices of City residents; and Integrate new mixed use development with its surroundings by encouraging connections for pedestrians and vehicles and by assuring sensitive, com-
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Mixed-Use Zone Districts
patible use, scale, and operational transitions to neighboring uses.
Descriptions and Typical Locations of MixedUse Zone Districts (7.3.703)

MU-NC - Neighborhood Center Mixed Use Zone District
This district is intended to accommodate development of neighborhood centers as described in 7.2.201 of the Zoning Code. Neighborhood centers are intended to be small, low impact, limited use centers. They are typically pedestrian and bicycle-oriented, with limited automobile access and parking. Neighborhood centers are generally well-integrated into the fabric of the surrounding residential area. They are intended to serve as an amenity for residents of the immediate neighborhood and support a variety of uses. Neighborhood centers should generally include a limited range of convenience goods and services in keeping with the character and scale of the surrounding neighborhood. Primary uses generally include a
Collector
Retail/Services
Office/ Retail
Parkway
Retail/ Restaurant
Figure III.1- Neighborhood center concept
Townhouses
Residential
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limited mix of small-scale neighborhood-serving retail, office, service, civic, and attached residential uses. Neighborhood centers may also include establishments such as medical offices, beauty shops and restaurants. Auto-related uses or other uses that produce noxious fumes or excessive light and noise are prohibited within a neighborhood center. Appropriate residential types may include second floor units located above retail uses, and townhouses. Drive-up and drivethrough uses are excluded.
Collector
Location
Residential
Parkway
MU-NC
Collector
Figure III.2- MU-NC typical location
The location of a proposed neighborhood center MUNC zone district should take advantage of daily activity patterns, such as at the corner of a residential collector street, at the entrance to a neighborhood, or in conjunction with a park, school, civic use, or public space. To serve its purposes, the MU-NC district should be sited at the edges of a residential neighborhood, at a collector and arterial street intersection or a collector and local street intersection. MU-NC zone districts should typically be located at least one (1) mile apart from the same type of activity center or MU zone district.
MU-CC - Commercial Center Mixed Use Zone District

This district is intended to accommodate development of commercial centers as described in 7.2.201 of the Zoning Code. Commercial centers are activity centers that may vary in size and service area. They can serve several neighborhoods within a surrounding residential area with a mix of retail, office, service, civic and attached residential uses, or they can accommodate large retail establishments and serve a number of residential areas and neighborhoods over a significant portion of the City. Small commercial centers range between ten (10) and thirty (30) acres in size. They are typically anchored by a grocery store, with supporting establishments including, but not limited to, variety, drug and hardware stores, and establishments such as medical offices, beauty shops and restaurants. Secondary uses include other supporting, neighborhood-oriented uses such as schools, small offices, day care, parks and civic facilities, as well as residential uses. Appropriate residential types may include second floor units located above retail uses, townhouses, and small lot, single-family detached homes. The integration of residential uses helps to assure extended hours of activity within the district and support a mix of uses. The district balances automobile access from arterial streets with transit ori-
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Parkway
Grocery
Retail/Apts.
Office/Apts.
Office/Apts.
Retail/Apts.
Parkway
Large Retail
Figure III.3 Commercial center concept
entation, pedestrian and bicycle access and circulation, and provides good transitions and connectivity with the surrounding neighborhoods. Large commercial centers are typically greater than thirty (30) acres in size and include a mix of commercial with supporting office, service, medical, residential and civic uses. Uses generally include large-scale retail uses that provide major durable goods shopping, restaurants and services to multiple residential areas. A variety of integrated uses should be provided, including concentrated office, research and development, institutional, and civic uses. Supporting uses include residential, service, entertainment, eating and drinking establishments, and medical uses. Higher density residential is also a critical component of the large commercial center. Activities and uses should be concentrated and mixed in order to create more diversity and synergy between uses, combine destinations, support more effective transit service, and provide viable pedestrian and bicycle access and circulation. Mobility choices should be integrated by providing transit, pedestrian and bicycle connectivity within the center as well as to adjoining areas.
Collector
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Aging single or limited-use local commercial centers and corridors should be redeveloped as MU commercial centers under this zone.
Location
Parkway
Parkway
In general, the location of MU-CC zone districts should balance automobile access from arterial and collector streets with transit orientation and pedestrian and bicycle access and circulation, and provide good vehicle and pedestrian connectivity to surrounding residential areas. Small MU-CC zone districts shall be located at a minimum of one mile apart and distributed to serve multiple neighborhoods with access from arterial and collector streets. Large MU-CC districts shall be located to serve significant subareas of the City with access from major arterials or expressways.
MU-CC
Collector
Figure III.4- MU-CC Typical Location
MU-R/EC - Regional / Employment Center Mixed Use Zone District

This district is intended to accommodate development of regional/employment centers as described in 7.2.201 of the Zoning Code. The regional/employment district is for large, intensive activity centers that combine the uses of commercial centers and employment centers and serve the city and region as a whole. The MU-R/EC district should be utilized for significant and mutually supportive combinations of commercial and employment activities. Because of their size, both sets of activities function as regional centers in terms of market for retail and employment opportunities. Higher density residential use is also a critical component of a regional/employment center in order to assure extended hours of activity within the district and provide support for a mix of uses. Uses should include a mix of commercial and employment uses integrated in a single, mutually supportive regional destination. These uses may range from regional mall anchor stores, government offices, and corporate headquarters to specialty retail and higher density housing. They may also include research and development uses, major service and office center complexes, and major educational facilities, as well as warehousing and industrial uses. Supporting uses may include restaurants, hotels, entertainment, childcare, civic activities, business services, lodging for business travelers, and multifamily residential uses if part of an
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6 Lane Parkway
Office
Office
6 Lane Parkway
Retail/Office
Retail
Retail/Office
Live/Work
Live/Work
Live/Work
Retail
Residential
Service
Residential Figure III.5- Regional/Employment center
overall planned development. As with the large commercial centers, activities and uses should be concentrated and mixed in order to create more diversity and synergy among uses, combine destinations, support more effective transit service, and provide viable pedestrian and bicycle access and circulation. Mobility choices should be integrated by providing transit, pedestrian and bicycle connectivity within the center as well as to adjoining areas.
A MU-R/EC zone district should typically be located at the intersection of two major arterial streets, along major arterial roads, along the citys planned transit system, near other major regional transit terminals, or in close proximity to limited access freeways and interstate highways. Concentrated employment activities should be located within MU-R/EC zone districts whenever possible. Sites with direct access to existing or planned major transportation facilities and compatibility with adjacent land uses are appropriate for the MUR/EC zone district.
Parkway
Location
Parkway
MUR/EC
Figure III.6MU-R/EC typical location
Rest.
Rest.
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B. Establishment of Contextual Areas in City (7.3.705)

For the purposes of applying the MU development standards in chapter 7, articles 3 and 4 of the Zoning Code, the City hereby establishes two (2) contextual areas within the City: (1) the Older/Established Contextual Area, and (2) the Newer/Developing Contextual Area. These areas are depicted on the map below. The Older/Established Area is generally defined as that area of the City established prior to 1985. New development within the Older/Established Contextual Area is considered infill and redevelopment, as defined in article 2. The Newer/Developing Contextual Area is generally defined as those areas of the City established later than 1985.
Figure III.7 Map of Contextual Areas The Infill boundary is equivalent to the boundary of the Older/Established Contextual Area. All land areas outside of the Older/Established Contextual Area boundary are included in the Newer/Developing Contextual Area.
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C. Incentives in the Mixed-Use Zoning Districts (7.3.708)

Regulatory incentives are provided in the MU zoning districts to encourage and facilitate creative MU development. Following is a summary of the incentives provided and cross-referenced to the applicable Zoning Code sections: 1. Broader application of staff authority to grant administrative relief from specified development and design standards to development in the new MU zoning districts. (7.5.1103.B.). 2. Modifications of certain standards that reflect less demand in MU projects, such as off-street parking. (7.4.203). 3. Alternative Compliance: An applicant may propose alternative compliance to the strict application of design standards, such that the alternative: (1) achieves the intent of the subject design standard to the same or better degree than the subject standard; (2) achieves the mixed-use goals and policies in the comprehensive plan to the same or better degree than the subject standard; and (3) results in equivalent or better benefits to the community than compliance with the subject design standard. Features which may be substituted or modified to achieve alternative compliance include but are not limited to:

Pedestrian walkways through parking lots; 7.4.703(B)(3). Pedestrian passthrough requirement, 7.4.703(D). Maximum block length requirements, 7.4.1203(B). Alternative site layout and building orientation, 7.4.1205(C). For infill development and redevelopment sites containing no more than twenty-five acres and bordered by developed land along the entire perimeter (excluding intervening public streets), existing onsite and offsite features that are equivalent in function to those required under article 4, part 7-12 may be substituted or modified as alternative compliance to meet the MU standards. Existing features which may be substituted or modified to achieve alterna-
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tive compliance include, but are not limited to: streets, alleys, street crossings, tree lawns (parkways), sidewalks, pedestrian walkways, building entrance orientation, building and entrance design, and streetscape design. The procedures and criteria for alternative compliance are presented under D. Process below. 4. A longer term of approval for concept plans. See 7.5.504(C) (Expiration) and 7.9.101(B). 5. Longer vesting of property rights connected with an approved development plan. See 7.5.504(C) and 7.9.101(B). 6. A greater number and variety of uses allowed in the MU zone districts versus in the other base zone districts. See 7.3.704. 7. Use of Special Districts. The City will generally support the formation and utilization of a special district in a MU zone district, when the proposed improvements, infrastructure, and maintenance services of the special district will fulfill the mixed use site development standards as set forth in article 4, parts 7-12 of the Zoning Code and the Mixed Use Development Design Manual.
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D. Process
Establishment (7.3.702)
Mixed Use Concept Plan
The application to establish a MU zone district shall include a MU concept plan that describes and illustrates, in written and graphic format, the intended locations and quantities of proposed uses, the layout of proposed vehicle and pedestrian access and circulation systems, provision of transit facilities, and areas designated to meet requirements for open space, parking, on-site amenities, utilities and landscaping. It shall include statements or conceptual plans describing how signage and lighting will be designed in a unified and integrated manner on site. In addition, the MU concept plan shall indicate how the proposed uses will relate to the surrounding properties. The submittal of a concept statement in lieu of a MU concept plan shall not be permitted. The requirement for a MU concept plan is waived if a complete development plan for the entire zone district is submitted.
Review Criteria
In addition to the review criteria for all concept plans set forth in article 5, part 5 of the Zoning Code, the following review criteria shall apply to MU zone concept plans. General Is the proposed MU concept plan consistent with the Comprehensive Plan, the 2020 Land Use Map and all applicable elements of the Comprehensive Plan? Is the proposed MU concept plan consistent with any City-approved master plan that applies to the site?
Mix of Uses Are the mix and location of principal uses consistent with the intent and standards of the applicable MU zone district? Is the residential use well integrated with other uses, and do the proposed housing types and densities assure activity and support the mix of uses in the development? Do open spaces serve as amenities and support transportation modes such as walking and bicycling? 19
Are build-to lines established along perimeter streets located to support a pedestrian-oriented streetscape?
Access and Circulation Systems Do vehicular and pedestrian ways provide logical and convenient connections between proposed uses, and to existing or proposed uses located adjacent to the proposed MU center, and do they establish a high level of connectivity? Does the hierarchy of perimeter and internal streets disperse development-generated vehicular traffic to a variety of access points, discourage through traffic in adjacent residential neighborhoods, and provide neighborhood access to onsite uses? Are existing or proposed transit routes incorporated into the MU center through the location of appropriate transit facilities, and related pedestrian improvements?
Parking Are automobile and bicycle parking areas located to support principal uses, minimize potential negative impacts on adjacent properties, discourage an exclusive automobile orientation and provide a safe environment for pedestrians, motorists, cyclists and transit users? General Utility Infrastructure Do the general utility layout, proposed right-ofways, utility corridors and easements show appropriate points of connection for water, wastewater, natural gas, electric and telecommunication utilities? Is the capacity, age and condition of utility infrastructure sufficient to meet the needs of the MU center at build-out, and if not, have proper relocation, replacement or other modifications been shown?
On-Site Amenities and Landscaping Do the general location and type of on-site amenities provide desirable open space, create an inviting image, enhance the pedestrian envi-
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ronment and offer spaces for people to gather, interact, and rest? Do landscaping themes that relate to individual streetscapes, internal landscaping, parking lot landscaping and buffers contribute ecologically and aesthetically to the character of the MU center and support a pedestrian-friendly environment? Are areas of unique or significant natural features integrated into the MU center?
Signage and Lighting Systems Does the lighting system unify the development and is it compatible with and does it complement surrounding neighborhoods? Are signage themes designed to unify the MU center?
Consideration of Context and Transitions to Adjacent Areas Do the proposed transitions ease the progression from more intense to less intense land uses and building masses and mitigate visual impact, uses or activities that could be reasonably regarded as nuisances by neighbors?
Mixed Use Concept Plan Amendments

In addition to the review criteria for all concept plans set forth in article 5, part 5 of the Zoning Code, the following review criteria shall apply to MU zone concept plan amendments. An MU concept plan amendment application shall be submitted when: There is a proposed change in the general location of an approved principal use, or There is a proposed change in the amount, type or density of residential uses, or There is a proposed change in pedestrian or vehicular circulation systems, right-of-ways, utility corridors or easements, or There is a proposed change of use that would change the location or amount of required parking, or 21
There is a proposed change in uses that would change trip generation calculations, or There is a proposed change to an existing phasing plan.
A MU concept plan amendment request shall include maps of the entire MU zone district, and shall update all development information in written and graphic format since adoption of the MU concept plan or the most recent amendment.
Expiration of a MU Concept Plan

A MU concept plan shall expire under any of the following circumstances: Six (6) years have occurred since approval of the MU concept plan and no development plan that implements the MU Concept Plan has been approved; or Six (6) years have occurred since approval of a development plan that implements the Mixed Use Concept Plan.
Extension of a MU Concept Plan

A one (1) year extension may be issued by the Director, provided that a written request has been received prior to the expiration of the MU concept plan, and the Director has determined that no major changes in the citys development standards, or changes in the development pattern of the surrounding properties has occurred.
Phasing Plan
An application to establish a MU-CC or a MU-R/EC zone district shall include a phasing plan that describes and illustrates, in written and graphic format, implementation of the MU concept plan when development is anticipated to occur in multiple phases over a number of years. A phasing plan shall be a working document used to identify the sequence, timing and responsibility for construction of necessary utilities and infrastructure. The requirement for a phasing plan is waived if a complete development plan for the entire zone district is submitted. The phasing plan shall show how the project is to be incrementally developed. It shall show the phasing of
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principal uses, transition tools, pedestrian improvements, streets, utilities, drainage improvements, building areas, parking, and interim uses. It shall relate the development phases to infrastructure requirements for each phase. If a phased project proposes a disproportionate share of the mix of uses, open space, landscaping, recreational facilities or other common amenities to future phases, assurances are required so that if the future phases are not developed, a sufficient mix of uses, open space, landscaping, recreational facilities or common amenities shall be provided for the phases actually developed. Assurances shall be in the form of a letter of credit, escrow or recorded agreement by the mortgage holder, or if none, by the property owner guaranteeing the development of common amenities. Assurances shall be submitted before a phasing plan for the MU zone district is approved.
Finally, an amendment to a phasing plan shall be processed as an amendment to a concept plan.
Development Plan
Before building permits may be issued in a MU zone district, a development plan that implements the approved MU concept plan, if any, and this Zoning Code must be approved. Diversification of ownership shall not be considered a valid basis or justification for a variance or an amendment to a previously approved development plan. All development in MU zone districts shall be in conformance with the approved development plan.
Review Criteria
In addition to the review criteria for all development plans set forth in article 5, part 5 of the Zoning Code, the following review criteria shall apply to development plans in MU zone districts. Is the proposed development plan consistent with the Comprehensive Plan, the 2020 Land Use Map and all applicable elements of the Comprehensive Plan? Is the proposed development plan consistent with the intent and purposes of this Zoning Code? Does the proposed development plan implement the concept plan, if any?
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Does the proposed development plan implement the phasing plan, if any? Does the proposed development plan demonstrate how the applicable MU zone district purposes, requirements, and standards as set forth in 7.3.703, 7.3.704, 7.3.705, 7.3.706 and 7.3.707 are met? Does the proposed development plan demonstrate how the applicable MU zone district lighting standards as set forth in 7.4.102(D) are met? Does the proposed development plan demonstrate how the applicable MU zone district parking standards as set forth in 7.4.202, 7.4.203, 7.4.205 and 7.4.208 are met? Does the proposed development plan demonstrate how the applicable bicycle parking and facilities standards as set forth in 7.4.209 are met? Does the proposed development plan demonstrate how the applicable MU zone district landscaping standards as set forth in 7.4.320, 7.4.322 and 7.4.323 are met? Does the proposed development plan demonstrate how the following applicable MU site development standards are met? Pedestrian and bicycle standards as set forth in article 4, part 7. Transit standards as set forth in article 4, part 8. Vehicle access and circulation standards as set forth in article 4, part 9. On-site community amenities standards as set forth in article 4, part 10. Transition standards as set forth in article 4, part 11. Site development and design standards as set forth in article 4, part 12.
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Procedures and Criteria for Compliance
Alternative
Alternative compliance is a procedure that allows development to occur where the intent of the Zoning Code and the design standards for mixed use are met through an alternative design. It is not a general waiver of regulations. Rather, it permits a site-specific plan to incorporate an alternative design that is equal to or better than the strict application of a design standard in meeting the intent of both the particular MU zone district and the applicable standard. If a concept plan or development plan is to include a request for approval of alternative compliance, a presubmittal conference is required to determine the preliminary response from City Planning. Based on that response, the application for a concept plan or development plan shall include sufficient explanation and justification, in both written and graphic form, for the alternative compliance requested. A request for approval of alternative compliance may include proposed alternatives to one or more design standards. To grant a request for alternative compliance the following criteria must be met: 1. The proposed alternative achieves the intent of the subject design standard to the same or better degree than the subject standard. 2. The proposed alternative achieves the mixed-use goals and policies in the Comprehensive Plan to the same or better degree than the subject standard. 3. The proposed alternative results in benefits to the community that are equivalent to or better than compliance with the subject design standard. Alternative compliance shall apply to the specific site for which it is requested and does not establish a precedent for assured approval of other requests.
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E. Uses
Permitted, Conditional and Accessory Uses (7.3.704)
The following table shows the land uses allowed in the MU zone districts. Principal permitted uses are shown as P, conditional uses are shown as C, and accessory uses are shown as A. If a listed use is not marked with a P, C, or A in a particular zone district, that use is prohibited in such zone unless otherwise allowed by the City through a use variance ( 7.5.803). Any similar use not listed in the table may be allowed as a principal, conditional, or accessory use in a MU zone district where similar uses are allowed in conformance with 7.2.108. The uses allowed in these districts are subject to the standards in this part 7 (MU districts), the applicable parking, landscaping, sign, and other general site development standards in article 4, and the applicable administrative and procedural regulations in article 5. The following table lists the permitted, conditional and accessory uses in the MU zone districts. Those zone districts denoted by an asterisk (*) are subject to the additional standards for specific land uses found in 7.3.707.
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Table 1 Permitted, Conditional and Accessory Uses in Mixed Use Zone Districts
Residential Use Types
Accessory Dwelling Unit Duplex on an individual lot Dormitories Human Service Establishment Human service facility Hospice Nursing Home Youth Home Human service home Human service residence Hospice Youth Home Family Care/Foster Adopt Home Human service shelter Health Care Support Facility Live/Work Structure Manufactured Home Multi-family dwelling Above First Floor Apartment Condominium Townhouse Retirement home Rooming house Single Family Detached Dwelling on individual lot Manufactured Home P* P* P* MU-NC A* P P C C C C P P P P P C C P P P P P P P MU-CC A* P P P P P P P P P P P P P P P P P P P P P P P P P P C C P C P C P P C P C P P MU-R/EC A* P P P P P P P P P P P P P P P P P P P P P P P P P P C P P C C P C P P P P P P
Office Use Types

Financial services General offices Medical offices
Commercial Use Types

Agricultural sales and service Automotive and Equipment Services Automotive rentals Automotive repair garage Automotive sales Automotive wash Auto Service Body and fender repair services Bar Bed and breakfast inn Building maintenance services Building office support services Business park Commercial center Communication services
C P*
C P*
Construction sales and services: Completely enclosed Includes outside activities Consumer convenience services Consumer repair services Exterminating services Food sales: Specialty food sales General food sales Convenience food sales Funeral services
P* P*
P C P P
P P P P P
P*
P P P P
P P P P Mixed-Use Zone Districts
P* C
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MU-NC
MU-CC P P P P C P P P P P
MU-R/EC P P P P C P P P P P
Commercial Use Types (cont.)

