Beaumont Municipal Code Ch. 17.B.08 Mixed-Use Zones and Standards

The Urban Village (UV) Zone applies to a specific area situated between Interstate 10 and State Route 60 Freeway corridors. Within this area, a variety of specialized land uses that capitalize on the area's unique location are contemplated. These uses include a regional commercial center, higher density residential development, educational uses, and abundant open space and recreational amenities. The allowed uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment.

Table 17.B.08.020-A (Mixed-Use Zones Use Regulations) sets the land use regulations for mixed-use zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Community Development Director shall make a determination regarding similar use consistent with Subsection 17.A.04.020.G (Determination of Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.

Table 17.B.08.020-A: Mixed-Use Zones Use Regulations "P" = Permitted Use "M" = Minor Conditional Use Permit required "-" = Not Allowed "C" = Conditional Use Permit required

Table Notes:

1

State-licensed facilities require a Conditional Use Permit.

2

New fast food restaurants should not be located within 1,000 ft of another fast food restaurant.

3

These uses should not be located on any parcel which is located within 1,000 ft of any school providing instruction in twelfth grade or below, commercial day care facility, or youth center.

4

New liquor stores shall not be located within 1,000 ft of another liquor store.

5

Mini storage or self-storage is only allowed on parcels adjoining Western Knolls Avenue (by Conditional Use Permit).

Table 17.B.08.030-A (Mixed-Use Zones Development Standards) establishes the development standards for mixed-use zones.

Table 17.B.08.030-A: Mixed-Use Zones Development Standards ft = feet sf = square feet du = dwelling unit ac = acres n/a = not applicable

Table Notes:

1

Smaller lot sizes may be approved consistent with Subsection 17.C.02.060.C (Small Lot Development).

2

No more than 21 acres in the UV Zone may be developed at density of less than 20 du/ac.

3

Applies to nonresidential uses only.

4

See Section 17.C.02.090 (Open Space, Usable).

A. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Access and Circulation).

B. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between 2.5 and 7 feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.

1. Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

2. Exceptions. The following are exempt from this requirement:

a. Residential uses; and

b. Multi-level garages.

3