Neighborhood Serving Retail equal to or less than 5000 Mid-size Retail greater than 5000 sq. ft. and less than Large Retail greater than 50,000 sq. ft. Hotel/Motel Kennels Liquor sales Personal improvement services Personal services Pet services Pharmacy Recreation, commercial: Indoor entertainment Indoor sports and recreation Outdoor entertainment Outdoor sports and recreation Restaurants: Drive-up or fast food Sit down - served at table Outdoor Seating Sexually Oriented Business Surplus sales Teen club/Young Adult Club Veterinary service (small animals) Completely enclosed structure P*
P* P* P* P* P*
P* P*
P P P P
P P P P P P P C C C P
P* P* P
P P P C C C P
P*
Civic Use Types

Administrative/Safety services Club (Membership, Social and Recreational)) Cultural services Day care services Educational institutions Charter School College and university Non-public schools Proprietary schools Public schools Hospital Public assembly Public Parks and Recreation (Including Public Plazas) Religious institution Semi-Public Community Recreation Social service center P* P* P* P* P P P P C C C P C P P C* P C P P P P C C C P C P P P P P P
P P* P* P*
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Industrial Use Types

Custom manufacturing General Industry,Light Limited General Retail Services Manufacturing Research and development
MU-NC P*
MU-CC P
MU-R/EC P P A
Parking Use Types
Parking lot/surface parking (as a principal use) Private Public Private Public A P P P P P P P C C P C C P P P P P P P P C C P C C P
Parking structure
Transportation Use Types

Transportation terminal Transit Station Transit Shelter
C P C C P C C P
Miscellaneous Use Types

Broadcasting Tower Free-standing facility Roof/building mount Roof/building mount which exceeds height limit Stealth Free-standing facility
J. Transition Use Types
Additional Standards for Specific Land Uses (7.3.707)

Access to Components in a Vertical MU Building: Separate pedestrian access and entrances shall be provided for the different uses within a vertical MU building. Accessory Dwelling Units: Accessory dwelling units are allowed in any MU zone district as an accessory use to a principal single-family detached, duplex and townhouse dwelling. Accessory dwelling units within a MU zone district shall comply with the accessory dwelling unit standards applicable in the traditional neighborhood development zone district ( 7.3.102(J)). Accessory Limited General Retail Services: Limited general retail services are allowed as an accessory use to a principal industrial use type only. They may be operated on the same lot as the principal industrial use and in conjunction with uses that are specifically allowed in a specific district. In the MU-R/EC zone district, such accessory retail sales must be conducted within the same building as the principal permitted use.
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Automobile Service and Repair: This use shall meet the following conditions: Body and fender repair service is a conditional use only in the MU-CC and MU- R/EC zone districts; All work is done within an enclosed building; Outside storage of automotive parts or junk vehicles is prohibited; and, The nearest point of the building in which the activity occurs is more than one hundred (100) feet from the boundary of a residential district or use measured in a straight line.
Live/Work Units: Live-work units are subject to the following standards in addition to those requirements cited in 7.2.201:
Figure III.8 Live/work units
Multiple live-work units may occur in one (1) structure. On-premises signs are limited to no more than two (2) non-animated, non-illuminated wall or window signs collectively not exceeding eight (8) square feet in total area.
Liquor Establishment: On-premise liquor establishments in the specified zone districts shall be located no closer than two hundred feet (200) from any residentially used or zoned property. The measurement shall be from the property/lot line of the liquor establishment to the property/lot line of the residentially zoned/used property. The distance requirement shall not apply if the residentially zoned property is separated from the property of the liquor establishment by a major street as defined in the City's Subdivision Code. The distance requirements of this subsection shall not apply to an on-premise liquor establishment that is also a restaurant if the bar area does not constitute more than thirty-five percent (35%) of the floor area. Outdoor Storage: In the MU-NC zone district, outdoor storage of any materials related to nonresidential uses is prohibited. In the MU-CC and MU-R/EC zone districts, outdoor storage is allowed as an accessory use to a non-residential use if it is enclosed on all sides by
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a screening wall or solid fence which is at least six feet (6) in height. In no event shall materials be stacked or stored to exceed the height of the screening fence or wall. Size Limits on Individual Uses in the MU-NC Zone District: In order to minimize the impact of nonresidential uses within a MU-NC zone district on the surrounding residential neighborhood, the specific uses subject to this provision, as shown in the Use Table in 7.3.704 above, may not exceed five thousand (5,000) square feet in gross floor area in any single building. Veterinary Clinics and Animal Hospitals: All activities must be conducted within a totally and permanently enclosed, soundproofed building and are restricted to small animal care with boarding of animals overnight only due to the animals medical condition and associated treatment at the clinic/hospital. Required Mix of Uses To ensure a balance between housing, retail, office, and other commercial development within the MU zone districts, the following standards shall apply:
Table 2 Required Mix of Uses

Mixed Use Zone District Standard: Mininum Number of Principal Use Types [2] [3] Residential Use Required as Part of Mix? Minimum Percentage Total Gross District-Wide Acreage for Residential Use [1] [2] Maximum Percentage Total Gross District-Wide Acreage Occupied by a Single Use Type
MU-NC MU-CC <30 ac MU-CC 30+ ac MU-R/EC
2 Yes N/A N/A
3 Yes N/A 80%
3 Yes 10% 80%
3 Yes 10% 80%
[1] Creit for Residential Units in a Vertical Mixed-Use Building: Credit for Residential Units in a Vertical MU building: As applicable, the total acreage of a site developed with a vertical MU building containing multi-family dwelling units above the first-floor shall be credited toward meeting this minimum 10% standard. [2] Substitution of Adjacent Residential Uses: As applicable, existing residential uses immediately adjacent to a MU zone district that meet the same standards for minimum density and vehicular, pedestrian and bicycle connectivity as residential uses within the zone district, and are within at least a quarter-mile distance from the boundary of the zone district, shall be credited toward meeting the required residential use and the minimum 10% standard. [3] Residential is a required use type in all MU zone districts. Other principal use types are listed in Table 2: Permitted, Conditional and Accessory uses.
Mix of Uses Required in Phased Developments

Subject to the overall mix of use ratios established under 7.3.702(A), phased development in a MU- CC or MU- R/EC zone district shall include a mix of approved principal uses either in each phase, so that no one type of use is developed exclusively in the district at any one time, or in successive phases, so that the
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required mix is developed with the sequential completion of successive phases. If the first phase includes only one of the proposed mix of uses, then the completion of one or more subsequent phases with another of the proposed mix of uses must occur within six (6) years from the approval date of the original concept plan. For purposes of this provision, the land area of a site or parcel developed with a vertical MU building containing two non-residential uses shall be allocated proportionately according to the square footage of the different non-residential uses contained in the building. For residential uses, the total acreage of the site developed in a vertical MU building containing multifamily dwellings above the first floor shall be credited toward the meeting the residential use requirement.
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IV.
Design Standards and Guidelines
One of the purposes of the Mixed Use Development Design Manual is to act as a guide for applying site development and design standards to mixed use projects by providing written guidelines, illustrations, and visual examples. Design standards for mixed use development are codified requirements in the Zoning or Subdivision Code. Design guidelines, on the other hand, provide property owners and the public with examples of techniques that can be used to achieve the standards. The standards are general requirements that can be met through a number of different creative design solutions. The guidelines are suggested approaches that do not preclude other alternative techniques from also being proposed as long as they meet the intent of the standards. This section starts out with a listing of the quantitative, dimensional standards that apply to the MU zone districts. Following that is a series of site design standards and guidelines for block and street layout, building placement, access and circulation, connectivity, public amenities, parking, landscaping, and transitions. The section concludes with standards for transit facilities, lighting, and signage. Taken together, these standards and guidelines represent a package of general site layout requirements and site design approaches for mixed use development in the three MU zone districts. Additional standards specifically related to street design, utilities, and drainage can be found below in their own separately titled sections. Each set of design standards below begins with a brief introduction and a purpose statement followed by the applicable codified standards and, in most cases, associated guidelines. Where no standards have been codified, only guidelines may be provided. Both standards and guidelines are illustrated as needed.
A. Development (Dimensional) Standards (7.3.706)

Introduction
The following table lists the dimensional standards for the MU zone districts. These standards include the minimum and maximum district size, minimum lot area, maximum building height, and applicable build-to lines (Figure IV.1). Other dimensional standards that apply to landscaping, parking, signs, fences, lighting and preservation areas in the MU zone districts are listed in Article 4 of the Zoning Code.
Figure IV.1Build-to lines
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Table 3 Development (Dimensional) Standards Mixed Use Zone Districts

STANDARDS MU-NC MU-CC MU-R/EC NOTES TO TABLE/ADDITIONAL REGULATIONS
DISTRICT SIZE
Minimum District Size Maximum District Size none 10 ac 10 ac none 50 ac none
MINIMUM DISTRICT-WIDE AVERAGE FLOOR AREA RATIO (FAR)

Calculation: FAR is calculated as an average across the entire zone district-i.e.each individual building site or lot does not need to meet the minimum FAR as long as the minimum FAR is met across the entire zone district. FAR shall be calculated based on the gross land area in the district measured from adjacent street center lines. Applied to Vertical Mixed Use Buildings. The total gross floor area devoted to non-residential uses in a vertical mixed use building shall be included in the calculation of minimum FAR. Administrative Relief. Administrative relief may be granted for up to a 12% reduction or a minimum of .22 FAR based on physical site constaints of topography, drainage, and the preservation of significant natural features.
N e w e r / De v e l o p i ng Contextual SubArea
none
0.25
0.25
Older/Established Contextual Subarea Maximum FAR
none none
0.25 none
0.25 none
MINIMUM RESIDENTIAL DENSITY

Newer/Developing Contextual Area none 8 dwelling 8 dwelling units per units per acre acre Calculation: Residential density shall be measured as an average over the gross land area of only the residential portion of the planned site or zone district. Exemption: Subject to the mix of use requirements in 7.3.702 above, when residential uses in a mixed-use center are all contained in vertical mixed-use buildings, the development shall be exempt from this minimum residential density requirement. Credit for Residential Density in Vertical Mixed-Use Buildings: Subject to the mix of use requirements in 7.3.702, when an activity center contains land area devoted to residential uses in single-purpose buildings, any additional residential dwelling units contained in vertical mixed-use buildings within the Mixed-Use center may be credited toward meeting this minimum residential density requirement.
Older/Established Contextual Area
none
8 dwelling 8 dwelling units per units per acre acre
MAXIMUM BUILDING HEIGHT

Newer/Developing 35 feet Contextual Sub Area 45 ft1,2,3 65 ft1,2,3 1. 2. Except in the MU-NC district, requests for additional height shall are be subject to the standards and criteria in HR-High Rise Overlay Zone (7.3.503). To provide a sensitive transition between land uses of different intensities, any portion of a building within a mixed-use zone district located within 100 feet of a single-family or two-family dwelling shall not exceed 40 feet in height Additional height may be allowed when a parking structure is integrated into the design of a building housing a principal use, as stated in 7.4.208 (Parking Structures).
The maximum building height shall not exceed the lesser of: [1] 125% of the average height of buildings located on the same Older/Established and facing block Contextual Area faces; or [2] 5 feet more than the existing height(s) of the immediately adjacent building or buildings.
3.
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STANDARDS
MU-NC
MU-CC
MU-R/EC
NOTES TO TABLE/ADDITIONAL REGULATIONS
FRONT BUILD-TO LINES (BY STREET TYPE)

Perimeter or Internal Streets (by Mixed Use Street Classification) The maximum front build-to line requirements shall apply to both street sides of a corner lot or site. The maximum front build-to line applies to principal and accessory buildings and structures, but not including off-street surface parking lots/areas or entryway features or signage. For perimeter parkways or arterial streets, the build-to line for the entire length of the street frontage along the zone district shall be set wiithin the 0 to 25 build-to area on the Concept Plan. The primary faade of each building may vary up to a maximium of ten feet behind the build-to line as set on the Concept Plan, but shall not extend beyond the maximum 25 build-to area. For perimeter parkways or arterial street frontages that form the boundary of a mixed use zone district, if 50% or more of the entire length of the street frontage along the zone district is occupied by building wall, then the edge of the parking areas, including screening walls, adjacent to the buildings may be pulled up to within 4 of the building faade. If less than 50% of the entire length of the street frontage along the zone district is occupied by building wall, then the edge of the parking areas, including screening walls, adjacent to the buildings must be set at the maximum 25 build-to line. The maximum front build-to line requirements shall apply only to the lower 30 feet or first two stories, whichever is less, of a building, and higher portions of the building may be stepped back further from the front property line. To encourage pedestrian-friendly streets by bringing buildings close to pedestrian sidewalks and ways, the City encourages principal nonresidential buildings to be built to the back edge of the public sidewalk (zero (0) feet build-to line), except as necessary to allow room for outdoor seating and service areas, outdoor sales and displays, landscaping, emphasized entryways integral to the building design, and similar pedestrian and customer amenities. The build-to area between the front property line and the front building wall of residential strucutures may be used to provide space for privacy, landscaping, private courtyards/ open areas, emphasized entryways integral to the building design, and similar resident amenities.
Expressway
Not applicable
Parkway6 Lane
Min: 0 ft. Max: 25 ft.
Parkway4 Lane
Min: 0 ft. Max: 25 ft. Min: 0 ft. Max: (No residential on ground floor): 5 ft. Max (Residential on ground floor): 15 ft. Min: 0 ft. Max: (No residential on ground floor): 5 ft. Max (Residential on ground floor): 15 ft. Min: 0 ft. Max: (No residential on ground floor): 5 ft. Max (Residential on ground floor): 10 ft. Minimum 30 building-face-tobuilding-face separation across width of alley
Entry/Spine Street
Collector Street
Local
Minimum Building Separation on Alleys
Figure IV.2Parking with less than 50% building frontage
Figure IV.3Parking with 50% or more building frontage
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B. Blocks, Buildings and Street Networks

Introduction
The single most important element in the physical and functional integration of mixed use development is pedestrian orientation. The overall layout of a mixed use project is built around a viable pedestrian realm that includes the pedestrian-friendly improvements necessary to generate a high level of pedestrian activity. The framework for a pedestrian-oriented layout has three main components: 1) a block structure that reflects a walkable arrangement and positioning of uses, 2) building placement, orientation, and design to enhance the pedestrian environment and streetscape within that structure, and 3) a street network to define the block edges, create continuous pedestrian connections, and integrate pedestrian travel with other modes of transportation.
Figure IV.4 A rational block pattern with connected streets
Purpose
This part is intended to provide pedestrian-oriented development by establishing well-defined pattern of walkable blocks and intersecting streets, by ensuring that building facades and streetscapes are designed to be human-scaled and pedestrian friendly, by ensuring that buildings relate appropriately to surrounding development, by creating a heightened sense of place, by providing safe, efficient and convenient vehicular access and circulation patterns, and by promoting pedestrian-friendly new development in MU zone districts.
Blocks
Standards (7.4.1203)
1. Block standards shall apply to all development that contains four (4) acres or more of gross land area. 2. All development shall be arranged in a pattern of interconnecting streets and blocks, while maintaining respect for the natural landscape and floodplain. 3. Each block face shall range between a minimum of two hundred (200) feet and a maximum of six hundred (600) feet (Figure IV.5). 4. The average block face across each development site and the entire MU zone district shall be a maximum of five hundred (500) feet. 5. For block faces that exceed four hundred (400)
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feet, a mid-block pedestrian passthrough (Figure IV.6) shall be provided connecting opposite sides of block faces. 6. An applicant may submit alternative block standards, provided that such alternative achieves the intent of the above standards and the procedures and criteria of 7.3.708(C) Alternative Compliance.
Figure IV.5 Block standards
Guidelines
1. An enhanced drive aisle should be used to frame block frontages that consist entirely of surface parking areas. 2. For blocks that contain non-residential uses, midblock through-alleys are encouraged to enable secondary vehicle access. 3. A block is defined as a tract of land bounded by streets, or a combination of streets and public parks, cemeteries, railroad right of way, shorelines of waterways, or boundary lines of municipalities.
Figure IV.6 Mid-block passthrough
Building Entrance Orientation

Standard (7.4.1204)
All buildings shall have at least one building entrance
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oriented toward an abutting internal or perimeter street with on-street parking, or toward an on-site pedestrian walkway connected to a public sidewalk.
Guidelines
1. The primary public entry to the building should be visually obvious and emphasized through the use of such architectural treatments as differing colors or materials, arches or arcades. 2. A building adjacent to on-street parking should have an entry on that side. 3. A building adjacent to an internal street or perimeter street with a sidewalk should have an entry on that side. 4. Other building entrances may face other streets, off-street parking areas, or loading areas. 5. Building entrances should provide shade from the sun and weather protection for pedestrians. This may involve overhangs that are at least 48 inches deep, arcades, roofs, porches, alcoves, porticos, awnings, or any combination of these features (Figure IV.7). 6. When a building has frontage on more than one street, it should have an entrance on each frontage; 7. When a building is located on the corner of a block, it should have an entry at the corresponding cor48 ner of the structure (Figure IV.8).
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Figure IV.7 Overhang examples
Figure IV.8 Building orientation
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Figure IV.9 Buildings oriented towards spine street
Figure IV.10 Buildings oriented towards plaza
Site Design For Multiple Building Developments

Standard (7.4.1205)
All buildings shall be arranged and grouped so that their primary orientation complements adjacent, existing development, as applicable, and is consistent with one of the following site layouts: Buildings orient toward, frame and enclose a main pedestrian and/or vehicle access corridor within the development site, including an entry/ spine street (Figure IV.9); or Buildings orient toward, frame and enclose on at least three sides, parking areas, public spaces or other on-site amenities (Figure IV.10); or Buildings orient toward and frame the corner of a perimeter or internal street intersection (Figure IV.11); or Buildings orient to adjoining development, respecting adjoining exterior street alignment(s) (Figure IV.12).
Figure IV.11 Buildings oriented to frame entrance
Figure IV.12 Buildings oriented towards street/adjacent context
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An applicant may submit an alternative site layout and building orientation pattern, provided such pattern achieves the intent of the above standards. Strictly linear or strip commercial development patterns are prohibited.
Building And Streetscape Design

1. Building Design: All building facades (Figure IV.13) that face a public street other than an alley, or face a plaza or other public space, or contain the buildings primary customer or user entrance, shall be designed according to the following standards. As applicable, such features shall be applied, at a minimum, to the first fifteen (15) vertical feet of building faade. a. For every thirty feet (30) of building faade length, the building shall incorporate modulated and articulated building wall planes through use of: Projections, recesses and reveals expressing structural bays or other aspects of the faade, with a minimum change of plane of six inches (6); and Changes in color or graphical patterns, changes in texture, or changes in building material.
Figure IV.13 Changes of plane, color, material and form
b. A continuous pedestrian walkway extending across the full length of the building faade shall be provided. Walkways shall be at least six feet (6) wide. 2. Building Entrance Design: The primary public entry to the building shall be clearly defined, and building entrances shall incorporate elements that provide shade from the sun and weather protection for pedestrians.
Guidelines
1. Site Layout & Building Orientation: Buildings should be arranged and grouped so that their primary orientation complements adjacent, existing development, where applicable. The pattern of building location should be consistent with one of the following site layouts. The site layouts below are stated in preferential order when proposed for the new and developing contextual area of the city: Buildings should orient toward and frame, or enclose a main pedestrian and/or vehicle access corridor within the development site (such as an Entry or Spine Street) (Figure IV.14);
Figure IV.14 Buildings oriented towards entry street
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Buildings should orient toward, frame and enclose on at least three sides, parking areas, public spaces, or other on-site amenities; Buildings orient toward and frame the corner(s) where a perimeter street intersects with an Entry or Spine Street. 2. Build-to-Lines: To encourage pedestrian-friendly streets by bringing buildings close to pedestrian sidewalks and ways, the City encourages principal, nonresidential buildings to be built to the back edge of the public sidewalk (0 foot build-to line) except as necessary to allow room for outdoor seating and service areas, outdoor sales and displays, landscaping, entryways, and similar pedestrian and customer amenities. The build-to area between the front property line and the front building wall of residential structures may be used to provide space for privacy, landscaping, private courtyards/open areas/entryways, and similar amenities. 3. T Intersections: The terminus of an intersecting internal street or the main enhanced drive aisle through a parking area that meets a block at a T intersection should be located at approximately the mid-point of the block. It should create a focal point (Figure IV.15).
Figure IV.15 Terminus
Buildings
Guidelines
1. Visual Interest and Compatibility: New buildings should create visual interest in ways that are compatible with the architectural character of the surrounding area. This may be accomplished through the use of such elements as similar rooflines, materials, colors, fenestration, and other architectural details. 41
2. Texture and Relief: All buildings should create texture and relief in facades and should avoid large, flat, unbroken, wall planes (Figure IV.16). They should take advantage of the sun to highlight changes in plane, material, and detail, using light and shadow. 3. Human Scale Detailing: Facades of buildings that
Figure IV.16 Articulation of block face
Figure IV.17 Pedestrian-friendly facade
face the street should incorporate human-scale detailing through the use of reveals, belt courses, cornices, expression of structural or architectural bays, recessed windows or doors, material or material module changes, color and/or texture differences, or strongly expressed mullions. 4. Weather protection elements should be complementary to the buildings design and the design of contiguous weather protection elements on adjoining buildings. Materials and design should be durable and permanent. 5. The horizontal length of the faade of the ground floor of buildings should include awnings, transparent display windows, entry awnings, or other similar pedestrian-friendly features (Figure IV.17). 6. Each building housing a principal nonresidential use should incorporate at least two (2) of the following additional features on all building facades facing a public street, public plaza, or public open space: Arcades; Arbors; Contrasting building materials or textures; Incorporation of street furniture at the ground floor; Incorporation of outdoor eating or seating areas at the ground floor; Variations in rooflines along a single block face; or
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Transparent windows that allow views into and out of the building; black, mirrored, or other opaque surfaces should never be used.
Large Format Buildings

Guidelines
1. Any large-format building should incorporate either an on-site amenity (e.g., a plaza or public art installation), a visually interesting architectural feature (e.g., a fountain or clock tower), or some other similarly visually interesting feature or building element. 2. A large-format building should be located at approximately the mid-block at the street terminus point. 3. A wrap of smaller-scale retail, service, or other commercial uses around at least one side of the large-format buildings ground floor exterior is encouraged.
Mid-Block Pedestrian Passthroughs

Guidelines
1. A mid-block pedestrian passthrough or galleria, for blocks larger than 400, should be lighted and designed to be safe and visually interesting for pedestrians, incorporating such features as display windows or artwork. 2. Mid-block pedestrian passthroughs should be designed so they cannot be enclosed or locked. 3. The pedestrian passthrough should be used to connect separate buildings, or link customer parking to the front of buildings (Figure IV.18).
Figure IV.18 Mid-block passthrough
Street System Design

Purpose
This part is intended to provide safe, efficient, and convenient vehicular access and circulation for all development in MU zone districts, and to ensure that streets in MU zone districts have a high level of connectivity, both within the development and with adjacent street systems. Street systems will be designed to accommodate pedestrians, bicycles, and transit facilities, as well as vehicles by providing safe access via entry streets and driveways, circulation and connectivity through internal streets and blocks, connec-
43
tions from internal streets to external streets, and drive aisles for safe and efficient access to parking areas (Figure IV.19).
Mixed Use Vehicle Access, Circulation, and Connectivity Standards (7.4.903)

1. Vehicle access, circulation, and connectivity for development in all MU zone districts shall be governed by the street standards for mixed use centers as set forth in the Mixed Use Development Design Manual and the Subdivision Policy and Public Works Design Manual. See the Street Standards section below. 2. Vehicle Access: Primary vehicle access to MU zone districts shall be provided from perimeter arterial streets and from perimeter collector streets. Vehicle access from surrounding residential areas and adjacent neighborhoods shall be provided via perimeter collector streets and adjacent local streets. 3. Within a MU zone district, cross access easements are required whenever necessary to ensure that adjacent parcels have adequate access to accommodate existing or future ownership patterns. 4. Enhanced Drive Aisles: Where the entire frontage along an internal block face consists of a parking area, an enhanced drive aisle may be utilized in lieu of a street to provide access to the parking area and circulation along the block face. Enhanced drive aisles shall be designed according to the standards and guidelines in the Mixed Use Development Design Manual. 5. Block Structure: Development in MU zone districts shall be based on a block structure consistent with 7.4.1203 in order to provide connectivity both within the mixed use development and with adjacent street systems. 6. Street Connections: Internal streets in MU zone districts shall be aligned to connect with existing or planned external streets of equivalent functional classification in order to create through street connections from mixed use development to adjacent development. Where it is necessary to prevent cut-through traffic from entering residential areas, street alignments shall be discontinuous and traffic calming improvements shall be utilized. 7. General Circulation Standard: For all new MU development on sites that are four (4) acres or more in total gross land area, internal circulation shall be provided through an internal street system and multiple blocks. 8. Street System: Internal streets provided according to this section may be public or private. All public
Figure IV.19Enhanced access aligned with surrounding context
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and private streets in MU zone districts shall be designed and constructed according to the policies, standards, and guidelines governing street design in MU zone districts in the Mixed Use Development Design Manual and the Subdivision Policy and Public Works Design Manual.
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C. Pedestrian and Bicycle Access, Circulation and Connections

Introduction
Pedestrian friendly design is integral to efficient circulation in a mixed use development (Figures IV.20 & 21). Mixed use center visitors and residents should be encouraged to walk via a carefully designed, safe and enjoyable network of sidewalks and walkways. Easy, reasonably direct access should be provided to buildings and amenities, as well as to parking, transit and bike paths. There should be frequent, well placed connections to adjacent land uses to encourage neighbors to use alternative means of transportation to visit the center. Pedestrian crosswalks should be designed so that pedestrians are as safe as possible. Development of appropriately designed crosswalks is encouraged for the safety and convenience of pedestrian street-crossings. The goal overall is to place at least as much emphasis on alternative modes of transportation as on auto access.
Figure IV.20 Pedestrian friendly streetscape
Figure IV.21 Pedestrian access
Purpose
These standards are intended to ensure a safe and convenient system of well-connected pedestrian ways and bikeways. These facilities shall be designed to link MU developments with adjacent uses, including residential areas, shopping, employment centers, recreational facilities, open space, parks, transit stops, and schools. Within individual developments, safe and convenient pedestrian and bikeway systems shall be provided that directly connect buildings, parking areas, open space, transit stops, services, on-site amenities, and other areas of interest.
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General Pedestrian And Bicycle Access And Circulation

Standard
All new development shall provide and contribute to an on-site system of pedestrian walkways, sidewalks, and bikeways that provide continuous access to all land uses within a development site and to land uses on adjacent properties, according to the following standards. For additional design details, the Citys Subdivision Policy and Public Works Design Manual shall be consulted.
Connectivity
Figure IV.22Sidewalk system connections
Standards (7.4.703.A)
All new development shall provide pedestrian and bicycle systems that provide continuous connections with off-site destinations according to the following standards: 1. Safe and convenient bicycle and pedestrian access from the development site shall be provided to existing and designated public bike paths or greenways located on or adjacent to the development site. 2. Connections shall be made to provide direct pedestrian and bicycle travel from within the development to adjacent uses, transit stops, perimeter sidewalks, and to major pedestrian destinations located within an adjacent neighborhood. Pedestrian access shall be provided by connection to any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the development site (Figure IV.22). In order to provide efficient pedestrian connections to adjacent destinations, the City may require additional sidewalks, walkways, or bike paths not associated with a street, or the extension of a sidewalk from the end of a cul-de-sac to another street or walkway. 3. Where a MU zone district is located adjacent to a signalized street intersection, a pedestrian walkway shall connect the on-site pedestrian system with the intersection and shall be connected at a distance of no more than two hundred (200) feet from the intersection. The Planning Director may grant an exception where there are no existing or planned perimeter sidewalks. 4. Connections from a perimeter public sidewalk system to the on-site sidewalks shall be made at the same block length interval as exists within the development site.
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Guidelines
1. The intent for perimeter connections is that they be frequent and consistent with the internal (and if possible external) block pattern. For example, if a 400-foot block face exists internally, the same should apply to connect to the external walkway system. 2. When necessary to assure the publics safety in using on-site or connecting pedestrian and bike ways, the City may require the developer to provide on-site or off-site pedestrian and/or bicycle overpasses, underpasses, transit stops or traffic signalization.
Internal Pedestrian Circulation and Connections

Standards (7.4.703.B.)
1. Required Connections. Each development shall provide an on-site system of pedestrian walkways and/or public sidewalks throughout the zone district (Figure IV.23). The on-site pedestrian circulation system shall provide the most efficient access route between the intended points of travel. Specifically, onsite pedestrian connections shall be provided to and between the following points: The primary entrance or entrances to each building housing a principal use; Existing or planned transit stops, stations, and park-n-ride locations; Greenways or trail systems, where determined appropriate either by the City Parks, Recreation and Cultural Services Director, based on the Parks, Recreation & Trails Master Plan, or by the Pla nn in g D ir e c t o r , based on the Intermodal Transportation Plan; and On-site amenities, as provided according to 7.4.1001.
Figure IV.23 Pedestrian system
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Guideline
It is important to create a pedestrian walkway system that provides direct linkages with primary destinations (Figure IV.24), otherwise alternative means of access will be used, such as short cuts through parking lots, or driving. Sidewalks and walkways should be planned early in the site design process and given a high priority, so that access is provided as efficiently as is reasonable, to destinations within and outside the site.
Connections to On-Site Parking

Standards (7.4.703.B)
1. All developments served by on-site parking in surface lots or parking structures shall provide either a sidewalk along the perimeter of the block or a designated pedestrian walkways through the parking lot, extending from the rows of parking furthest from the building served to either a building entrance or to a sidewalk or walkway leading to such entrance (Figure IV.25). A minimum of one (1) connecting walkway or sidewalk shall be provided for every four hundred
Figure IV.24 Primary destination link
Figure IV.25 Pedestrian connections
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(400) lineal feet of vehicle parking area. 2. Where an internal block face exists or is proposed greater than four hundred feet (400), a pedestrian walkway shall be included through the parking lot, separate from streets, such that the four hundred foot (400) minimum distance between walkways is achieved. Alternative compliance may be allowed as described in 7.3.708(C). 3. Where an enhanced drive aisle forms the perimeter of a block, sidewalks shall be provided on both sides of the drive aisle (Figure IV.28).
Figure IV.26 Pedestrian way through parking lot
Figure IV.27 Pedestrian connection through parking lot
Figure IV.28 Walkway along drive aisle
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Walkway Design
Standards (7.4.703.C)
1. All on-site pedestrian walkways shall have and maintain a minimum unobstructed width of six feet (6), except that walkways for both pedestrian and bike use shall provide an unobstructed minimum pathway width of twelve feet (12). Pedestrian walkways through parking areas shall be at least seven feet (7) wide, unless concrete wheel stops, bollards, curbing, landscaping, or other similar improvements are provided that prevent parked vehicles from obstructing the walkway. Pedestrian and bicycle pathways connecting to greenways or trail systems are subject to standards in the Citys Parks, Recreation & Trails Master Plan. 2. Walkways shall be designed to create a safe and uninterrupted pedestrian way, and shall avoid frequent crossings by driveways or streets. Walkways shall be separated from streets and parking lots by curbs or other means to create physical separation.
Figure IV.29 Continuous walkway through drive aisles islands
Guideline
Walkways should provide relief from the paved expanses of parking lots and streets. A way to do this is to design pedestrian walkways as amenity areas with landscaping, benches, lighting, signage and attractive street furniture (Figure IV.30).
Pedestrian Passthroughs
Standards (7.4.703.D)
1. Where a block face is greater than four hundred (400) feet, pedestrian access shall be provided through the block or building(s) at a distance no greater than four hundred (400) feet. The pedestrian passthrough (Figure IV.31) must stay open, regardless of whether businesses are open or closed. 2. Alternative compliance may be allowed as described in 7.3.708(C). The Planning Director may waive the requirement for pedestrian passthroughs in cases where there is limited viability for pedestrian access such as adjacency to an expressway or freeway. 3. Alleys and service areas shall not be considered to be pedestrian passthroughs, although alleys may be designed with pedestrian walkways.
Figure IV.30 Walkway as amenity
Sidewalks
Standard (7.4.703.E)
All sidewalks adjacent to public or private streets shall be designed and constructed according to the policies, standards, and guidelines stated in the Citys Subdivision Policy and Public Works Design Manual.
Figure IV.31 Pedestrian passthrough
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Sidewalks shall be provided on both sides of all streets except alleys.
Street Crossings
Standard (7.4.703.F)
All pedestrian street crossings shall comply with the applicable policies, standards, and guidelines governing street crossings in MU developments in the City, as stated in the Citys Subdivision Policy and Public Works Design Manual.
Guideline
Pedestrian crosswalks across major streets should be signalized and developed with a different treatment in the crosswalk to differentiate it from the street paving and parking areas and emphasize the presence of a crosswalk (Figure IV.32). Mid-block crossings, where necessary for good access, should include similar design characteristics. See the Street Standards section.
Figure IV.32 Pedestrian crosswalk
Security
Guideline
Walkways should be well lit and constructed to provide an unobstructed line-of-sight to other pedestrians, motor vehicles, and other site users. See sections 7.4.102.(D) and 7.4.702 of the Zoning Code.
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D. On-Site Amenities
Introduction
An attractive public realm is a fundamental ingredient in the success of a mixed use development. Open air and semi-enclosed public gathering spaces can act as central organizing elements in a mixed use center. They can also help to shape the relationship between different uses and provide focal points and anchors for pedestrian activity. On-site amenities can create a strong image and unique character for a mixed use development, making it a special place for the community, instead of just a project.
Figure IV.33 Site amenities
Purpose
This part is intended to create outdoor, on-site amenities and gathering places (Figure IV.33). Such amenities and places provide desirable open space, create an inviting image for customers, visitors, and employees, enhance the pedestrian environment and streetscape, offer attractive spaces for people to gather, interact, rest, shop, and eat, and contribute to the character of the City.
Provision of On-site Amenities

All development shall incorporate at least two (2) of the following on-site amenities or features as highly visible, easily accessible, outdoor focal points or gathering places for residents, employees, and visitors to the development site: 1. Patio or plaza with seating areas, provided such patio or plaza has a minimum depth and width of ten (10) feet, and a minimum total area of three hundred (300) square feet (Figure IV.34). a. Asphalt is prohibited as a paver; use of decorative pavers or textured, colored concrete is required. b. Patios and plazas shall include pedestrian amenities intended to support these places as gathering areas. 2. Landscaped mini-parks, squares, or greens, provided such park or green has a minimum depth and width of ten (10) feet and a minimum total area of six hundred fifty (650) square feet, and shall include pedestrian amenities intended to support these places as gathering areas (Figure IV.35).
Figure IV.34 Plaza with seating
Figure IV.35 Mini-park
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3. Protected customer walkways, arcades, or easily identifiable building pass-throughs containing window displays and intended for general public access. 4. Water feature, such as a lake, pond, or fountain, provided the feature is easily accessed by pedestrians and includes or integrates seating areas for pedestrians. 5. Outdoor public art in an area that is: Visible from an adjacent public sidewalk or street, and Easily accessed for viewing by pedestrians. 6. Any other, well-designed area and/or focal feature that the Planning Director finds is consistent with the intent of this subsection, substantially enhances the development and serves as a gathering place for residents, visitors, customers, and employees.
Figure IV.36Buildings frame site amenity
Guidelines
1. Patios, plazas, mini-parks, squares and greens should be proportionate in size to the development. Small-scale amenities are appropriate for small developments, and large-scale amenities are appropriate for large developments. 2. Temporary stormwater detention ponds should not be regarded as a water feature. 3. In order to serve as a focal point, a feature should be visible and easily recognizable as an area that encourages outdoor assembly. It may be framed by a view corridor, be placed on a high point, or be visually related to a multi-use trial or other walkway. 4. Pedestrian amenities for patios and plazas, and for landscaped mini-parks, squares or greens may include seating. lighting, special paving, planting, food and flower vendors and artwork.
Figure IV.37Arcade
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5. Special recreational features should be urban in character, proportionately sized, and not pose a safety hazard to users and visitors.
Buildings Adjacent to Outdoor Amenities

Standard (7.4.1004)
Providing good public visibility of on-site outdoor amenities shall enhance the security of pedestrians (Figure IV.38). Accordingly, when a building will be adjacent to a pedestrian plaza, patio, mini-park, square or green as provided under this part, the building wall facing such outdoor amenity shall contain at least one (1) of the following elements: A building entry; Windows facing onto the outdoor amenity; Arcades along the edges of the outdoor amenity (Figure IV.37); Outdoor seating areas; or A similar feature that the Planning Director finds will bolster security and encourage pedestrian use of the outdoor amenity.
Figure IV.38Visibility of site amenities
Maintenance
Standard
The property owner shall be responsible for the continued maintenance and repair of all on-site amenities provided according to this part.
Figure IV.39Detention area as amenity
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E. Parking Introduction
Parking poses one of the most difficult challenges for the design of mixed use developments. Surface parking requirements can make it the largest user of land in a mixed use center, with significant impacts on overall layout, image, and marketability. Parking quantities, access, placement, and design must work for the users of a center, as drivers, pedestrians and as bicyclists. Parking must also meet the needs of all the uses mixed on the site, both primary and secondary. There are a number of strategies and techniques that can be used to meet these challenges. They include realistic assessments of demand, maximizing opportunities for shared parking and on-street parking, providing easy access via transit, on foot, and by bicycle, designing efficient and direct access to parking areas, incorporating structured parking into the overall project design whenever feasible, breaking up parking areas with walkways and landscaping, and using the ground level space in parking structures to support the pedestrian environment.
Purpose
The purpose of this part is to ensure the provision, location, and design of off-street parking areas that accommodate motor vehicles while balancing the needs of pedestrians, bicyclists, and transit users with the use of the automobile. Parking areas are secondary to and supportive of the primary land uses on the site.
Off-Street Parking
Standards (7.4.230)
Minimum off-street parking amounts required for uses in mixed use zone districts are subject to the additional parking allowances and standards displayed in the following table by use type. The maximum amount of off-street surface parking permitted for all uses in a MU zone district shall be one (1) space per one hundred, seventy five (175) square feet of gross floor area. For a full listing of the minimum off-street parking requirements for specific uses in all zone districts, including mixed use, see 7.4.203 of the Zoning Code.
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Minimum Off-street Parking Requirements for Specific Uses Minimum Required Off-Street Parking Spaces within a Mixed Use Zone District.
Per Standards in 7.4.203 1 space per dwelling unit 1 space per dwelling unit The lesser of: 1. 1 space per 300 square feet; or 2. 1 space for each non-resident employee. 1 space per 300 square feet 1 space per 300 square feet 1 space per 300 square feet 1 space per 300 square feet
Use Type
Residential Use Types Accessory Dwelling Unit Live/Work Structure Residential Portion Only Nonresidential Portion Only
Commercial Use Types Civic Use Types Industrial Use Types Transportation Use Types
Supplemental Parking Standards (7.4.203.G)

The following parking standards shall be applicable to all development within a MU zone district: 1. On-Street Parking General: The Planning Director may allow on-street parking spaces located within four hundred (400) feet of the subject use (Figure IV.37) to be credited to meet up to twenty-five percent (25%) of the minimum required off-street parking spaces. On-street parking allowed by this provision shall not be counted toward the maximum amount of parking allowed. This provision shall not apply when a new MU zone district is created within an Older/Established Contextual Area, unless the district includes newly created public streets that can accommodate on-street parking or where it can be demonstrated through a parking utilization study that the existing on-street capacity on adjacent streets is underutilized. 2. Credit Reductions The Planning Director may reduce the minimum offstreet parking requirements by up to fifteen percent (15%) for MU developments meeting at least one of the following requirements: The development is sited within one-quarter () mile of a high-frequency transit station or terminal. The development is sited within one-quarter () mile of the downtown core, as defined in 7.4.406(I)(6).
Figure IV.40 On-street parking
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3. Maximum Off-Street Parking Amount. The maximum amount of off-street parking permitted for all uses in a MU zone district shall be one (1) space per one hundred, seventy five (175) square feet of gross floor area. 4. Exemption for Off-Street Parking in Structures Required off-street parking spaces provided within a parking structure (either above or below-grade) shall be exempt from the maximum off-street parking amount established above. 5. Shared Parking Standards The amount of off-street parking required for a MU development may be reduced by an amount determined by the Planning Director when it can be demonstrated through a parking demand study that sufficient parking is or can be met by the subject uses through shared parking. The parking demand study shall provide information and evidence about the anticipated parking demand at peak times during a day and the distance relationship between available shared parking spaces and the specific uses served. 6. Shared Parking Required To promote an overall reduction in parking, the use of shared parking shall be required when the development is under the control of a single owner/developer and contains commercial, retail, office, institutional, or public uses with staggered peak parking demands. 7. Shared Parking and Cross Access Agreements Where shared parking is provided, a shared parking and cross access agreement between the cooperating property owners shall be approved by the Planning Director and recorded prior to issuance of a building permit. This agreement must be recorded as a deed restriction on both properties and cannot be modified or revoked without the consent of the Planning Director. If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the Planning Director or provide the full amount of required parking for each use, in accord with the requirements of this part. 8. Maximum Total Reductions Total cumulative reductions to the minimum off-street parking requirements shall not exceed twenty-five percent (25%).
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Supplemental Parking Guidelines

1. Shared Parking Encouraged The use of shared parking is strongly encouraged to reduce overall parking amounts for the following types of mixed-use developments: Residential uses in close proximity to complementary uses, such as residential adjacent to grocery stores or office uses, or uses in vertical mixed use buildings, and Land uses with staggered peak parking demands when the individual uses are not under the control of a single owner/developer. 2. Repair Bays Within an automobile service station, repair garage, or other similar use repair bays should not be counted as part of the required off-street parking spaces. 3. Drive-up Restaurant Parking For restaurant types in which food is ordered from, delivered to and consumed within a vehicle, the parking requirements should be based upon the gross floor area of the building in which the food is prepared as well as the area of the parking stalls designed to accommodate in vehicle food consumption.
Parking Location and Layout

Purpose
The purpose of these standards is to ensure that the location and design of off-street parking areas balance the needs of pedestrians and transit users with use of the automobile on the site. The location and layout of parking areas should support the pedestrian environment as well as contribute to efficient automobile access and circulation.
On-site, Off-Street Surface Parking

Standards (7.4.205.S)
Off-street surface parking provided on-site for development within a MU zone district shall be located according to the following standards: 1. Off-street, surface parking areas shall be located at the side, to the rear, or at the face of a building that does not front along a street (Figure IV.41). No offstreet parking shall be located between a building and the adjacent street frontage. 2. All off-street surface parking areas shall be located within a designated block. For block faces that are
Figure IV.41 Typical off-street parking
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composed entirely of surface parking lot areas, a street or enhanced drive aisle (Figure IV.44) that provides a detached sidewalk, defined pedestrian crossings, and street or parking lot trees along the block face shall border the block face.
Guidelines
Off-street surface parking areas that serve buildings fronting on an entry/spine street should be located to provide the earliest possible access to automobiles after they have entered the site (Figure IV.45).
Figure IV.42 Enhanced drive aisle
Figure IV.43 Drive island design
Figure IV.44 Enhanced drive aisle examples
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Off-Site Parking in the Mixed Use Zone Districts

Standards (7.4.205.S.2)
Subject to Planning Director approval, subsequent to receipt of a professionally prepared parking study addressing how site parking demand will be met, the following standards shall apply: 1. On-street parking may be counted toward the minimum off-street parking requirements as required in 7.4.203(A). 2. Off-site parking areas may be permitted within four hundred (400) feet of the principal use served. 3. Valet parking service is permitted for all nonresidential uses. 4. Spaces available in public parking structures located within one thousand three hundred twenty (1,320) feet of the subject use may be counted toward the total amount of required off-street parking. 5. Direct, continuous pedestrian connections, using pedestrian walkways or sidewalks, shall be provided between any on-street parking, remote (off-site) parking, or public parking facilities and the use(s) served. All pedestrian connections shall comply with applicable design standards stated in article 4, part 7 of the Zoning Code.
Figure IV.45 Parking access
Figure IV.46 Parking Layout for a MU Center
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Figure IV.47 Parking structure in section
Parking Structures
Standards (7.4.208)
Off-street parking facilities in above-grade structures shall comply with the following standards: 1. General Design Parking structures shall comply with the following design standards: Blank walls are prohibited. Parking structures shall be visually similar in character and scale to adjacent buildings. Except on sides abutting an alley, all floors above the ground floor of the parking structure shall have architecturally articulated facades designed to screen the view of parked cars. 2. Design of Entries/Access Vehicle entries to off-street parking structures shall be integrated into the placement and design of adjacent buildings or oriented away from the primary street frontage. At a minimum, parking structure facilities shall have user vehicle access from locations that minimize conflicts with pedestrian circulation. 3. Ground Floor Use and Design -- Nonresidential Parking Structures When a parking structure provides commercial parking, or is integrated into a building containing primarily nonresidential uses, at least eighty percent (80%) of the ground floor of any side of an above-grade parking structure that is adjacent to a public street (except an alley) or adjacent to a public open space/plaza shall be constructed to an adequate depth to permit future occupancy by any commercial or other nonparking principal use allowed in the district. The ground-level facade of the structure (at least the first twelve (12) vertical feet of the structure) shall include the following features: Facade articulation and modulation through
Figure IV.48 Parking structure
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changes in vertical wall plane and/or a change in building material; Use of real windows with glazing that may be translucent, but shall not include black or mirrored glass or similar opaque glazing; Integration of multiple building entrances.
4. Ground Floor Use and Design -- Residential Parking Structures When a parking structure provides parking for residential uses in the area, or when the structure is integrated into a residential building, the applicant shall either: a. Follow the design standard for Nonresidential Parking Structures above; or b. Use the ground floor of the structure for parking, provided the ground-level faade of the structure (at least the first twelve (12) vertical feet of the structure) includes at least two (2) of the following features: Faade articulation and modulation through changes in vertical wall plane and/or a change in building material; Use of real windows with glazing that may be translucent, but shall not include black or mirrored glass or similar opaque glazing; Use of false windows defined by frames or lintels and sills; Integration of multiple building entrances; Buffering of the street edge with landscaping, berms, or landscaped planters. 5. Incentive for Parking Structures Subject to approval by the Planning Director, if offstreet parking is provided in a structure (above or below grade) that is integrated into the design of a building containing a principal use, the maximum building height may be increased without applicant use of the high rise overlay district. Pursuant to the administrative relief provisions in article 5, part 11, the Planning Director may increase the permitted maximum building height up to the following maximums:
Zone Districts MU-CC MU-R/EC
Maximum Permitted Building Height 45 feet 65 feet
Maximum Building Height Pursuant to Administrative Relief for Mixed Use 65 feet 85 feet
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Bicycle Parking Facilities

Standards (7.4.209)
All mixed use developments shall provide bicycle parking facilities to meet the following standards: 1. Amount: A minimum number of bicycle parking spaces shall be provided, equal to five percent (5%) of the total number of automobile parking spaces provided by the development, but not less than one (1) space. 2. Location: Bicycle parking facilities shall be located no further than one hundred (100) feet away from a building entrance, shall be visible from the land uses they serve, and shall not be located in remote automobile parking areas. Facilities shall not be located in places that impede pedestrian or automobile traffic flow or that would cause damage to landscaping. 3. Design: Spaces for short-term bicycle parking shall provide a means for the bicycle frame and one wheel to be attached to a permanent fixture, designed for securing bicycles, by means of a lock. The preferred design is the inverted U rack. 4. Off-Street Parking Space Credit for Bicycle Parking: Off-street parking credit for bicycle parking shall comply with the following standards: a. When a development site is adjacent to a designated bike route, the City may reduce the required minimum number of off-street parking spaces for provision of bicycle parking by one (1) off-street vehicle space for every six (6) bicycle spaces, up to a maximum reduction of five percent (5%), and The City may reduce the required minimum number of off-street parking spaces by one (1) off-street vehicle space for every six (6) bicycle parking spaces, for onsite showers/changing rooms, or bicycle lockers, up to a maximum reduction of ten percent (10%).
Figure IV.49Bicycle parking typical location
b.
Figure IV.50 Bicycle parking
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F. Landscaping
Introduction
In addition to on-site amenities, landscaping in mixed use developments is applied primarily in three settings: parking lots, streetscapes and walkways, and at the edges of a site. In all three cases, a thematic approach to landscape design can enhance the pedestrian environment, unify the different elements of the project, and impart a well defined character and image.
Parking Lot Landscaping

Purpose
These standards are intended to encourage landscaped surface parking lots, including the planting of trees, that will improve the appearance of a MU development by breaking up expanses of paved areas, reduce the significant solar heat gain from parked automobiles and paved parking areas, improve the management of storm water run-off, and provide a more pedestrian-friendly environment. Except as expressly provided for in this section, parking lot landscaping shall be consistent with the Landscape Code and Policy Manual.
Standards
1. General Requirements Landscaping within or adjacent to parking lots shall consist of required trees, screening vegetation or devices, and ground plane cover, and shall be subject to the following conditions and requirements: Except as expressly allowed by this section, landscaping outside of parking lots may not be used to meet the internal parking lot landscaping requirement. To meet the parking lot landscaping standards below, the tree types and minimum planter sizes shall be consistent with the Landscape Code and Policy Manual. Parking lot landscaping is also subject to the ground plane and turf requirements in 7.4.317, and the Landscape Code and Policy Manual. An applicant may request administrative relief from the requirements of this subsection according to article 5, part 11 of the Zoning Code. 2. Pedestrian Provisions Except as expressly waived or modified by the City in
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Figure IV.51 One tree for every 8 spaces
an Older/Established Contextual Area, in order to reduce the scale of large surface parking areas and make them more pedestrian-friendly, the total amount of surface parking provided shall be broken up by landscaping and pedestrian walkways according to the following standards: A pedestrian walkway that extends from the furthest row of parking to either a building entrance or a sidewalk leading to the entrance shall be provided for every four hundred (400) lineal feet of surface vehicle parking area as measured perpendicular to the walkway. Parking lot trees shall be provided as follows: at least one (1) tree for every eight (8) parking spaces for total surface parking provided at a ratio of one (1) parking space for every one hundred, seventy five (175) to two hundred (200) square feet of total gross floor area; and at least one (1) tree for every ten (10) parking spaces for total surface parking provided at a ratio of one (1) parking space for every two hundred, one (201) to three hundred (300) or more square feet of total gross floor area. Subject to approval by the Director of Public Works, the placement of natural, nonstructural drainage facilities in landscaped medians is allowed. 3. Design Standards for Interior Parking Lot Landscaping Required trees for interior parking lot landscaping shall be evenly distributed throughout the parking lot to create a canopy effect in the parking lot, and shall be located to divide and break up expanses of paving and long rows of parking spaces according to the following standards: a. Trees shall be planted in either island planters that span the length of two parking spaces, or in finger planters that span the length of one parking space. In addition, trees may be planted in the landscaped median or alongside a pedestrian walkway. b. All parking rows or bays shall terminate in an island planter or finger planter. c. Wheel stops or similar devices shall be used as necessary to prevent damage to the trees and landscaped planters from vehicle overhang. 4. Required Parking Lot Screening Screening requirements shall apply to both perimeter and internal streets.
Figure IV.52One tree for every 10 spaces
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Surface parking spaces shall be screened from view (Figure IV.53) from adjacent properties and from adjacent streets to a minimum height of forty-two (42) inches by the use of berms, plantings, and/or structures. The maximum spacing of plants to achieve an acceptable screen and the maximum acceptable grades for screening areas such as sodded berms and planting beds shall be consistent with the Landscape Code and Policy Manual.
Figure IV.53 Parking lot screening
5. Use of Screening Structures In Lieu of Plantings The use of structures such as masonry walls or ornamental fencing for streetside parking lot screening purposes shall be permitted in lieu of plantings. Structures shall be a minimum of forty-two inches (42) in height. 6. Exceptions for Infill and Redevelopment In order to encourage infill and redevelopment on constrained sites containing no more than twenty-five (25) acres and bordered by developed land along the entire perimeter (excluding intervening public streets), the following exceptions to the parking lot landscaping requirements above are available to such infill and redevelopment occurring within an Older/Established Contextual Area: The Planning Director may waive up to fifty percent (50%) of the parking lot landscaping requirements provided that trees planted along the site perimeter also serve to screen and shade the interior of the parking lot; or The Planning Director may waive up to fifty percent (50%) of the parking lot landscaping requirements if a low decorative wall or fence of a minimum height of no less than forty two inches (42) is installed along the parking area perimeter that also serves to screen the parking area from public view; or Provided there are no adverse impacts on adjoining properties, an exemption may be granted by the Planning Director from the landscaping screening requirements along a side lot line that is not adjacent to a street. 7. Tree Preservation as Administrative Relief: The preservation of valuable trees may serve as a credit in lieu of required shade trees as provided in 7.4.207. 67
Required Street Trees in the MU Zone Districts

Standards (7.4.320)
1. Street trees in mixed use zone districts shall be located in the public right-of-way. Street trees shall be planted along all streets in a MU zone district in accord with the street right-of-way design standards stated in the Subdivision Code, article 7, part 7 (7.7.704) , and in the following amounts: a. Adjacent to any street, except alleys, at least one (1) tree for every thirty (30) linear feet of streetscape or fraction thereof, as measured from the corners of the property. b. The required quantity of trees within the landscape setback may be met with a combination of street trees and required landscape setback trees along the following street types Four (4) lane parkway: Six (6) lane parkway: One-way couplet: Expressway: (minor arterial) (principal arterial) (principal arterial) (expressway)
2. Street trees shall be planted along all enhanced drive aisles at least one (1) tree for every thirty (30) linear feet of streetscape or fraction thereof, as measured from the corners of the property.
Internal Landscaping
Standard (7.4.322.B)
The internal area and tree requirements for mixed use zone districts shall conform to Section 7.4.322 of the Zoning Code.
Landscape Buffers and Screens in MU Zone Districts

Standards (7.3.323.I) 1. Landscape buffers and screens are one type of
transition tool that can be used to separate and mitigate incompatible land uses that are either adjacent to or directly across from each other. Where used, landscape buffers and screening shall provide visual barriers between different land uses, enhance the streetscape, provide privacy, and protect uses from wind, dust, noise, traffic, glare, visual disorder, and harmful or noxious effects. 2. Development in MU Zone Districts: The landscape buffer and screening standards stated in 7.4.323 shall apply only if an applicant has first
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incorporated site and building transitions, green/open space transitions, and transition uses as transition tools, according to article 4, part 11 and either: a. The Planning Director finds that use of the transition tools described in article 4, part 11 is not possible; and/or b. The Planning Director finds that landscape buffers and screens are necessary to mitigate potentially adverse impacts between adjoining land uses.
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G. Context and Transitions

Introduction
In many communities, transitions between adjacent land uses with different intensities are typically achieved through back-to-back building orientation, large distances between uses, and heavily landscaped buffer areas, often with fences and walls. However, some of the negative results of these techniques include excessive land consumption and interference with pedestrian and vehicle connections. Accordingly, the following standards and guidelines encourage the use of alternative transition tools, including site/building transitions (such as reducing the scale of commercial building mass next to residential), and development of less intense land uses between commercial and single-family residential areas (such as lower-intensity office, civic/open space, or multi-family land uses). Limited operational compatibility standards are offered as a tool to further ease transitions from more intense to less intense land uses. Landscaped buffers, walls, and fences are used only when these other alternative transitions are not effective or not possible, given site conditions and constraints, or not desirable given prevailing development patterns in a specific area.
Purpose
This part is intended to provide land use tools to mitigate possible conflicts between land uses of varying intensities and differing character. This part shall apply to all development in MU zone districts where either of the following occurs: 1. Development of a more intensive land use adjacent to an existing, planned or zoned less-intensive land use, either inside or outside the MU zone district boundary. The Planning Director shall have the authority to make a final determination regarding relative intensity of adjacent land uses, taking into consideration, at a minimum, the relative size, design, operations and traffic generation patterns of the adjacent land uses; or 2. Establishment of visual impacts, uses or activities on a development site that, as determined by the Planning Director, could reasonably be regarded as a nuisance for neighbors.
Transition Tools
Standards (7.4.1103) 1. When a transition tool is required in a MU zone dis70

trict, an applicant shall incorporate site and building transition tools, green/open space transition tools, and transition uses before using landscape buffers or screens. 2. The following are approaches, methods and techniques that are permitted transition tools under this part: a. Site and building transition tools, including but not limited to, building setbacks as established by surrounding development, building placement and orientation as established by surrounding development, similar building height, similar building width, similar roof form, similar building materials, and facade articulation (Figure IV.54). b. Green/open space transition tools, including but not limited to the use of courts, squares, parks and plazas, and use of natural features such as topography, waterways, and existing stands of trees. c. Transition uses and other communityserving uses as transitions, such as, but not limited to the transition uses cited in 7.3.302(J), and siting lesser intensive uses at the perimeter of the MU zone district. d. Parkways, streets and streetscapes; e. Operational standards, and f. Landscape buffers and screens.
Figure IV.54 Building transitions
Guidelines
1. Mixed use development should employ the following techniques as applicable to ensure compatibility with surrounding development. For purposes of these transition tools, the term surrounding development shall mean (1) immediately adjacent development on the same block face or on facing blocks as the
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subject site, as well as (2) prevalent patterns established in the existing neighborhood located within one-quarter mile of the subject development site. a. Use similar building setbacks, as established by surrounding development; b. Use similar building placement and orientation, as prevalent in surrounding development; c. Use similar building height as exists for immediately adjacent development (e.g., step down the building height of the more intensive land use to approximately match the building height of an adjacent, less intensive land use); d. Use similar building width, as prevalent in surrounding development; e. Use similar roof form and building materials, as found on immediately adjacent development; f. Mitigate the larger mass of commercial, civic, and industrial buildings with faade articulation; g. Use front-to-front nonresidential to residential building orientations, especially with commercial uses that are pedestrianintensive (e.g., restaurants, banks); h. Orient land uses with potentially adverse impacts, features, or uses away from neighboring uses. For example, avoid placing garages, parking lots, or service areas facing the fronts of neighboring buildings.
Figure IV.55Building form transition
2. Green/Open Space Transitions: Mixed use development may employ the following techniques to provide transitions and ensure compatibility with surrounding development: Use small green spaces, courts, squares, parks, plazas, and similar spaces as transition areas that can also function as community gathering places
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(Figure IV.56). Use existing natural features as transitions, including natural differences in topography (not retaining walls), streams, existing stands of trees, and similar features. When existing natural features are used as transitions, the City may still require that adequate pedestrian connections to adjacent land uses be accommodated.
Figure IV.56Plaza transition
3. Transition Uses and Other Community-Serving Uses as Transitions. An applicant may site a transition use, as defined and described in Section 7.2.302.J of the Zoning Code, or any other similar community-serving use approved by the City as transitions to lowerintensity, adjacent uses, such as residential. For example, when office, small-scale retail, pedestrian-intensive retail, civic, or public uses are planned as part of the same development containing more intensive commercial uses, the applicant may site the less intensive uses or more community-serving uses as transitions to lowerintensity, adjacent uses, such as residential. Post offices, banks, and restaurantsall of which are community-serving usesmay be sited next to, and/or fronting, adjacent medium-density residential uses. 4. Parkways, Streets, and Streetscapes: The distance and separation afforded by the public right-of-way, together with similar or the same type of streetscape improvements on both sides of parkway or street, may be utilized as a transition to adjacent development (Figures IV.57 and IV. 58).
Figure IV.57Streetscape transition to single family
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5. Landscape Buffers and Screening Transitions. Where application of the transitions tools in subsections 1, 2, 3, and 4 above, are not possible, or where the Planning Director determines these transition tools by themselves do not create an adequate transition to or buffer for less intensive land uses, the landscape buffer and screening requirements stated in Section 7.4.323 of the Zoning Code shall apply.
Operational Compatibility
Standard (7.4.1104)
The Planning Director may impose conditions upon the approval of rezoning and other discretionary development actions to ensure that development in a MU zone district will be compatible with existing and planned neighborhoods and uses, including but not limited to conditions regarding the following: The availability or ability to develop specific uses otherwise allowed by article 3 of the Zoning Code;
Figure IV.58 Streetscape transition
Hours of operation; Hours of deliveries and other similar uses; Location, intensity and hours of operation of exterior lighting, including security lighting; Placement of trash receptacles; Amplification of music in a place of entertainment; Location of delivery and loading zones; and Placement and illumination of outdoor vending machines.
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Transitions Along the Public Right-of-Way

Guidelines
Within a mixed use zone district or other commercial center or mixed use development, vehicle drivers on the adjacent public rights-of-way should be able to recognize the increased presence of pedestrians and bicyclists, who in turn should perceive the improved accommodation of alternate-mode travel and increased personal safety in these places (Figure IV.59). The following guidelines are intended to ensure such transitions and visible signals to drivers on public right-of-ways adjacent to commercial centers or mixed use developments. All new development within a mixed use zone district should incorporate the following guidelines to achieve the intent stated above: 1. Provide reduced street widths and travel speeds; 2. Incorporate bulb-outs to reduce the exposure time for a pedestrian to cross the street, slow traffic and notify the automobile driver of the presence of pedestrians; 3. Reinforce smaller curb returns (to prevent damage from delivery trucks jumping the curb when turning); 4. Incorporate medians and islands into streets for pedestrian refuge; 5. Incorporate on-street parking, which may be diagonal or parallel; 6. Enhance mid-block and intersection crosswalks with respect to paving treatments, signal activation, curb cuts, and similar elements; and 7. Integrate a sidewalk and pedestrian walkway system into the developments on-site circulation patterns. Emphasis should be placed on connections between front doors, parking, and transit.
Figure IV.59 Parkway transition
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H. Transit
Introduction
Transit and mixed use development clearly have a mutually supportive relationship. Concentrating higher density mixed use around a transit station can generate a significant number of riders for the transit system, while the pedestrian orientation of mixed use centers means that the availability of transit service can translate into an increase in visitors, customers, and residents for the development. Two slightly different approaches to transit and mixed use development are possible. One is primarily transit-oriented, where future mixed use developments are planned around key locations on an existing or planned transit route. The other is development oriented, where future transit routes are extended to serve existing or planned mixed use centers that are transit ready.
Figure V.60 Springs Transit bus
Purpose
This part is intended to ensure that existing and future public transit facilities are incorporated into the design of new non-residential and multi-family residential developments.
Standards (7.4.803)
1. All development in MU zone districts shall include areas designated for transit shelters or transit station locations, as requested by the transit agency and consistent with adopted transportation and transit plans, standards and guidelines, and current local transportation activities. 2. Pedestrian Linkages: All new development in MU zone districts shall provide direct pedestrian linkages to existing and proposed transit shelters or facilities located within the development or adjacent to the development, according to article 4, part 7.
Guidelines
1. Pedestrian Linkages -Distance Transit facilities should not be located more than one thousand, two hundred (1,200) feet in walking distance from the center of the mixed use development. 2. Park and Ride Lots Park and ride lots should be located in proximity to mixed use centers to take advantage of potential trip combinations.
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3. Transit Facilities Where possible, transit facilities should be incorporated as focal points and amenities in mixed use centers.
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I. LIGHTING
Introduction
Lighting in a mixed use development is a major determinant of nighttime activity. It should create a sense of safety, particularly for pedestrians, and emphasize key features of the site. At the same time, it needs to balance the lighting needs of the different uses on the site and reinforce a unified image and identity for the project.
Figure IV.61 Fully shielded lighting
Purpose
The lighting in a mixed use center should be designed to create a well-balanced, integrated lighting plan for public and private locations that enhances vehicular and pedestrian visibility while minimizing glare and contrast. The intent for lighting is to provide needed illumination of the site, while at the same time preventing glare to residential uses either within or adjacent to the site. Light fixtures should be oriented to pedestrian circulation so that pedestrian ways are emphasized and safety is enhanced.
Standards (7.4.102.D)
All exterior lighting must be arranged to reflect away from any adjoining premises and any public right of way, and it shall be shielded to contain all direct rays on the site. All exterior lighting within a MU zone district, including signage lighting, shall meet the following additional standards: 1. A development-wide lighting plan shall be submitted for review at the time a MU concept plan is submitted. A development-wide lighting plan shall address at a minimum the general location and general types of lighting to include the following: public and private street lighting, pedestrian lighting, parking lot lighting, residential area lighting, signage lighting, and lighting for service and delivery areas. 2. A detailed lighting plan that indicates lighting levels shall be submitted for review at the time a development plan is submitted. 3. The detailed lighting plan shall include designs of poles and fixtures that are compatible with or complement surrounding neighborhoods. 4. Fully shielded lighting fixtures shall be used in all parking areas, in service and delivery areas, in residential areas, and for signage. 5. Ornamental light fixtures may be used in streetscapes; however, public street lighting shall meet the standards of and be approved by CSU. Both
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public and private lighting shall be coordinated to create a uniform, consistent system of lighting that enhances pedestrian visibility while minimizing lighting glare and contrast. 6. The light element (lamp or globe) of a fixture shall not extend below the cutoff shield. 7. When a canopy (freestanding or attached) is illuminated, the lighting fixture shall not extend below the ceiling of the canopy. 8. Lighting of commercial uses adjacent to or within the immediate vicinity of residential uses shall be designed with fixtures and poles that illuminate commercial uses while eliminating light trespass into residential areas.
Guidelines
The character of a development should be reflected in its lighting. The light fixtures along streets should contribute to a coordinated, attractive streetscape that works well with street trees, curb cuts, signage, street furniture and other features to create continuity in the streetscape. 1. A mixed use development will often include residential uses and therefore lighting should be designed to create compatibility between commercial and residential uses. The types of issues that would be addressed are glare, safety, illumination levels, clear designation of pedestrian ways, and aesthetic appeal. 2. Pedestrian circulation is encouraged and therefore pedestrian oriented lighting is encouraged. Pedestrian area lighting should emphasize the location of pedestrian ways and be in character with the architectural and landscape design of the center. 3. The use of a greater number of low fixtures is preferred over fewer taller fixtures. 4. Parking area lighting should complement the lighting of adjacent streets and properties, with consistent fixtures, source colors and illumination levels. When adjacent to pedestrian circulation and gathering areas, parking area lighting should not overpower the quality of pedestrian area lighting.
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J. SIGNAGE
Introduction
Signage in a mixed use center is important not only for effectively guiding vehicular and pedestrian circulation, but also for establishing a project identity. Locational, directional, and tenant signage provide necessary orientation for users. It is also important for marketing the various uses and creating a positive image of the development. Signage that is designed according to a theme consistent with the overall design of the development serves to unify the center.
Purpose
Figure IV.62 Project entry signage
The signage in a mixed use center is to be coordinated to provide a unified signage design. Signage is to be planned to clearly identify different use areas, complement the pedestrian nature of the center and exhibit architectural consistency with the overall design of the center.
Standards (7.4.406)
1. Total square footage for the low profile, wall, and roof signs may be used as wall sign or signs, roof signs or a low profile sign. Signs must be placed on
Table 5 Major Signs Allowed in Specific Zones

Sign Types and Standards
Low Profile, Wall or Roof Signs Maximum Size (in sq. ft.) Number Allowed Maximum Height Minimum Setback Freestanding Signs Maximum, Number & Size (in sq. ft.) Number & Size by District 12 acres or less More than 12 acres PBC, more than 40 ac. Number & Size by Lot 1 acre or less More than 1 acre, but less than 5 acres 5 acres or more Maximum Height Minimum Setbacks N/A 1 at 150 sq. ft. max 2 at 150 sq. ft. max 2 at 300 sq. ft. max or 1 at 450 sq. ft. max N/A
A, R, R-1-9000, R-1-6000, R-2, R-5, MUNC,PUD, and SU
C-5/P, C-6/P, MU-CC, MU-R/ EC, PBC, PIP-1 and PIP-2

1.5 sq. ft. multiplied by the building length 1 low profile or wall/building Roof signs not to extend above roof line 3
40 sq. ft. 1 low profile or wall/project 6 Placed at entrance
30 10
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the side of the building from which it draws its allowed square footage. There shall be no more than one (1) low profile sign per freestanding building. 2. The building length is the number of linear feet of the exterior wall of the side of the building where the sign will be placed. 3. Human Service Establishments in Residential Zones: One sign identifying the human service establishment not exceeding two (2) sq. ft. in area, attached to the dwelling and not illuminated shall be allowed per human service establishment. 4. Live/Work Units: On-premise signs are limited to no more than two non-animated, non-illuminated wall or window signs collectively not exceeding 4 square feet in total area.
Figure IV.63 Wayfinding signage
Guidelines (7.4.406)
1. The unified sign design elements should identify a recognizable character for sign design that contributes to the character of the center. Signs should reflect the character through consistency of materials, illumination, sizes, proportions and locations. 2. Signs should be carefully integrated within the site, landscape and architectural design context within which they are located. Size, shape and proportions should be compatible with the size and scale of the surroundings and should not compete with or obscure other design features of the site, landscape or structures. Signage should also provide attractive and appropriately placed designation of primary entrances 3. In the vicinity of residential uses, lighting should be reduced or extinguished during nonbusiness hours or at a certain hour in the evening, to reduce adverse impacts of commercial lighting on residential use. Internally illuminated signs or awnings are generally discouraged.
Figure IV.64 Monument signage
Figure IV.65 Low-profile signage
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V. Street Standards
Roadway/Transportation
Mixed use centers will incorporate all modes of transportation (motorized vehicles, bicycles, transit and pedestrians) both safely and efficiently by meeting the design standards outlined in the Subdivision Policy and Public Works Design Manual, in the Mixed Use Development Design Manual, and in article 4 of the Zoning Code. Since mixed use developments tend to create higher traffic impacts than those that are strictly residential, mixed use centers will be limited to locations along arterial and collector streets, with the cross-street for an arterial being no less than a collector. This will minimize the impact on adjacent residential neighborhoods, including Traditional Neighborhood Developments (TND). A mixed use center in combination with a TND neighborhood has the potential to reduce traffic impacts by providing alternatives to automobile trips within the neighborhood and convenient connections to the regional transit and bicycle systems. Except as expressly waived, the Traffic Engineering Division of Public Works will adhere to standards set forth in the Subdivision Policy and Public Works Design Manual, the Mixed Use Development Design Manual, and article 4 of the Zoning Code when reviewing mixed use development proposals.
Introduction
Access and Connectivity
Access and connectivity for all modes of transportation are key to developing viable mixed use centers. Access to mixed use centers needs to be safe for both vehicles and pedestrians. Mixed use centers must also maintain good connectivity and safe pedestrian crossings while not overburdening the regional transportation system with traffic signals. The following access standards are to be met for a mixed use development: 1. A minimum of one access point per property ownership shall be permitted, which may be jointly shared with adjacent properties. 2. Signalized access will only be allowed when agreed to by the Traffic Engineer or his desig-
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3.
4. 5.
6.
7.
nee and only when traffic impacts are forecast to meet signal warrants as identified in the Manual on Uniform Traffic Control Devices (MUTCD). Pedestrian signals will be allowed when traffic and/or pedestrian impacts are forecast by the Traffic Study to meet signal warrants as defined in the MUTCD. The installation of traffic and pedestrian signals for proposed development will not be the responsibility of the City of Colorado Springs. To determine the placement of a signalized access when warrants are met, a progression analysis shall be conducted within a traffic study for existing plus site generated traffic and for twenty-year horizon conditions in order to meet City standards for traffic flow along an arterial corridor. Signalized access will only be allowed for streets constructed to City standards. Mixed use developments will be based on a block structure to provide connectivity and to allow block length combinations that will provide flexibility in providing pedestrian access and signalized access when warranted. Block lengths, as measured from curb face to curb face, will be a minimum of two hundred (200) feet and a maximum of six hundred (600) feet, with the average of all block lengths in a mixed-use development not to exceed five hundred (500) feet. No vehicular access will be allowed into mixed use centers within six hundred (600) feet of two intersecting principal arterials or higher classified roadways. Pedestrian and/or bicycle access into the site will be required within two hundred (200) feet of two intersecting principal arterials. Left- or right-turn storage lanes may be required along arterials or parkways and along entry/spine streets that provide access to a mixed use center. The specific design of such lanes shall be based on twenty-year traffic projections for that roadway and meet the guidelines outlined in the Public Works Subdivision Design Manual. Driveways that provide access to parking lots from perimeter streets into mixed use centers shall be of sufficient length to allow vehicles to enter the center and not be obstructed from on-site conflicts in which traffic queues onto the public or private street system. An example of this type of conflict is when a vehicle is stopped in the entry driveway waiting
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for a vehicle to vacate a parking stall too close to the street creating a queue of vehicles behind it. The greater the peak hour traffic demand for the mixed use center, the longer the unobstructed driveway must be. The unobstructed length shall be measured from the back of the sidewalk or the stop bar exiting the site to the first intersection back of curb or parking drive aisle. The minimum driveway lengths are as follows: Peak Hour Driveway Entering Volume
025 2550 5075 75100 100125 >125
Unsignalized Minimum Driveway Lengths (X)

25 50 75 100 125 150
Signalized Minimum Driveway Lengths (X)

75 100 125 150 175 200
Figure V.1 Driveway length
8. Pedestrian access shall consist of sidewalks and an on-site system of pedestrian walkways as identified in both the pedestrian assessment portion of the Traffic Study and in the pedestrian circulation plan submitted as part of the Mixed Use Concept Plan. Sidewalks and on-site walkways shall provide direct, continuous access between the intended points of travel. Specifically, pedestrian connections shall be provided to and between the following points: From parking to the primary entrance or entrances to each building housing a principal use, Any sidewalk or walkway on adjacent properties that extends to the boundaries shared with the development, Any public sidewalk system along the perimeter streets adjacent to the development site, existing or
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planned transit stations, shelters, stops and park-n-ride locations, Any public amenities.
9. All sidewalks, pedestrian walkways, or trails shall have and maintain a minimum unobstructed pathway width of six (6) feet and be detached from the back of curb, unless otherwise referenced. Those that accommodate both pedestrians and bicycles shall provide a minimum pathway width of twelve (12) feet.
Pedestrian Environment
The goal of the Pedestrian Element of the Intermodal Transportation Plan is to allow the safe and direct movement by foot and wheelchair within our city and to provide safe and direct pedestrian access to schools, recreation facilities, and public facilities. This goal is carried through and expanded upon in mixed use centers where the layout and design of mixeduse development requires pedestrians to be accommodated on a system of walkways and sidewalks. Because of the additional emphasis on the pedestrian, standards and guidelines are necessary to ensure facilities are in place to accommodate pedestrian traffic in both a safe and efficient manner, while minimizing conflicts with vehicular traffic. Following are the pedestrian standards to be maintained for a mixed-use development: 1. A pedestrian assessment will be conducted as part of the traffic study for a mixed use center. In addition to the other information required as part of the traffic study, the assessment shall provide information on estimated hourly pedestrian and vehicular traffic for the mixed use development. 2. Entry/spine streets shall be required for all Commercial Center (CC) and Regional/ Employment Center (R/EC) mixed use developments. Entry/spine streets are to provide the main access from arterial streets into the center and are intended to clearly identify a driver has entered a unique area. Within a mixed use development, entry/spine streets are meant to concentrate the pedestrian environment. An entry/spine street has slower speeds and can have up to 4 lanes with no parking if traffic demand warrants it. 3. Curb extensions shall be required on all public and private street intersections where on-
Figure V.2 Curb extension
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4.
Figure V.3 Sight distances on arterial Intersection
5. 6.
7.
Figure V.4 Sight distances on internal inter sections
street parking is allowed (Figure V.2). Curb extensions will not be allowed to extend across an on-street bicycle lane or across a right-turn lane. Clear sight distances free from obstructions must be maintained to allow vehicles to safely make turns at intersections and for pedestrians to have adequate time to cross the street. Therefore the Subdivision Policy and Public Works Design Manual Site Distance Requirements will be applied to proposed projects. Intersection design shall meet MUTCD guidelines and may include enhanced crosswalks with directional ramps, pavement treatment, median refuge islands and pedestrian indicators (Figures V.3 & 4). Pedestrian refuge areas or medians will be required on all roadways classified as major collector and above. All pedestrian crossings (Figure V.5) shall comply with the standards set forth in the Americans with Disabilities Act (ADA) or Subdivision Policy and Public Works Design Manual, whichever is the stricter rule. Pedestrian ramps shall be oriented directionally only. Delineated crosswalks with patterned surface can be effective traffic control devices; however, they should not be used indiscriminately. It has been shown that pedestrians may develop a false sense of security regarding their use of a marked location and step into the crossing without adequately checking for oncoming vehicles. Information from the
Figure V.5-- Pedestrian crossing (controlled & uncontrolled)
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pedestrian assessment will be evaluated based on the following criteria to determine if crosswalks should be installed at uncontrolled intersections and/or mid-block locations: Uncontrolled Intersection Criteria a. The pedestrian volume is 40 (25 if predominantly young and/or elderly pedestrians) or more per hour during the peak hour of pedestrian usage, or there are 30 (15 if predominantly young and/or elderly pedestrians) groupings of two or more pedestrians for a continuous two-hour period twice a day, and b. The 85th percentile approach speed is below 40 mph, and c. The roadway has less than three travel lanes in one direction, and d. The proposed marked crosswalk has adequate lighting for nighttime visibility, and e. The crosswalk location meets the minimum sight distance criteria, and f. The roadway has an ADT in excess of 2,700 vpd, and g. There is no controlled crosswalk within 400 feet of the proposed crosswalk. Marked Mid-Block Crossing Criteria h. All of the Uncontrolled Intersection criteria must be met and i. The length of the block between intersections is greater than 400 feet, and j. There is reasonable demand by pedestrians to cross within a concentrated area 300 feet (600 feet for principal arterials) or greater from the nearest signal or stop sign controlled intersection, and k. There is a high pedestrian volume generator nearby, and l. If Uncontrolled Intersection criterion f is not met, then pedestrians must be channeled to the mid-block crossing.
Figure V.6 Pedestrian table
Alternative Modes
Mixed use centers can enhance quality of life by increasing mobility options for users of a center. Streets designed with multi-modal options and safe circula-
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tion for transit, bicycles and pedestrians offer people more choices to meet their individual needs. The standards identified below and within the Subdivision Policy and Public Works Design Manual and article 4 of the Zoning Code will ensure these objectives are met for mixed-use centers. Transit Properly designed mixeduse centers are supportive of transit and modes of transportation other than the automobile. Mixed use centers typically have concentrated areas of activity that are pedestrian oriented and have bus stops integrated into the site with direct pedestrian connections to various uses within the center. People are more willing to choose transit when retail, commercial services, offices, entertainment and residential uses are within easy walking distance of one another in a well defined location. Mixed use centers also help generate off-peak transit use because trips to and from these centers occur throughout the day and into the evening. This adds to the economic vitality of business districts by increasing the diversity of the center with attractive and convenient services to visitors, residents and employees alike. Bicycles Bicycles are an efficient and affordable form of transportation that can help reduce vehicle trips, improve quality of life and promote good health. The bicycle becomes a viable option for trips to and from a mixed use center when connected to the regional bicycle system and to the surrounding local street system. These facilities may be provided by on- or off-street bicycle routes or by combining bicycle trips with transit. Mixed use centers need to accommodate bicycle users as an integral mode of transportation when planning a site.
Figure V.7 Mid-block pedestrian crossing
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Bicycle facilities should be provided on street in most cases, with off-street trails serving more regionally oriented trips. Off-street multi-use trails work well where access points are limited and pedestrian traffic is light, but create safety problems in urban, mixed use centers. This is because the vehicle/bicycle and vehicle/pedestrian conflicts are greatest under these conditions. Studies have shown that cyclists are often safer when they ride within the roadway because motorists are accustomed to watching for other users within a given sight window. Putting a cyclist on a multiuse sidewalk adjacent to the roadway creates multiple safety issues. It removes the cyclist from the drivers sight window, placing the cyclist at greater risk when crossing access points or numerous driveways. It also creates significant conflicts with pedestrians. Collisions between bicyclists and slower-moving pedestrians can lead to serious injury. The following are the Alternative Mode standards for transit and bicycles in a mixed-use development. Additional details may be found in the Subdivision Policy and Public Works Design Manual and article 4 of the Zoning Code: Transit Standards 1. At non-signalized intersections, transit stops will be located upstream or on the near side of the intersection. Where a right-turn lane exists, the transit stop shall be located in the right turn lane, per transit standards outlined within the Subdivision Policy and Public Works Design Manual. 2. Tier I transit stops at signalized intersections shall be located immediately downstream (far side) from the intersection. (Tier I of the transit system is the collector system, which has bus stops located every 1/8 to mile along a route and is designed to pick up passengers at each stop.) 3. All transit stops identified for a mixed use center will be well lit and include a shelter, bicycle rack and trash bins as outlined in the Subdivision Policy and Public Works Design Manual. 4. Major transit shelters will be required in Regional/Major Employment mixed use centers. Where a major transit shelter has been identified to be located, bus pullout lanes with the enhanced shelters will be required.
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5. Where the Public Transportation Plan has identified a rapid transit corridor for a Tier III system to serve a mixed use center, a location for a multimodal transit center will be designated on the Mixed Use Concept Plan for the mixed-use development. (Tier III of the transit system includes bus rapid transit or light rail with stops at stations.)
Figure V.8 Transit serving mixed-use
Figure V.9 Enhanced transit shelter
Bicycle Standards 1. Bicycle parking facilities shall be provided for buildings within a mixed use center. Whenever possible, racks should be placed within fifty (50) feet but no more than one hundred (100) feet of building entrances where bicyclists would naturally transition to pedestrian mode. Bicycle parking facilities should be located in highly visible, well lit areas to minimize theft and vandalism. 2. The placement of the racks should minimize conflicts with both pedestrians and motorized traffic, and should be in clusters not to exceed 16 spaces each. The racks should be similar with their surroundings both in color and design. 3. When automobile parking spaces are provided within a structure, all required bicycle spaces shall be located inside that structure or shall be located in other areas protected from the weather. Bicycle parking lockers are encouraged for assigned use by employees and residents of multifamily residences. 4. Right-of-way dedication for all public trails on the Citys Bicycle Plan will apply to the mixed use centers. Additionally, directional signs from the onstreet system to the trail system will be provided at all access points. Locations where urban trails cross roadways within the mixed use center should be at controlled intersections when possible. Design of all crossings shall meet the guidelines spelled out in the Subdivision Policy and Public Works Design Manual. Traffic Studies Traffic studies are needed to determine impacts of proposed development on the existing and future transportation system. Traffic consultants
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are encouraged to discuss proposed projects with the City Traffic Engineer prior to starting the study. This should provide a firm base of cooperation and communication between the City and the applicant in creating traffic characteristics that are in the best interest of the community. To assure the public and the City that the traffic impact analysis adequately addresses the full impact of the development, any discounted trip generation may be conditioned as a maximum trip budget. If a future traffic impact is experienced that was not identified in the traffic study and it is determined that this impact resulted from the developments trip generation exceeding the maximum trip budget, the City may consider the following actions: Place a condition of approval on multiphase projects requiring that a traffic count at all access points be conducted prior to issuance of building permits to determine if the trip estimates have been exceeded. If they have, subsequent building permits would be reduced to a point where the trip estimates are not exceeded. Place a condition of approval on the proposed development requiring the applicant implement a transportation demand management program to reduce traffic and demonstrate through driveway counts the resulting traffic analysis equal to or less than reported in the traffic study, or Provide additional mitigation to offset any impacts resulting from higher traffic volumes than reported in the traffic study.
Traffic studies shall meet all the criteria in the Subdivision Policy and Public Works Design Manual with all the assumptions being approved by the City Traffic Engineer or his designee. The following special criteria are to be used for mixed use proposals: 1. Conduct a Pedestrian Assessment to evaluate and define where pedestrian corridors will be located and to determine what surface and traffic control requirements are necessary.
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The pedestrian assessment will need to address appropriate pedestrian entry points and connections to off-site destinations, sidewalks and walkways. It will serve as the basis for a pedestrian circulation plan that is to be included as part of the concept plan for mixed use center. At a minimum it is to include: Forecast peak hour pedestrian volume at intersections; Identification of primary pedestrian and bicycle access points; Connections to off-site bicycle and pedestrian facilities; Intersection treatment; and Transit connections. 2. Mixed use development traffic shall be calculated from the latest data contained within the Institute of Transportation Engineers Trip Generation Report or other industry publications such as the ITE Journal. Data limitations, data age, choice of peak hour or adjacent street traffic, choice of independent variable and choice of average rate versus statistical significant modification shall be presented and discussed. In the event data are not available for a proposed land use, the applicant must conduct a local trip generation study following procedures prescribed in the ITE Trip Generation Manual and provide sufficient justification for the proposed generation rate. This rate must be acceptable to the City Traffic Engineer. 3. For mixed use centers, trip generation shall be based on both individual land use rates and on mixed use rates. After generating trips at full ITE rates, trip-making reduction factors may be used. These factors fall into two categories: those that reassign some portion of generated trips to the background stream of traffic and those that remove or move generated trips. In all cases, the underlying assumptions of the ITE Trip Generation rates must be recognized and considered before any reductions are claimed.
The first category of adjustments is when trips to the proposed development currently exist as part of the background traffic stream, referred to as a pass-by trip. Pass-by percentages identified in the ITE Trip Genera-
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tion Manual or other industry publications may be used. Traffic must continue to be assigned to site driveways and access points, but is not added to the background stream of traffic. A technical appendix to the traffic study that illustrates the rediversion of passby trips is recommended.
The second category of adjustments is for internal site trips, transit use and transportation demand management (TDM) actions. In general, reductions are not recommended. However, if reductions are claimed, analytical support to show how the figures were derived must be provided. Assumptions regarding transit use and TDM actions will not be acceptable unless accompanied by specific implementation proposals that will become a condition of approval of the traffic study. Such implementation proposals must have a reasonable expectation of realization within a 5-year period after project initiation.
Roadway Classification/Cross Sections

Only two new roadway classifications and the modification of the TND parkway cross-section will be necessary to address mixed use centers. New roadways include a six-lane parkway with onstreet bicycle lanes as the standard cross section for a principal arterial and an entry/spine street to clearly portray entrance into a mixed use center. Modifications to the TND parkway cross-section are necessary to ensure on-street bicycle lanes as the standard while maintaining the streetscape to provide the visual calming effect found along TND/mixed use streets. An optional off-street multi-use trail is allowed on both parkways where curb cuts and intersecting streets are limited to reduce bicycle/vehicle conflicts.
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Mixed Use Development Alley

Purpose Right-of-Way Street Width Number of Travel Lanes Median Type Median Width Parking Maximum Daily Traffic Volumes Tree Lawn Width Sidewalk Bike Lane Mixed use development alleys are designed to provide access to the rear or side of properties. 20 20 2 N/A N/A No N/A N/A N/A N/A
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Mixed Use Development Local Street

Purpose Mixed use development local streets are designed to serve the local access needs of residential, live/work, and commercial activities within a mixed use center. 60' 32' flow line to flow line 2 None N/A Yes 750 700' 600 max. optional 8' 6' None Minor Collector Transit stops shall be accommodated where appropriate (at 800 - 1200)
Right-of-Way Street Width Number of Travel Lanes Median Type Median Width Parking Maximum Daily Traffic Volumes Minimum Horizontal Radius Block Length Alley Tree Lawn Width Sidewalk Bike Lane Functional Classification Miscellaneous
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Mixed Use Development Collector Street

Purpose Collector streets provide access from adjacent arterial streets into the mixed use activity center and serve as non-arterial perimeter streets. 66' Parallel Parking, 88 Diagonal Parking 34 Parallel Parking, 56' Diagonal Parking flow line to flow line 2 None N/A Yes Parallel or Diagonal 5,000 700' 600 max. optional 8 8' Permitted but not striped Commercial/Industrial Collector Transit stops shall be accommodated where appropriate (at 800 - 1200)
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Collector Street with Parallel Parking
Collector Street with Diagonal Parking
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Mixed Use Development Entry Spine Street

Purpose Entry/Spine Streets provide the main access from arterial streets, including right-in/right-out and serve as a focus of activity for large mixed use centers. 100' 68' flow line to flow line 2 or 4 Raised Minimum 20' Yes/Optional 7,500 700' 600 max. optional 8' 8' 6' Optional Major Collector Transit stops shall be accommodated where appropriate (at 800 - 1200)
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Entry Spine Street with Bicycle Lane and Parking
Entry Spine Street with No Parking
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Mixed Use Development Parkway 4 Lane

Purpose Parkways provide rapid and relatively unimpeded traffic movement throughout the City and carry high volumes of traffic to mixed use centers. 125' 77' Standard or 71 with Optional Trail flow line to flow line 4 Raised Minimum 19' None 25,000 12' 700' n/a optional 6' 12' Optional 6' Standard Minor Arterial Transit stops shall be accommodated where appropriate (at 800 - 1200)
Right-of-Way Street Width Number of Travel Lanes Median Type Median Width Parking Maximum Daily Traffic Volumes Tree Lawn Width Minimum Horizontal Radius Block Length Alley Sidewalk Multi-use Trail Bike Lane Functional Classification Miscellaneous
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Parkway with On-street Bike Lane
Parkway with 12 Trail
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Mixed Use Development Parkway 6 Lane

Purpose Parkways provide rapid and relatively unimpeded traffic movement throughout the City and carry high volumes of traffic to mixed use centers. 160' 108 Standard or 102' with Optional Trail flow line to flow line 6 Raised Minimum 28' None 36,000 12' 1100' n/a optional 6' 12 Optional 6 Standard Principle Arterial Transit stops shall be accommodated where appropriate (at 800 - 1200)
Right-of-Way Street Width Number of Travel Lanes Median Type Median Width Parking Maximum Daily Traffic Volumes Tree Lawn Width Minimum Horizontal Radius Block Length Alley Sidewalk Multi-use Trail Bike Lane Functional Classification Miscellaneous
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Parkway with On-street Bike Lane
Parkway with 12 Trail
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Mixed Use Development One Way Couplet

One-way couplets carry high volumes of traffic from a 6-Lane Parkway through mixed use centers by splitting the Parkway as it approaches the center into couplets of one-way streets and then rejoining them on the other side. The intersection of two set of intersecting couplets forms the framework of a street grid for the center, minimizes pedestrian crossing distances at intersections and decreases average travel times through the center. 88' each 55 from flow line to flow line each 3 each None N/A Yes parallel on both sides of street 18,000 each 8'-6 8' 6 Standard Optional Off-street multi-use trail separates from right-of-way where couplet splits. Transit stops shall be accommodated where appropriate (at 800 - 1200)
Parkway
Purpose
Right-of-Way Street Width Number of Travel Lanes Median Type Median Width Parking Maximum Daily Traffic Volumes Tree Lawn Width Sidewalk Bike Lane Multi-use Trail Miscellaneous
One-way Couplets Parkway 400 min.
Parkway
One-way Couplets
Parkway
Block Structure One way Couplet

106
Street Standards
107
Street Standards
Block Structure MU Neighborhood Center
Block Structure MU Commercial Center

108
Street Standards
Block Structure MU Regional/Employment Center
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VI. Utility Guidelines

The design of a mixed use development (MU) is to occur in a comprehensive manner, where land uses, site layout, utility corridors, landscaping, lighting and other infrastructure are designed in concert with one another. This will especially apply to utility design work, where advance planning and layout will facilitate construction, operation and maintenance, both from a functional and aesthetic standpoint. General Utility Considerations The Colorado Springs Utilities (Springs Utilities) provides the community of Colorado Springs with electric, gas, water and wastewater service. To accommodate and support MU development, guidelines have been developed for utility placement and design. In addition, Springs Utilities publishes the Colorado Springs Utilities Site Design Guidelines which provides details regarding site improvements and landscaping requirements within rights-of-way and utility corridors and easements. This information is for general planning purposes only, and does not supersede applicable City or Springs Utilities codes, tariffs, service standards, specifications, or safety codes. Due to the nature of MU development, utility design is expected to be site specific. Developers are encouraged to contact Springs Utilities in the earliest phase of the project to discuss options for utility connections and placement. The MUD street types, rights-of-way widths and associated corridors and easements allow for most typical site layouts and utility infrastructure. Additional utility easements may be required by Springs Utilities as necessary to accommodate the final utility infrastructure and to meet access requirements of the mixed use development. The developer typically dedicates such easements using a standardized Springs Utilities permanent easement agreement form and process. Details regarding line extension and service standards, easements, and other available services can be found at the Springs Utilities web site at www.csu.org. Select Residential Services or Business Solutions from the main menu and then click on Utilities Development Services for a list of available documents and services. General Utility Guidelines The following design guidelines are recommended for a MU development:
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A. Supply 1. When submitting the Mixed Use Concept Plan the following information shall be provided: a. A plan identifying the points of interconnection for water, wastewater, gas, and electric. b. A map showing the general corridor and initial layout for each utility. c. Demand calculations for each utility under full build-out conditions. d. A summary describing current utility infrastructure in the area of development. This summary shall include the age and condition of the infrastructure, and any proposed modifications (including relocation and replacement). Capacity issues shall also be identified, including any impacts on existing infrastructure. Utility services may be capacity limited due to existing infrastructure. Utility services are provided to eligible customers at the time of connection to the distribution system on a first come, first served basis in accordance with Springs Utilities tariffs. 2. Springs Utilities will determine if existing mains may or may not be adequate to meet current or proposed uses. Modification of existing utility lines used to support the new development, if required due to capacity limitations, age or condition, shall be at the developers expense. 3. Fire service and hydrant lines installed for commercial or multi-family residential use require independent connections to the water mains. 4. Where available, non-potable water should be used for landscape irrigation. Springs Utilities encourages the extension of non-potable waterlines and the use of non-potable water for irrigation. 5. Consideration for wastewater hydraulics should be included in the Mixed Use Concept Plan. Modifications of existing infrastructure to achieve the required flow rate should be at the developers expense. 6. Private main agreements may be required for parcels with limited access to public facilities. 7. A Utilities Addressing Plan (UAP), along with a Utilities Design Cad File (UDCF), will be required when a request for service is submitted to Springs Utilities in accordance with Appendix B of the Line Extension & Service Standards manuals.
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B. Metering 1. Meter Locations a. Preferred locations for electric, gas and water meters shall be identified in the Mixed Use Development Plan. Guidelines for location of meters can be found in the Line Extension and Service Standards manuals b. Concrete-filled guard posts shall be installed in front of gas and electric meters in accordance with Appendix E of the Springs Utilities Line Extension & Service Standards Gas manual to provide protection from vehicular traffic. c. Proper clearance between gas meters and electrical equipment and transformers shall be provided in accordance with the Springs Utilities Line Extension & Service Standards - Gas manual. d. Large gas and water meters shall have vehicular access for installation and service of meters. e. Openings into structure/residence from adjacent gas meters require a minimum of three feet clearance from vents, doors, windows, intakes, etc. f. Water meters installed inside a residence or business shall have a low voltage wire run from the meter location to a remote reader to be located outside the building. g. Floor drains need to be installed within five feet of any indoor water meter location. h. Individual shut off valves (curb stop) must be provided to isolate each Springs Utilitiesowned meter. Curb stop box lids need correct address tags. 2. Meter Accounts a. Commercial and residential meters require separate billing accounts. b. Separate meters shall be required for landscape irrigation associated with commercial accounts. c. Each business or residence shall have its own gas, water, and electric meter. C. Utility Access 1. Access to utility infrastructure is of prime importance and shall be maintained to Springs Utilities standards for all public streets and utility easements. 2. Adequate access shall be provided to all electric,
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gas and water meters, to all vaults and valves, and to all sewer manholes. 3. Avoid locating sewer manholes, electric transformers or meters in narrow or dead-end streets. 4. Avoid routing utilities under streets with specialty paving that increases the complexity and expense of utility repairs. 5. All utilities shall be installed with adequate vertical and/or horizontal separations to facilitate access and maintenance. Please refer to current Springs Utilities Line Extension & Service Standards manuals for detailed requirements. D. Utility Easements 1. The initial Mixed Use Concept Plan should show all proposed rights-of-way and utility corridors and easements. 2. Easements shall be provided for all public water lines and hydrants not located in a public right-ofway. Changes in location of utilities or final transformer, fire hydrant or meter locations may require granting of additional easements. 3. All utility easements where access by Springs Utilities vehicles may be required shall be constructed to an HS 20 wheel loading standard. E. Street Lighting 1. Street lighting systems, when provided, should be located in the utility corridor of the tree lawn area of the ROW. To the extent possible, public streetlights should be limited to public roadways and utility easements in private roadways. Public streetlights should be avoided on private property, unless installed under Springs Utilities Security Lighting policy set forth in Section 12.02 of the Line Extension & Service Standards-Electric manual. 2. Public street lighting should be installed and maintained by Springs Utilities. All other lighting for onsite streets, pedestrian walkways, bikeways and parking lots should be installed and maintained by the developer. The options for public street lighting are shown in Section 17 of Springs Utilities Distribution Construction Standards Electric. The spacing, location, height, fixture style, light source and level of illumination shall be subject to the standards and review of Springs Utilities. Other types of light poles or luminaires/fixtures may be installed, subject to the approval of Springs Utilities. 3. Streets with trees on a center median may be lighted with twin davit bracket arms located in the median or with single davit bracket arms located on both sides of the street.
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F. Landscaping 1. Landscaping and fences in utility easements shall meet the criteria as established in the Colorado Springs Utilities Site Design Guidelines. No trees shall be placed within 15 feet of the centerline of any wet utility. 2. Springs Utilities main and service lines that run under decorative rock, landscaping, or specialty paving may be required to be sleeved or encased to protect the integrity of the main and service lines and minimize damage to landscaping in the event of required maintenance. G. Cable & telecom 1. Cable and telecommunications facilities may be included in joint trenches, subject to the agreement of Springs Utilities and the other utility. H. Storm water drains 1. To the extent known or anticipated, proposed storm water drains that would be located in a street rightof-way or utility easement should be shown on the Mixed Use Concept Plan.
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ALLEY
The alley design allows for a combination of wet and dry utilities, dependent upon the adjacent street type and need for utility service.
Guidelines
The following design guidelines are recommended for a MU Alley: 1. A six (6) foot dry-utility easement should be provided along both sides of the MU alley right-of-way. 2. When located in alleys, dry utilities should be placed in common trenches within the utility easement. 3. Alleys should normally contain no more than one wet utility. 4. Wastewater lines, located along the centerline of an alley, may be permitted in alleys that are 400 or less in length, if approved by Springs Utilities. Water lines in alleys are not restricted by alley length. 5. Direct access from the alley to utility improvements should be provided. 6. Paving within any utility easement should be permitted only to provide access to garages and adjoining parking spaces. 7. Landscape materials allowed within the easements should be groundcovers, annuals, perennials or shrubs (no more than ten (10) feet in height and no more than six (6) feet in width) conforming to Colorado Springs Utilities Site Design Guidelines. 8. No parking spaces shall be allowed within the 30foot unobstructed area. 9. Any utilities that may be subject to damage from vehicles shall be appropriately protected. 10. Wet utilities should not be located in alleys unless approved by Springs Utilities. 11. No water or wastewater facilities shall be placed in alleys with inverted crowns.
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LOCAL STREET
The Local Street is designed to serve the local access needs of residential, live/work, and commercial activities within a mixed use center.
Guidelines
The following design guidelines are recommended for a MU Local Street: 1. A five (5) foot dry-utilities corridor should be provided along both sides of the Local Street curb. The corridor may not be required if all dry utilities are located in an alley or other street. 2. Both wet utilities may be located in the street. If an alley is provided, one wet utility may be placed in the alley, subject to Springs Utilities approval. 3. Streetlights should be placed in the dry utilities corridor on either side of the street.
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Utility Guidelines
COLLECTOR STREET
The Collector Street provides access from adjacent arterial streets into the mixed-use activity center and serves as a non-arterial perimeter street.
Guidelines
1. A five (5) foot dry-utilities corridor should be provided along both sides of the Collector Street curb. The corridor may not be required if all dry utilities are located in an alley or other street. 2. Both wet utilities may be located in the street. If an alley is provided, one wet utility may be placed in the alley, subject to Springs Utilities approval. 3. Streetlights should be placed in the dry utilities corridor on either side of the street.
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Utility Guidelines
ENTRY/SPINE STREET
The Entry/Spine Street provides the main access from arterial streets, including right-in/right-out and serves as a focus of activity for large mixed use centers.
Guidelines
1. A five (5) foot dry utilities corridor should be provided along both sides of the Entry/Spine Street curb. 2. Wet utilities should be located within the paved area. 3. Gas lines are commonly located in the paved area while dry utilities are located back of the curb in the dry utilities corridor.
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PARKWAY 4 LANE
Parkways provide rapid and relatively unimpeded traffic movement throughout the City and carry high volumes of traffic to mixeduse centers.
Guidelines
1. Wet utilities should be located within the paved area. Water and wastewater lines may be placed in the center of the same street with a ten (10) foot separation. 2. Gas lines are commonly located in the paved area while dry utilities are located back of the curb in the dry utilities corridor.
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Utility Guidelines
PARKWAY 6 LANE
Parkways provide rapid and relatively unimpeded traffic movement throughout the City and carry high volumes of traffic to mixed-use centers.
Guidelines
1. Wet utilities should be located within the paved area. Water and wastewater lines may be placed in the center of the same street with a ten (10) foot separation. 2. Gas lines are commonly located in the paved area while dry utilities are located back of the curb in the dry utilities corridor.
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Utility Guidelines
ONE-WAY COUPLET
One-way couplets carry high volumes of traffic from a 6-Lane Parkway through mixed use centers by splitting the Parkway as it approaches the center into couplets of one-way streets and then rejoining them on the other side. The intersection of two set of intersecting couplets forms the framework of a street grid for the center, minimizes pedestrian crossing distances at intersections and decreases average travel times through the center.
Guidelines
1. Wet utilities should be located within the paved area with a ten (10) foot separation. 2. Gas lines are commonly located in the paved area while dry utilities are located back of the curb in the dry utilities corridor.
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VII. Drainage Standards

The City of Colorado Springs Drainage Criteria Manual does not provide graphical solutions for drainage capacities in mixed use streets. The design engineer shall compute allowable flow capacities and allowable flow depths for mixed use streets using equivalent criteria in the Drainage Criteria Manual and the following guidelines. Unless otherwise noted herein, the Drainage Criteria Manual shall apply: 1. Vertical curbs shall be used on all mixed use streets, including curb returns. City Standard 8-inch vertical curb is required except where 6-inch vertical curb is desired to create a more traditional or aesthetic appearance. Storm sewer inlets must be placed where the allowable street flows are exceeded. Street capacities are reduced when using 6-inch curb which may result in additional storm sewers. 2. For Local and Collector Streets the initial storm (5year) flow must not cross the street crown from one side to the other. There must be at least two inches (2) of freeboard at the curb. The major storm (100year) flow must not exceed twelve inch (12) depth at the gutter and must not flood adjacent property or buildings. 3. For Entry/Spine Streets and Parkways the initial storm flow spread must not encroach beyond the outside travel lane. Major storm flows must be confined in the street section while preserving one drivable lane in each direction. 4. Storm flows in alleys shall be limited to the flows generated from the rear of the lots adjoining the alley. Alley flows shall not cross the intersecting streets into another alley but shall be captured or diverted at the intersecting street. 5. Flow spread in alleys shall be confined to the rightof-way at reasonable and safe depths. All veeshaped shaped alleys must have concrete surfaces. Asphalt alleys may be crowned or crosssloped with a concrete gutter along the edges that carry storm flows. 6. Alternatives to City Standard inlet types (such as combination castings) are encouraged to provide a more traditional appearance subject to City Engineer approval. Slotted drains are prohibited. 7. Special design features such as curb extensions and speed tables will require special drainage design consideration.
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8. The drainage design engineer is alerted to the challenge of finding a suitable location for storm sewer mains in mixed use streets especially if the street is narrow and other utility lines are present.
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Drainage Standards
VIII. Putting It All Together

Introduction
This section uses a typical layout for a mixed use commercial center to demonstrate how the various zoning provisions, standards, and guidelines contained in this Design Manual can be applied in concert to a mixed use development. Given the potential range of site sizes, conditions, locations, contexts, uses, intensities, building types, and transitions, there is no limit to the possible variations in layouts of mixed sites under the three MU zone districts. The purpose of this hypothetical design is to take just one possibility as an illustrative example for applying specific code sections, design standards, and guidelines within the context of a unified site plan for a mixed use development. In other words, it presents a whole picture in order to break out the various parts and show how they work together. The presentation is organized around three plan graphics of the hypothetical site layout (Figures VII.1, VIII.2, and VIII.3). Three conceptual renderings are also included to give a sense of the character of the development (Figures VIII.4, VIII.5, and VIII.6). Relevant references to the Zoning and Subdivision Codes and to sections of this Manual are displayed in the margins.
Size, Location, Context, Access, and Connections
Zoning Code:
7.3.703 7.3.705 7.4.903 III.A. Zone Districts III.B. Establishment of Contextual Areas in City IV.B. Street System Design V. Street Standards
Design Manual:
Several considerations come into play before the internal layout of a mixed use site can be decided. Size, location, and context are key factors in determining if mixed use zoning is appropriate for the site, and if so, which mixed use zone district may work best for it and how the site will need to fit in with its surroundings. Points of access and connections are a function of the perimeter street types, the intersection spacing, and the surrounding uses and block structure. They also play a large part in determining what the internal block structure of the site will be. Figure VIII.1 illustrates these preliminary considerations for a 36.5 acre site suitable for Mixed Use Commercial Center (MU-CC) zoning. The features surrounding the site may be existing or planned or a combination of the two. Similarly the context may be infill, redevelopment, developing area, or greenfield. In general, the less developed the surrounding context, the more options there are for a developer to work a mixed use development into the surrounding fabric.
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Example Site Layout

Figure VIII.2 depicts an example layout for a mid-size mixed use commercial center on the 36.5 acre site. Building types/uses are denoted with the letters (A) through (G). Subareas and special features are labeled with the numbers [1] through [8]. Basic site data is presented on the accompanying page. In what follows, the key elements of the overall site design are discussed with reference to the annotated uses, buildings and subareas.
Figure VIII.1--Context and connections
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Table 6 Site Data for Example Layout

Site Area Zoning Floor Area Ratio Residential Density Buildings by Type A B C (2-story) D E (2-story) F (2-story) G. 36.5 acres Mixed Use Commercial Center (MU-CC) 3.9 9.87 units/acre (148 units on 15 acres of residential area) Uses Grocery/Retail Restaurant Commercial/Office Neighborhood Commercial Subtotal Nonresidential Live/Work Town House Duplex Subtotal Residential Total Parking Off-street Non Residential (shared) Residential (dedicated) On-street Total Off-street Parking Ratio for Nonresidential Uses Spaces Required 1042 (@1 sp/300 GSF) 296 (@2 sp/unit) 1,338 Gross Square Feet Floor Area 72,000 13,800 178,400 48,500 312,700 57,600 177,660 22,000 257,260 569,960 Spaces Provided 1528 323 188 2,039 4.9 spaces/1000 GSF or 1 space/205 GSF Residential Units
32 94 22 148
Mix of Uses
Zoning Code: Design Manual: 7.3.704 7.3.706 III.E. Uses IV.A. Development (Dimensional) Standards
The development program for the site is outlined in the Site Data. It is anchored by a 72,000 square-foot grocery/retail store, and includes a mix of retail, commercial, service, office, live/work and residential uses. Buildings labeled as (C) are two-story with retail uses primarily on the first floor and offices and services on the second. The buildings labeled (B) are freestanding restaurants, and those marked (D) are more neighborhood oriented services, such as day care facilities and personal services. The residential uses are mixed horizontally on the site, transitioning from live/work units (E) to townhouses (F) to duplexes (G). The method used to mix residential uses on a site is driven by con-
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Figure VIII.2Example site layout
siderations of the market in a given context and the ability to provide a quality, marketable residential environment. In a more urban context, such as a downtown or a large, regional town center, with blocks of multi-story buildings and structured parking, the feasibility of incorporating upper floor residential in vertically mixed use buildings increases. In this example, residential loft units could be incorporated in the twostory buildings depending on the particular market and the quality of the residential units, parking design, and the street environment.
Block Structure and Street Network

Building upon the options for access and connectivity to the site shown in Figure VIII.1, and taking into con-
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Figure VIII.3Pedestrian circulation
Zoning Code:
7.4.1203 7.4.1204 7.4.1205 IV.B. Blocks, Buildings and Street Network Blocks
Design Manual:
sideration the development program, the uses, and the perimeter streets, the internal block structure and street network can be laid out. Subarea [1] shows the major entrance from the six-lane parkway along the west side of the site, with the entry/spine street continuing through as the primary internal pedestrian focus. The long, six hundred (600) foot blocks along the six-lane parkway are broken up with pedestrian passthroughs between buildings that continue on to pedestrian walkways through the parking areas. On the south side of the site, the block faces along the fourlane parkway are broken into four hundred (400), three hundred (300), and two hundred (200) foot segments by the right in/right out access points on either
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side of Building (A) and a collector street that provides access into the residential area between Buildings (E) and (F). On the north side of the site, the block faces along the perimeter collector street are broken into four hundred (400), five hundred (500), and again four hundred (400) foot segments by access via an enhanced drive aisle and intersecting collector and local streets. The residential blocks along the east side of the site are four hundred (400) foot square fronting on the perimeter and internal local streets. The parking lots in subareas [3] and [5] are intersected by enhanced drive aisles to create internal parking blocks.
Zoning Code: Design Manual:
7.4.205 S. IV.E. Parking Onsite, Off-street Surface
Building Placement and Parking

Building placement within the block and street structure is based on considerations of size, use, type, parking, and streetscape. Building (A) was located to take advantage of a large parking area to serve it, good visibility from the perimeter parkways, and service and delivery access. With less than fifty (50) percent building wall frontage along the four-lane parkway, the build-to line is set at twenty-five (25) feet . Buildings (C) frame the entrance and the entry/spine streetscape to create a viable pedestrian realm, while Buildings (B) capture the corners. See Figure VIII.4 for a conceptual view of the entry/spine street. The remaining buildings are placed to support a pedestrian oriented streetscape along the perimeter and internal collector and local streets. All buildings are placed so as to frame and internalize the surface parking areas to the greatest extent possible and provide convenient and efficient access and egress for the parking areas. Dealing effectively with large surface parking areas on mixed use sites requires a high degree of creativity from the designer. Where land values or individual users will not support structured parking, shared parking and on-street parking become valuable tools. Approximately 188 on-street parking spaces are available along the internal and perimeter collector and local streets. The off-street parking in this example assumes two dedicated parking spaces per residential unit, with 27 additional spaces provided for the live/ work units. Surface parking for all other uses on the site is provided at a ratio of approximately 4.9 spaces per 1,000 gross square feet of floor area. In order to maintain a pedestrian-friendly environment and connections through the large parking areas, subareas [3] and [5] are intersected by a combination of enhanced drive aisles and pedestrian walkways and generously landscaped with parking lot and street trees in the numerous planting islands, fingers, and
7.4.706 IV.B. Blocks Building Entrance Orientation Site Design for Multiple Building Development
Zoning Code:
7.4.203 7.4.205 7.4.208 7.4.320 IV.E. Parking IV.F. Landscaping
Design Manual:
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Figure VIII.4 View of entry/spine street
tree lawns.
Context and Transitions

Zoning Code: Design Manual: 7.4.1103 7.4.1104 IV.G. Context and Transitions Operational Compatibility Transitions Along the Public Right-of-Way
Transitions to the surrounding context are accomplished primarily though similar type and intensity of uses, screening, and streetscapes. For the perimeter parkways and collector street bordering subareas [3] and [5], similar uses and similar building scales are combined with a pedestrian realm and streetscape on both sides of the streets to make the transitions to the surrounding areas. In these cases, the streetscape is designed to act as a seam. Between Building (A) and the live/work units in Buildings (E), a wall and a landscaped area is used to screen and buffer the service and delivery area of the grocery from the parking area of the live/work units. Finally, the transition from the primarily nonresidential to the residential portion of the site is made through a step down in residential use types and intensities and an open space amenity along the axis of the entry/spine street. The transition moves from [1], the entry point, to [2], a pedestrian plaza, to [6] a focal point at the T intersection, to [7] a park/open space amenity, to [8] a local street fronting on single-family detached houses in the adjacent traditional neighborhood development
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zone. The use transition is from live/work units to townhouses, to duplexes, to single family detached. For a conceptual view from the park/open space back to-
ward the entry/spine street see Figure VIII.6.
Figure VIII.5 View from park/open space
Relationship of Mixed Use to Traditional Neighborhood Development Zoning

The transition from the Mixed Use Commercial Center zone (MU-CC) to the Traditional Neighborhood Development zone (TND) illustrates how the two zone districts can work in tandem. Land uses such as multifamily housing, open space, parks, and commercial and office uses in the mixed use center can be substituted for those required under the TND zoning as alternative compliance. Conversely, residential uses in the TND zone can be substituted for the required residential component of the mixed use zoning. Using the two zones together may be a convenient method of phasing a mixed use/mixed residential development over time with different builders.
Zoning Code: Design Manual: 7.3.102 7.3.708 III.C. Incentives in the Mixed Use Zoning Districts IIII.D. Process Process and Criteria for Alternative Compliance
Pedestrian and Bicycle Access and Circulation and Transit

Figure VIII.3 depicts the pedestrian access and circulation system for the site in a series of dashed lines that outline the sidewalk and walkway connections. All uses can conveniently be accessed on foot. Uses on
7.4.703 IV.C. Pedestrian and Bicycle Access, Circulation and Connections
Figure VIII.6-View into site
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the site are also fully accessible via the street network by an on-street bicycle system that runs on the entry/ spine, collector, and local streets, with potential connections to off-street paths along perimeter parkways. Subarea [2] in Figure VIII.2 is a pedestrian plaza amenity that serves pedestrian activity along the spine street and creates convenient connections to the parking areas.
Zoning Code: Design Manual: 7.4.803 IV.H. Transit V. Street Standards Alternative ModesTransit Transit Standards
Subarea [4] in Figure VIII.2 shows the location of a transit stop to serve the mixed use center. The stop has a direct pedestrian connection to the grocery store and is combined with a pedestrian amenity and pedestrian connection into the site. See Figure VIII.5 for a conceptual view from the transit stop to the interior of the site.
Conclusion
The planning, design, development, and management of mixed use centers are obviously more complex than for conventional single-use projects. The different members of the project team, from land planners to architects, urban designers and engineers, must be closely coordinated, and in some cases, educated about a new development form. Mixed use development also calls for a higher degree of support and involvement from the public sector and greater cooperation between the private development industry and public officials. However, the long term benefits to both the private and the public sides can be substantial, particularly in a city like Colorado Springs. As of June 2003, Colorado Springs had a total of 45,822 acres of vacant, developable land within the city limits. Of that, 11,309 acres were classified as infill land. Clearly, the potential exists to realize sizeable long-term gains in transportation, housing, infrastructure, and design by pursuing mixed use as the new pattern of development. This manual is meant to be a first step toward seizing that opportunity.
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IX. Appendix A. Definitions

ACTIVITY CENTER: Activity center is a general term for a MU development that integrates a range of complementary and mutually supporting uses and activities. Typically, an activity center includes a predominant type of use, such as commercial or employment-related, that is then supported by a mix of one or more other uses, such as residential, civic, or institutional. Activity centers may vary in size, intensity, scale, and their mix of supportive uses, depending on their purpose, location, and context. In each case, activity centers are intended to be mixed-use and pedestrian-oriented with good connections and transitions to surrounding areas. Residences are a component of all activity centers, whether on-site or immediately adjacent. The activity center should support a range of housing types and densities within the individual neighborhoods. There are three (3) distinct types of activity centers: NEIGHBORHOOD CENTER: Neighborhood centers are small, low-impact, limited activity centers intended to primarily service the needs of immediately adjacent neighborhoods, in a service area typically ranging from one half () to two (2) miles. Principal uses contribute to the efficient functioning and attractiveness of neighborhoods, relate to and accommodate walkup pedestrian traffic, and do not generate noxious fumes, excessive light or noise. The mix of uses may include neighborhood-serving retail, convenience or specialty food sales, restaurants, dwelling units above the first floor, live/work units, single-family attached dwellings, general offices, or medical offices. COMMERCIAL CENTER: Commercial centers are activity centers that primarily accommodate large retail establishments, which may provide major durable goods shopping, and serve a number of residential areas over a significant portion of the city. Commercial centers contain a mix of supporting uses, including multi-family dwellings, office, entertainment and retail uses, medical offices and clinics, and civic uses. The mix enables combined trip destinations and supports more effective transit service, and provides viable pedestrian and bicycle access and circulation. REGIONAL/EMPLOYMENT CENTER: A regional/
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employment center is a large (fifty (50) or more acres), intensive activity center that combines the uses of commercial centers and employment centers and that serves the city and region as a whole. A regional activity center may be a regional shopping mall, corporate office headquarters, or a major concentration of employment supported by a mix of uses that meets the needs of employees, visitors and residents. Primary uses include major commercial and/or employment uses, supported by a full range and mix of uses including large and small retail establishments, general offices and office complexes, governmental and civic uses, business services, research and development, major service uses, restaurants, lodging, child care, personal services, and higher density housing, as well as warehousing and industrial uses or educational facilities. These centers are generally located at the intersection of or along major arterials, or in close proximity to limited access freeways and Interstate 25. ALLEY: A public or private right-of-way, located at the rear or side of a property, designed for the special accommodation of the property it reaches, and not intended for general travel. BIOSWALE: A landscape feature constructed of natural, water-permeable materials intended to channel and direct the flow of stormwater runoff. BUILD-TO LINE: The line at which construction of a building faade is to occur on a lot. A build-to line runs parallel to, and is measured from, the front property line and is established to create an even (or more or less even) building faade line on a street. CONCEPT PLAN: A narrative and graphic representation drawn to scale of the proposed development of a particular site which delineates the basic zoning and subdivision requirements including, but not limited to, the intended lot lines, general uses, ranges of square footages of the proposed uses and the general location of building and parking areas, points of access, primary internal circulation, contour lines, easements and required dedication areas for public facilities. The Concept Plan will also provide the graphic details required on a preliminary plat for those instances when it will be used as a substitute for a preliminary plat. The Concept plan shall not be used as a preliminary plat when the property is located in a Planned Unit Development (PUD) zone, in a Mixed Use
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Zone District, or the Hillside Overlay (HS) zone. CONTEXTUAL AREA: A mapped part of the City, as established in 7.3.705, that is characterized by a general similarity of development age, street types and patterns, and block sizes. There are two (2) contextual areas in the City: (1) The older/established contextual area, and (2) the newer/developing contextual area. CURB: A stone or concrete boundary usually marking the edge of a roadway or paved area. CURBCUT: The length of an opening in the curb along a roadway that allows vehicular access to an abutting development site. DRIVE-UP FACILITY (also know as "drive-in" or "drivethrough" facility): An establishment that by design encourages or permits customers to receive services, obtain goods, or be entertained while remaining in their motor vehicles. ENHANCED DRIVE AISLE: An element of a parking area in a MU zone district intended to provide access to parking areas, and connections for vehicles and pedestrians. It serves to define a block structure in parking areas. FACADE: That portion of any exterior elevation on the building extending from grade to top of the parapet, wall or eaves and the entire width of the building elevation FLOOR AREA RATIO (FAR): The gross floor area of all buildings on a lot divided by the lot area. FOCAL POINT: A visual landmark. It commonly identifies the center of a development or area for public gathering, and contributes to establishing the character of the development. The Focal Point may be a statue, a plaza, a pavilion or some other structure or focused area. HUMAN-SCALE: The relationship between the dimensions of the human body and the proportion of the spaces that people use. This is underscored by surface texture, activity patterns, colors, materials and details. The understanding of walking distances and spatial perceptions at a human scale determines the most positive placement of buildings, and the physical layout of the community. Buildings ranging in
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height from two (2) to six (6) stories, trees and pedestrian-scaled signs and street lights, textured pedestrian paths and semi-private spaces all enhance this positive scale. INFILL or INFILL DEVELOPMENT: Development of vacant parcels within a built-up area. Parks and open space are considered infill development, since they are permanent uses for vacant parcels. INTERNAL STREET OR INTERNAL STREET SYSTEM: The system of public or private streets located internal to a development site, and which may connect at one or both ends to a perimeter public street. The internal street system is intended to provide vehicle, pedestrian, and bicycle access and circulation to all uses within a development site. LARGE FORMAT BUILDING: A building in a MU zone district characterized by a footprint equal to or greater than one hundred sixty thousand (160,000) square feet, or by a continuous building frontage equal to or greater than four hundred (400) linear feet. LIVE/WORK UNIT: A residential use type that combines a dwelling and a commercial space under single ownership in a structure. The residential portion of the unit shall contain at least four hundred (400) square feet of gross floor area. The commercial space shall allow activities compatible with residential use with respect to noise, smoke, vibration, smell, electrical interference, and fire hazard, and may include such uses as professional services and offices, and the creation, display and sale of art, craftwork, jewelry, fabrication of cloth goods and similar activities. MIXED-USE DEVELOPMENT: Development that combines and integrates two or more principal land uses, such as commercial, office, civic, industrial, or residential uses with a strong pedestrian orientation. The mix of uses may be combined in a vertical MU building(s) or combined in separate buildings located on one property and/or under unified control. MIXED USE ZONE DISTRICT. Any or all of the following zone districts: MU-NC, MU-CC, MU-R/EC. MULLION: A vertical divider in a window. PAD SITE: A pad site is a building or building site located in a retail center that is physically separate from the principal building located within the same
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center. Pad sites are reserved for free-standing, single commercial uses, and accommodate buildings that are smaller than the principal building in the center. Typical pad site uses include buildings that contain restaurants, banks, and automotive services. PEDESTRIAN PASSTHROUGH: A feature providing unrestricted public pedestrian access through a building or structure or between buildings or structures. PERIMETER STREET OR PERIMETER STREET SYSTEM: The system of public streets that abut the perimeter of a development site, zone district, or activity center. Perimeter streets provide access to the internal street system, thus providing access and circulation to principal uses located in the interior of the development site, district, or activity center. PHASING PLAN: A graphic and narrative document that displays the sequence and/or timing of intended development. Phasing is used to sequence the provision of public facilities. Phasing may be specified in a sequential order (1, 2, 3,) or by time period (2004, 2005). REDEVELOPMENT: Development of a site within an older/established contextual subarea of the City, as established and mapped in 7.3.705, where the site was formerly developed and cleared, or that requires the clearance of some or all of existing structures and improvements prior to new construction. TRANSIT: A system of for the conveyance of persons from one place to another by means of regularlyscheduled transportation buses or trains, which is available to the public on a fee-per-ride basis. TRANSITIONS: Generally, an array of tools and techniques designed to achieve compatibility between adjoining land uses that may differ by type and intensity, including but not limited to the following techniques: TRANSITION USES: A land use, as defined and described in 7.2.302(J), that may be appropriate to site between different land uses when the transition use is relatively more compatible with lesser-intensity adjoining uses. SITE AND BUILDING TRANSITIONS: Designing and adapting the form and mass of a building to take into consideration neighboring buildings and land uses.
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LANDSCAPE BUFFER & SCREENING TRANSITIONS: The use of landscaping, berms, fences, walls, or any combination of these, to buffer and screen a more intense land use from an adjacent, less intense land use. VERTICAL MIXED-USE BUILDING: A multi-story building containing a vertical mix of two or more principal uses. VESTING: The accrual of specific rights associated with development of real property as defined in accordance with Federal, State and Local law. WALKWAY OR PEDESTRIAN WALKWAY: An on-site path for pedestrians or for pedestrians and bicyclists that is not part of the public right-of-way, and is not a public (dedicated) sidewalk or public (dedicated) trail. Walkways as defined herein include private sidewalks. Walkways typically combine to form a network providing internal pedestrian and bicyclist access and circulation on a development site, and typically connect to the public sidewalk system. WRAPPED USE: A retail, service or other commercialuse type that occupies the ground floor of a structure, and extends on both sides of a corner of a structure.
B. List of Tables
Table
Table 1 Permitted, Conditional and Accessory Uses in Mixed Use Zone Districts Table 2 Required Mix of Uses Table 3 Development (Dimensional) Standards: Mixed Use Zone Districts Table 4 Minimum Off-street parking Requirements for Specific Uses Table 5 Major Signs Allowed in Specific Zones Table 6 Site Data for Example Layout 27 31 34 57 80 126
Page
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C. List of Figures and Credits

All Figures not specifically credited below are photographs taken by the staff of the Colorado Springs Planning and Community Development Department Figure Figure I.1 One Boulder Plaza, Colorado Figure I.2 - Southlake Town Square, Texas Figure I.3 - Lowell Town Center, Colorado Figure I.4 Town Square, Southlake, Texas Figure I.5 - Mizner Park, Florida Credit City of Boulder Southlake Town Square Southlake Town Square Page 3 3 3 4 5 5 6 6 7 7 7 9 11 12 13 14 15 15 16 30 33 35 35 36 37 37 Robert Swaim, Architect Marc Shereck, Urban Designer Jim Houk, Thomas & Thomas 38 38 39
C. List of FigLowell Development Partners ures and Credits
All Figures not specifically American Planning Association credited below are photoFigure I.6 Lowell Town Center, Colorado Lowell Development Partners graphs taken by the staff of the Colorado Springs Planning Figure I.7 Mixed use infill, Colorado and Community Development Figure I.8 Mixed use development, CO Department Figure I.9 900 West Pearl, Boulder, Colorado City of Boulder Figure I.10 Neighborhood mixed use, CO Figure I.11 Mixed use site plan Figure II.1 Neighborhood infill, Colorado Figure III.1 Neighborhood center concept Figure III.2 MU-NC typical location Figure III.3 Commercial center concept Figure III.4 MU-CC typical location Figure III.5 Regional/Employment center Figure III.6 MU-R/EC typical location Figure III.7 Map of Contextual Areas Figure III.8 Live/work units Figure IV.1 Build-to lines Figure IV.2 Parking with less than 50% building frontage Figure IV.3 Parking with 50% or more building frontage Figure IV.4 A rational block pattern with connected streets Figure IV.5 Block standards Figure IV.6 Mid-block passthrough Figure IV.7 Overhang examples Figure IV.8 Building orientation City of Boulder City of Boulder City of Boulder Ron Bevans, Landscape Architect Ron Bevans, Landscape Architect Ron Bevans, Landscape Architect Ron Bevans, Landscape Architect Ron Bevans, Landscape Architect Ron Bevans, Landscape Architect City of Colorado Springs Robert Swaim, Architect Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Zimmer Gunsul Frasca Partnership Jim Houk, Thomas & Thomas
140
Figure IV.9 Building oriented towards spine street Figure IV.10 Building oriented towards plaza Figure IV.11 Building oriented to frame entrance Figure IV.12 Building oriented towards street/adjacent context Figure IV.13 Changes of plane, color, material and form
Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Robert Swaim, Architect
39 39 39 39 40 40 41 42 42 43 44 46 46 47 48 49 49 50 50 50 51
Figure IV.14 Buildings oriented towards entry Zimmer Gunsul Frasca Partnership street Figure IV.15 Terminus Figure IV.16 Articulation of block face Figure IV.17 Pedestrian-friendly facade Figure IV.18 Mid-block passthrough Figure IV.19 Access aligned with surrounding Zimmer Gunsul Frasca Partnership Figure IV.20 Pedestrian-friendly streetscape Figure IV.21 Pedestrian access Figure IV.22 Sidewalk system connections Figure IV.23 Pedestrian system Figure IV.24 Primary destination link Figure IV.25 Pedestrian connections Figure IV.26 Pedestrian way through parking Figure IV.27 Pedestrian connection through Figure IV.28 Walkway along drive aisle Figure IV.29 Continuous walkway through Figure IV.30 Walkway as amenity Figure IV.31 Pedestrian passthrough Figure IV.32 Pedestrian crosswalk Figure IV.33 Site amenities Figure IV.34 Plaza with seating Figure IV.35 Mini-park Figure IV.36 Buildings frame site amenity Figure IV.37 Arcade Figure IV.38 Visibility of site amenties Figure IV.39 Detention area as amenity Figure IV.40 On-street parking Figure IV.41 Typical off-street parking Jim Houk, Thomas & Thomas Robert Swaim, Architect Robert Swaim, Architect Robert Swaim, Architect Robert Swaim, Architect Marc Shereck, Urban Designer Southlake Town Square Marc Shereck, Urban Designer Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Robert Swaim, Architect Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Marc Shereck, Urban Designer
51 51 52 53 53 53 54 54 55 55 57 59
141
Figure IV.42 Enhanced drive aisle Figure IV.43 Drive island design Figure IV.45 Parking access Figure IV.46 Parking layout for a MU center Figure IV.47 Parking structure in section Figure IV.48 Parking structure Figure IV.49 Bicycle parking typical location Figure IV.50 Bicycle parking Figure IV.51 One tree for every 8 spaces Figure IV.52 One tree for every 10 spaces Figure IV.53 Parking lot screening Figure IV.54 Building transitions Figure IV.55 Building form transition Figure IV.56 Plaza transition Figure IV.57 Streetscape transition to single family Figure IV.58 Streetscape transition Figure IV.59 Parkway transition Figure IV.60 Springs Transit bus Figure IV.61 Fully shielded lighting Figure IV.62 Project entry sign Figure IV.63 Wayfinding signage Figure IV.64 Monument signage Figure IV.65 Low-profile signage Figure V.1 Driveway length Figure V.2 Curb extension Figure V.3 Sight distances on arterial intersection Figure V.4 Sight distances on internal intersections Figure V.5 Pedestrian crossing (controlled & uncontrolled) Figure IV.6 Pedestrian Table Figure V.7 Mid-block pedestrian crossing
Ron Bevans, Landscape Architect Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Robert Swaim, Architect Robert Swaim, Architect Marc Shereck, Urban Designer Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Jim Houk, Thomas & Thomas Marc Shereck, Urban Designer Robert Swaim, Architect Marc Shereck, Urban Designer Robert Swaim, Architect Marc Shereck, Urban Designer Marc Shereck, Urban Designer Springs Transit
60 60 60 61 61 62 62 64 64 66 66 67 71 72 73 73 74 75 77 78 80
Figure IV.44 Enhanced drive aisle examples Jim Houk, Thomas & Thomas
Marc Shereck, Urban Designer Marc Shereck, Urban Designer Marc Shereck, Urban Designer Jim Houk, Thomas & Thomas LSA Associates LSA Associates LSA Associates City Traffic Engineering LSA Associates LSA Associates
81 81 81 84 85 86 86 86 87 88
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Figure V.8 Transit serving mixed use Figure V.9 Enhanced Transit shelter Figure VIII.1 Context and connections Figure VIII.2 Example site layout Figure VIII.3 Pedestrian circulation Figure VIII.4 View of entry/spine street Figure VIII.5 View from park/open space Figure VIII.6 View into site
Springs Transit Springs Transit Thomas & Thomas Thomas & Thomas Thomas & Thomas Robert Swaim, Architect Robert Swaim, Architect Robert Swaim, Architect
90 90 125 127 128 130 131 131
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X. Index
Underlined page numbers indicate material from a table or chart. Abbreviations used in this index: MU-CC = Mixed Use Commercial Centers MU-NC = Mixed Use Neighborhood Centers MU-R/EC = Mixed Use Regional/Employment Centers
2020 Future Land Use Map in the concept plan review, 19 in the development plan review, 23 potential mixed use locations and, 4
A
Activity centers, types of, 13435 ADA compliance, at crossings, 86 Administrative services in mixed use zones, 28 Agricultural sales and service in mixed use zones, 27 Alleys building-face-to-building-face distances, 35 definition of, 135 dimensional standards for, 9495 drainage standards for, 122 mid-block, in non-residential areas, 37 as pedestrian walkways, 51 utility guidelines for, 115 Alternative compliance block lengths, 17, 37 building orientation, 17 in the concept plan, 18, 25 in the development plan, 25 as incentive, in mixed use zones, 1718 parking lot walkways, 50 passthroughs, 17, 51 request process and criteria, 25 site layout, 17 Amenities, on-site adjacent to buildings, 55 in the concept plan review, 2021 in the development plan review, 24 as focal points, 54 large format buildings and, 43 maintenance of, 55 pedestrian walkways to, 48 purpose of, 53 size-appropriate, 54 standards and guidelines for, 5354 types of food and flower vendors, 54 parks, 53, 54 patios and plazas, 53 pedestrian amenities, 5354 public art, 54
transit sites, 7677 water features, 54 Americans with Disabilities Act (ADA), 86 Animal hospitals additional standards for, 31 in mixed use zones, 28 Apartments in mixed use zones, 27 Arbors, building facades and, 42 Arcades building facades and, 42 as on-site amenity, 54 Architects use of this manual, 8 Art, public large format buildings and, 43 as on-site amenity, 54 Automobile circulation. See Traffic Automotive and equipment services additional standards for, 30 allowed, by zone (table), 27 repair bays, 59 Avenues, drainage standards for, 122
B
Bars in mixed use zones, 27 Bed and breakfasts in mixed use zones, 27 Benches. See Seating areas Bicycle Plan (City of Colorado Springs), 90 Bicycles and bicycling circulation standards and guidelines, 47, 4849 conflicts with pedestrians, 89 connectivity standards and guidelines, 47, 48 in the development plan review, 24 in hypothetical design, 13132 lanes, on six-lane parkways, 93 lockers for, 90 open space support of, 1920 overpasses for, 48 parking for in the concept plan review, 20 design of, 64 in the development plan review, 24 location of, 64 minimum requirements for, 64 off-street parking credit for, 64 standards for, 90
144
paths circulation and connectivity, 47 connections to existing, 47 on-street in pedestrian areas, 89 racks design of, 90 inside parking structures, 90 lighting, 90 location and placement of, 90 at transit shelters, 89 safety issues, 89 standards for circulation, 47 connectivity, 47 purpose of, 46 on streets, in mixed use zones, 89 Bioswales, definition of, 135 Block structure alternative compliance and, 17, 37 description of, 37 standards and guidelines for, 3637, 83 in hypothetical design, 12729 large format buildings and, 43 mid-block crosswalks, 87 parking locations within, 5960 passthroughs and, 37 pedestrian-friendly standards, 3637 through-alleys and, 37 vehicle connectivity and, 44 by zone type, 108, 109 Body and fender repair services, 30 Broadcasting towers, in mixed use zones, 29 Buffers, landscape, 6667, 74, 139 Build-to lines in the concept plan review, 1920 definition of, 135 guidelines for, 41 for pedestrian-friendly streets, 35, 41 by street type and zone (table), 35 Building services in mixed use zones, 27 Buildings adjacent to outdoor amenities, 55 design guidelines for, 4143 entrances to at block corners, 38 design standards, 40 standards and guidelines for orientation, 3738 pedestrian-friendly, 38 walkways to, 48 facades definition of, 136 design guidelines feature options, 4243 human scale detailing, 42 near "surrounding developments", 72 pedestrian-friendly, 42 texture and relief, 42 weather protection, 42
windows, 63 design standards texture and patterns, 63 wall planes modulations, 40 on parking structures, 6263 walkways and, 40 heights of near dwelling units, 34 near "surrounding developments", 7172 by zone (table), 34 large format definition of, 137 guidelines for, 43 layout and location of, in block, 43 in MU-CC zones, 1314 public art and, 43 in required mix of uses (table), 131 smaller-scale "wrap" uses and, 43 in multiple building developments alternatives to standards, 40 hypothetical design for, 12931 site design standards, 3940 strip development, 40 near "surrounding developments", 7172 orientation of, 17, 4041 vertical mixed use additional standards for, 29 definition of, 139 floor area ratios and, 34 as part of residential acreage, 31, 32 pedestrian access to, 29 residential density and, 34 Bulb-outs at crosswalks, 75 Bus system. See Transit Business parks, in mixed use zones, 27
C
C-5 zones, 6 C-6 zones, 6 Cable facilities, in utility trenches, 114 Character architectural compatibility and, 4142 lighting and, 79 signage and, 80, 81 Charter schools, in mixed use zones, 28 Churches, in mixed use zones, 28 Citizen use of this manual, 8 City Council use of this manual, 8 City Planning Commission use of this manual, 8 Civic uses parking requirements for, 57 types allowed, by zone (table), 28 Clock towers, 43 Clubs, in mixed use zones, 28 Collector streets build-to lines, 35 dimensional standards for, 9899
145
drainage standards for, 122 medians and, 86 pedestrian refuge areas and, 86 utility guidelines for, 117 Colleges and universities, in mixed use zones, 28 Colorado Springs. See also Springs Utilities vacant developable land, 132 Colorado Springs Utilities Site Design Guidelines, 110, 114 Commercial centers definition of, 134 aging, redevelopment of, 14 in MU-CC zones, 12 in MU-NC zones, 11 in MU-R/EC zones, 14 parking requirements for, 57 uses allowed, by zone (table), 2728 Communication services, in mixed use zones, 27 Comprehensive Plan (City of Colorado Springs) in the concept plan review, 19 in the development plan review, 23 mixed use approach as foundation of, 34 Concept plan alternative compliance and, 18, 25 amendments to, 2122 components of lighting plan, 78 pedestrian circulation plan, 84 storm water drains, 114 definition of, 13536 described, 19 expiration of, 22 extension of, 22 instead of preliminary plat, 13536 phasing plan and, 2223 requirements for, 19 review criteria for access and circulation systems, 20 amenities and landscaping, 2021 mix of uses, 1920 parking, 20 signage and lighting, 21 transitions to adjacent areas, 21 utility infrastructure, 20 utilities information required for, 111 Condominiums, in mixed use zones, 27 Construction services, in mixed use zones, 27 Contextual areas definition of, 136 description of, 16 "Newer/Developing", 16 "Older/Established", 16 Convenience services, in mixed use zones, 27 Corner buildings, 38 Couplets, one-way dimensional standards for, 1067 utility guidelines for, 121 Cross access agreements (parking), 58 Crossings. See Crosswalks
Crosswalks ADA compliance and, 86 delineated, with patterned surface, 8687 guidelines for, 52 at mid-block, 87 pedestrian-friendly, 46 in right-of-way transition areas, 75 signalized, 52 at uncontrolled intersections, 87 Cultural services, in mixed use zones, 28 Curbcut, definition of, 136 Curbs definition of, 136 drainage and, 12223 extension of, 8586, 12223 height of, 122 reinforcement of, at intersections, 75 vertical, 122 walkways and, 51
D
Day care services, in mixed use zones, 28 Design guidelines, purpose of, 33 Design standards alternative compliance to criteria for, 17, 25 described, 25 features that may be modified, 1718 required procedures for, 25 in the development plan review, 24 incentives and, 17 purpose of, 33 Developers use of this manual, 8 Development plan alternative compliance and, 25 as concept plan component, 2324 lighting plan and, 78 phasing plan and, 24 review criteria for, 2324 Dimensional standards, by zones (table), 3335 Distribution Construction Standards-Electric, 113 Dormitories, in mixed use zones, 27 Drainage flow capacities, 122 inlet types, 122 special design features and, 12223 standards, by street type, 122 storm sewer mains, 123 Drainage Criteria Manual, 122 Drive aisles, enhanced definition of, 136 parking areas and, 44, 50 as pedestrian-friendly design, 37 tree requirements for, 68 Drive-up facilities definition of, 136 excluded in MU-NC zones, 12
146
in mixed use zones, 28 Duplexes in mixed use zones, 27 Dwelling units accessory, standards for, 29, 57 building height maximums near, 34
E
Educational institutions in mixed use zones, 28 Employment activities, in MU-R/EC zones, 15 Engineers use of this manual, 8 Entrances to buildings design standards for, 40 standards and guidelines for orientation, 3738 parking structures, 62 Entry/spine streets build-to lines, 35 dimensional standards for, 100101 drainage standards for, 122 orientation of buildings toward, 39, 40 storage lanes and, 83 utility guidelines for, 118 zones requiring, 85 Expressways, build-to lines and, 35 Exterminating services in mixed use zones, 27
F
Family care homes in mixed use zones, 27 Floor area ratio (FAR) administrative relief for, 34 calculating, 34 definition of, 136 vertical mixed use buildings and, 34 Focal points definition of, 136 at "T" intersection terminus, 41 transit sites as, 7677 visibility and recognizability of, 54 Food sales in mixed use zones, 27 Fountains, as amenities, 43, 54 Funeral services in mixed use zones, 27 Furniture, street. See Seating areas
parking structures in High Rise Overlay Zones, 63 in MU-CC zones, 63 High Rise Overlay Zones, 34, 63 Hospices in mixed use zones, 27 Hospitals allowed, by type and zone, 28 Hotels, in mixed use zones, 28 Human-scale definition of, 13637 detailing, in facades, 42 Human services establishments residential zone signage, 81 types allowed, by zone (table), 27 Hypothetical mixed use design bicycle access and circulation, 13132 block structure of, 12729 building placement, 129 context and transitions, 13031 mix of uses in, 12627 parking, 126, 129 pedestrian access and circulation, 13132 preliminary considerations, 124 relationship to traditional neighborhoods, 131 site data for, 126 site layout of, 125 street network, 12729 transit, 131
I
Incentives design standards and, 17 for mixed use development, 1718 parking, 17, 63 Industrial use parking requirements for, 57 types allowed, by zone (table), 29 Infill development alternative compliance and, 1718 definition of, 137 Intermediate business zones (C-5), 6 Intermodal Transportation Plan, 85 Intersections curb extensions at, 8586 sight distances at, 86 signalized, 47 "T," and site layout, 41 transit stops and, 89 uncontrolled, crosswalks and, 87 Islands, street, 75 ITE Trip Generation Manual, 92
G
General business zones (C-6), 6 Greenways. See Open space
H
Health care support facilities, in mixed use zones, 27 Heights of structures buildings near dwelling units, 34 near "surrounding developments", 7172 in "Newer/Developing" contextual areas, 35 in "Older/Established" contextual areas, 35 by zone (table), 34 curbs, 122
K
Kennels, in mixed use zones, 28
147
Lakes, as on site amenity, 54 Land available for development, 132 Landscape architects use of this manual, 8 Landscape Policy Design Manual, 65, 67 Landscaping buffers and screens standards for, 6869 as transition tool, 71, 74, 139 in the development plan review, 24 natural features, 21, 73 as on-site amenity, 54 open space and, 20 standards for parking lots, 6567 as transition tool, 7374 in utility easements, 114, 115 Large format buildings, See under Buildings Light manufacturing zones (M-1), 6 Lights and lighting bicycle racks and, 90 in the concept plan review, 21 developer responsibility for, 113 in the development plan review, 24 fixtures standards, 7879 as on-site amenity, 54 as part of concept plan, 78 on public streets, 7879, 113 purpose of, 78 standards for, 7879, 11314 in streetscapes, 7879 at transit shelters, 89 for walkway security, 52 Line Extension Manual, 111, 112, 113 Linear commercial developments, 40 Liquor sales allowed, by zone (table), 28 proximity from residences, 30 Live/work units additional standards for, 30 allowed, by zone (table), 27 definition of, 137 parking requirements for, 57 signage standards for, 30, 81 Local streets build-to lines, 35 dimensional standards for, 9697 drainage standards for, 122 utility guidelines for, 116
M
M-1 zones, 6 Manual on Uniform Traffic Control Devices, 83 Manufactured homes, in mixed use zones, 27 Manufacturing, in mixed use zones, 28 Medians on collector or above roadways, 86 as transition tool, 75 with trees, lighting for, 11314
Meter locations and accounts, 112 Mini-parks. See Parks Mix of uses in the concept plan review, 1920 in a hypothetical design, 12627 required in phased development, 3132 by zones (table), 31 Mixed use Commercial Centers (MU-CC), 14 automobile service and repair in, 30 block structure of, 108 description of, 1214 dimensional standards for (table), 3335 hypothetical design for, 12431 large centers (>30 acres) description of, 1314 location of and distance apart, 14 required mix of uses (table), 31 outdoor storage in, 3031 parking structure maximum heights, 63 phased development mix of use requirements, 3132 phasing plan process, 2223 required mix of uses (table), 31 signage standards, 80 small centers (<30 acres) description of, 12 location of and distance apart, 14 required mix of uses (table), 31 uses allowed, by type (table), 2729 Mixed use development, See also more specific terms alternative compliance for, 1718 contextual areas and, 16 definition of, 45, 137 dimensional standards for, 3335 history of, in the U.S., 3 hypothetical design for, 12431 incentives, regulatory, 1718 location of, along streets, 82 operational compatibility and, 74 pedestrian-friendly standards, 3645 primary purpose of, 1011 required mix of uses (table), 31 roadway classifications and, 93 uses allowed, by type and zone, 2729 utility guidelines for, 11021 zone district descriptions, 1015 Mixed Use Development Design Manual intended users, 8 organization of, 7 orientation to contents of, 9 purpose of, 57 as reference manual, 67 street design and, 44, 45 transportation design standards and, 82 uses for, 8 Mixed use Neighborhood Centers (MU-NC) description of, 1112 dimensional standards for (table), 3335
148
location of, 12 outdoor storage in, 30 required mix of uses (table), 31 signage standards, 80 size limits on individual uses, 31 uses allowed, by type (table), 2729 Mixed use Regional/Employment Centers (MU-R/EC) accessory limited general retail sales, 29 automobile service and repair in, 30 description of, 1415 dimensional standards for (table), 3335 employment activities, 15 location of, 15 outdoor storage in, 3031 parking structure heights, 63 phased development of, 2223, 3132 required mix of uses (table), 31 signage standards, 80 transit system and, 15 uses allowed, by type (table), 2729 Motels, in mixed use zones, 28 MU-CC. See Mixed use Commercial Centers MU-NC. See Mixed use Neighborhood Centers MU-R/EC. See Mixed use Regional/Employment Centers MUD. See Mixed use development Mullion, definition of, 137 Multi-family dwellings, in mixed use zones, 27 Multi-use vs. mixed use development, 5
pedestrian walkways to, 48 transition tools for, 71, 7273 Overpasses, pedestrian and bike, 48
P
Pad site, definition of, 13738 Park and Rides pedestrian walkways to, 48 in proximity to mixed use zones, 76 Parking for bicycles, 64 concept plan amendments to, 2122 in the concept plan review, 20 demand study, 58 in the development plan review, 24 drive-up restaurants and, 59 enhanced drive aisles and, 44, 50 in hypothetical design, 126 location and layout of, 5960 lots driveway lengths into, 8384, 84 exceptions for infill, 67 landscaping standards for, 6568 lighting for, 79 pedestrian provisions, 6566 placement in "surrounding developments", 72 redevelopment exceptions, 67 screening of, 6667 standards and guidelines for, 5960 tree preservation and, 67 minimum requirements for, 57 off-site, standards for, 61 off-street bicycle parking and, 64 credit reductions, 57, 64 incentives, 17 location and layout of, 5960 maximum amount permitted, 58 minimum requirements for, 57 parking structure exemption, 58 reductions cap, 58 repair bays, 59 shared, 58 standards for, 5657 on-street curb extensions, 8586 diagonal parking, 9899 in "Older/Established" contextual areas, 57 standards for, 57 repair bays, 59 requirements for, by use type (table), 57 shared cross access agreements, 58 parking demand study, 58 when encouraged, 59 when required, 58 standards and guidelines for, 5659
N
Neighborhoods. See also Mixed Use Neighborhood Centers centers, definition of, 134 lighting fixture designs and, 78 transitions to, in the concept plan review, 21 "Newer/Developing" contextual areas floor area ratios and, 35 map of, 16 maximum building heights for, 35 minimum residential density and, 35 Nursing homes, in mixed use zones, 27
O
Office complex (OC) zones, 6 Office uses in mixed use zones, 27 "Older/Established" contextual areas floor area ratios and, 35 map of, 16 maximum building heights for, 35 minimum residential density and, 35 guidelines for compatibility, 7172 standards for operational compatibility, 74 on-street parking in, 57 parking lot landscaping in, 67 Open spaces in the concept plan review, 1921 connectivity to, 47
149
structures bicycle racks and, 90 standards for, 6263 heights of, 63 incentives for, 63 types allowed, by zone (table), 29 valet, 61 walkways and, 4950 Parks allowed, by zone type (table), 28 as on-site amenities, 5354 scale-appropriate, 54 as transition tool, 71, 7273 Parks, Recreation & Trails Master Plan, 48, 51 Parkways bicycle lanes and, 93 build-to lines, 35 dimensional standards for, 1025 drainage standards for, 122 in mixed use zones, 93 storage lanes and, 83 in Traditional Neighborhood Developments, 93 as transition tool, 73 utility guidelines for, 11920 Passthroughs, pedestrian alternative compliance and, 17, 51 block length and, 3637, 43, 51 definition of, 138 identifiable, 54 Paths bike, 47 for pedestrians. See Walkways Patios and plazas for large format buildings, 43 as an on-site amenities, 5354 pedestrian amenities for, 53, 54 size-appropriate, 54 surfacing of, 53 as transition tool, 7273 Paving of alleys, 115 decorative, as amenity, 53, 54 PBC zones, 6 Pedestrian conflicts with bicyclists, 89 Pedestrian friendly design. See also Amenities; Passthroughs; Walkways assessing, 9192 build-to lines and, 20, 35, 41 circulation, 4651 in the concept plan, 2021, 84 connectivity, 5, 4748, 8485 crosswalks, 52 in the development plan, 24 entrances to buildings and, 38, 48 in hypothetical design, 13132 importance of, 46 lighting and, 78 main components of, 36
overpasses, 48 public right-of-ways and, 75 ramps at intersections, 86 refuge areas, on larger streets, 86 street system and, 8587 traffic signals, 83 transit linkages, 48, 76 vertical mixed use building access, 29 Perimeter street system build-to lines, 35 definition of, 138 Personal services in mixed use zones, 28 Pet services in mixed use zones, 28 Pharmacies in mixed use zones, 28 Phasing plan as concept plan component, 2223 definition of, 138 description of, 2223 as development plan component, 24 documentation required for, 23 mix of uses in, 3132 waiving of, 22 Planned business center (PBC) zones, 6 Planned unit development (PUD) zones, 7, 80 Planners use of this manual, 8 Planters, in parking lot landscaping, 66 Plats, preliminary, 13536 Plazas. See Patios and Plazas Ponds, 54 Progression analysis, for signal placement, 83 Property owners use of this manual, 8 Property rights vesting, 18 Public assembly in mixed use zones, 28 Public Works Subdivision Design Manual, 83 PUD zones, 7, 80
R
Recreation facilities in mixed use zones, 28 Redevelopment of aging limited-use commercial centers, 14 alternative compliance and, 1718 definition of, 138 parking lot landscaping and, 67 Regional/employment centers, definition of, 13435 Religious institutions in mixed use zones, 28 Repair services in mixed use zones, 27 Research and development, in mixed use zones, 28 Residential areas. See also Live/work units; Vertical mixed use buildings build-to lines, 35 commercial signage near, 81 concept plan amendments, 21 lighting and, 7879, 81 parking requirements for, 57 as required use type in mixed use zones, 31 residential density, 34 signage in, 81
150
types allowed, by zone (table), 27 Restaurants drive-up, parking and, 59 in mixed use zones, 28 Retail services accessory limited, in MU-R/EC zones, 29 allowed, by zone (table), 28 Retirement homes in mixed use zones, 27 Rezoning, 74 Right-of-ways, transitions along, 75 Rooflines building design guidelines for, 41, 4243 near "surrounding developments", 72 Rooming houses in mixed use zones, 27
S
Safety issues buildings adjacent to outdoor amenities, 55 lighting in mixed use zones, 78 pedestrian/bicyclists conflicts, 89 walkway security, 52 Schools in mixed use zones, 28 Screens, landscape for parking lots, 6667 as transition tool, 6667, 74, 139 Seating areas as building facade option, 42 near walkways, 51 as on-site amenities, 53, 54 Service Standards Manual (Springs Utilities), 111, 112 Sexually oriented businesses, in mixed use zones, 28 Sidewalks. See Walkways and sidewalks Signage illuminated, near residential areas, 81 lighting for, 7879 on live/work units, 30 project identity and, 80, 81 standards for, 80, 8081 to trail systems, 90 types allowed, by zone (table), 80 unified, in the concept plan review, 21 Single family houses in mixed use zones, 27 Site development in the development plan review, 24 transition tools for, 71 Site layout alternative compliance and, 17 guidelines for, 4041 near "surrounding developments", 72 orientation of buildings, 4041 Social service centers, in mixed use zones, 28 Special Districts, in mixed use zones, 18 Special use zones (SU) conformance to mixed use standards, 7 signage standards, 80 Spine streets. See Entry/spine streets Springs Utilities, 110, 11121
Storage lanes, 83 Storage, outdoor, in mixed use zones, 3031 Storm water drains, in utility easements, 114 mains, siting of, 123 ponds, 54 Street system design. See also Crosswalks; Intersections alleys dimensional standards for, 9495 utility guidelines for, 115 block structure and, 44 build-to lines, by type, 35 circulation standards for, 4445 collector streets build-to lines, 35 dimensional standards for, 9899 drainage standards for, 122 medians and, 86 pedestrian refuge areas and, 86 utility guidelines for, 117 connection standards for, 44 couplets, one-way dimensional standards for, 1067 utility guidelines for, 121 cross access easements, 44 drive aisles, enhanced, 44 entry/spine streets build-to lines, 35 dimensional standards for, 100101 in multiple building developments, 39 storage lanes and, 83 utility guidelines for, 118 hypothetical, 12729 internal street system, definition of, 137 islands, 75 local streets build-to lines, 35 dimensional standards for, 9697 drainage standards for, 122 utility guidelines for, 116 medians and islands, 75 parkways bicycle lanes and, 93 build-to lines, 35 dimensional standards for, 1025 drainage standards for, 1025 storage lanes and, 83 in Traditional Neighborhood Developments, 93 as transition tool, 73 utility guidelines for, 119, 120 perimeter street system, definition of, 138 purpose of, 4344 right-of-way transition areas, 75 standards for, 4445, 8293 Streetscape design guidelines for, 4041 lighting for, 7879 standards for, 40
151
as transition tool, 71, 73 Strip commercial developments, 40 SU zones, 7, 80 Subdivision Policy and Public Works Design Manual alternative transportation modes and, 88, 89 pedestrian standards and, 86 sidewalks and, 5152 street crossings and, 52 traffic studies and, 91 transportation design standards and, 82 urban trails and roadway crossings, 90 vehicle access guidelines, 44, 45 Surplus sales in mixed use zones, 28
T
"T" intersections, 41 Teen clubs in mixed use zones, 28 Telecommunications facilities, in utility trenches, 114 Terminals, bus. See Transit TND. See Traditional Neighborhood Developments Towers, broadcasting, in mixed use zones, 28 Townhouses in mixed use zones, 27 Traditional Neighborhood Developments (TND). See also "Older/Established" contextual areas parkways in, 93 traffic impact on, 82 transistion to, hypothetical, 131 Traffic. See also Street system design; Transportation in the concept plan review, 20, 21 in the development plan review, 24 impact analysis, 91 signals at crosswalks, 52 in mixed use zones, 8283 for public safety, 48 studies criteria for, 9193 local trip calculations, 92 pedestrian assessments, 85, 9192 traffic impact analysis criteria, 91 Trail systems. See also Bike paths multi-use, on parkways, 93 pedestrian walkways to, 48 Transit in the concept plan review, 20 definition of, 138 description of, 76 in the development plan review, 24 in MU-R/EC zones, 15 Park and Ride lots, 76 pedestrian linkages, 76 structures allowed, by zone type, 29 bus pullout lanes at, 89 pedestrian walkways to, 48 standards for, 89 transit facilities
as amenities, 7677 multimodal transit centers, 90 shelters, 76 stations, 76 stops, locations of, 89 Transitions between land uses standards for buffers and screens, 6869 community-serving uses as, 73 in the concept plan review, 21 definition of, 138 in the development plan review, 24 to green/open space, 7273 methods and tools for, 7071 need for, 70 standards and guidelines for, 7075 to "surrounding development", 7172 types of, 13839 Transportation. See also Parking; Traffic; Transit access and connectivity, 4445, 8285 alternate modes of, 8790 bicycles, 8890 pedestrian environment, 8587 roadway classifications, 93 storage lanes, 83 traffic studies, 9093 Trees in parking lots, 65, 66, 67 street trees, 68 Trip generation studies, 9293
U
Underpasses, pedestrian and bicycle, 48 Uses in mixed use zones, See also specific use types additional standards for, 2932 hypothetical example of, 126 required mix of (table), 31 by use type and zone (table), 2729 Utilities Addressing Plan (UAP), 111 Utilities Design Cad File (UDCF), 111 Utility infrastructure access to, 11213 cable & telecommunications, 114 in the concept plan review, 20, 21 design guidelines for alleys, 115 collector streets, 117 couplets, one-way, 121 entry/spine streets, 118 local streets, 116 parkways-4 lanes, 119 parkways-6 lanes, 120 easements, 113 fire service and hydrant lines, 111 guidelines for, 11021 landscaping, 114 mains, 111 meter and metering, 11112
152
non-potable water for landscaping, 111 Springs Utilities, 110 street lighting, 11314 supply information required, 111 wastewater hydraulics, 111
Z
Zone districts, See also the names of specific zones allowing limited mixed use, 67 definition of, 137 dimensional standards for (table), 3335 floor area ratios for, 34 land uses allowed (table), 2729 lighting types allowed (table), 80 maximum and minimum sizes of, 34 maximum building heights for, 34 mixed use, 1015 regulatory incentives, 1718 residential density, 34
V
Vertical mixed use buildings definition of, 139 floor area ratios and, 34 as part of residential acreage, 31, 32 pedestrian access to, 29 residential density and, 34 Vesting definition of, 139 of property rights as incentive, 18 Veterinary services additional standards for, 31 in mixed use zones, 28
W
Walking. See Pedestrian activities Walkways and sidewalks. See also Passthroughs as amenity areas, 51 circulation of, 47, 75 connectivity standards for, 4748, 8485 definition of, 139 design standards and guidelines, 51 in front of building facades, 40 lighting for, 52 parking areas and, 61, 6566 perimeter connections, 47, 48 protected, 54 security guidelines, 52 signalized intersections and, 47 width of, 51, 85 Water features, as amenity, 54 Water supply mains, supply guidelines and, 111 non-potable, for landscaping, 111 private main agreements, 111 Web site, Springs Utilities, 110 Wheel stops in parking lots, 66 Windows design compatibility with surrounding area, 42 in parking structures, 63 transparent, as facade feature, 43 Wrapped use definition of, 139 large format buildings and, 43
Y
Youth homes, in mixed use zones, 27
153

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Colorado Springs Mixed Use Development Design Manual

Figure I.1 One Boulder Plaza, Colorado

Figure I.2- Southlake Town Square, Texas

Figure I.3Lowell Town Center, Colorado

Colorado Springs Mixed Use Development Design Manual

What is Mixed Use?

Figure I.4Town Square, Southlake , Texas

Colorado Springs Mixed Use Development Design Manual

Purpose of the Design Manual

Figure I.5Mizner Park, Florida

Figure I.6Lowell Town Center, CO

Colorado Springs Mixed Use Development Design Manual

Figure I.7 Mixed use infill, CO

Figure I.8 Mixed-use development, CO

Colorado Springs Mixed Use Development Design Manual

Organization and Overview

Figure I.10Neighborhood mixed use, CO

Colorado Springs Mixed Use Development Design Manual

II. How to Use the Manual

Colorado Springs Mixed Use Development Design Manual

Putting the Manual to Work

Figure II.1Neighborhood infill, CO

Colorado Springs Mixed Use Development Design Manual

III. Mixed-Use Zone Districts

Colorado Springs Mixed Use Development Design Manual

patible use, scale, and operational transitions to neighboring uses.

Descriptions and Typical Locations of MixedUse Zone Districts (7.3.703)

Figure III.1- Neighborhood center concept

Colorado Springs Mixed Use Development Design Manual

Figure III.2- MU-NC typical location

MU-CC - Commercial Center Mixed Use Zone District

Colorado Springs Mixed Use Development Design Manual

Figure III.3 Commercial center concept

Colorado Springs Mixed Use Development Design Manual

Figure III.4- MU-CC Typical Location

MU-R/EC - Regional / Employment Center Mixed Use Zone District

Colorado Springs Mixed Use Development Design Manual

Residential Figure III.5- Regional/Employment center

Figure III.6MU-R/EC typical location

Colorado Springs Mixed Use Development Design Manual

B. Establishment of Contextual Areas in City (7.3.705)

Colorado Springs Mixed Use Development Design Manual

C. Incentives in the Mixed-Use Zoning Districts (7.3.708)

Colorado Springs Mixed Use Development Design Manual

Colorado Springs Mixed Use Development Design Manual

Colorado Springs Mixed Use Development Design Manual

Colorado Springs Mixed Use Development Design Manual

Mixed Use Concept Plan Amendments

Colorado Springs Mixed Use Development Design Manual

Expiration of a MU Concept Plan

Extension of a MU Concept Plan

Colorado Springs Mixed Use Development Design Manual

Finally, an amendment to a phasing plan shall be processed as an amendment to a concept plan.

Colorado Springs Mixed Use Development Design Manual

Colorado Springs Mixed Use Development Design Manual

Procedures and Criteria for Compliance

Colorado Springs Mixed Use Development Design Manual

Colorado Springs Mixed Use Development Design Manual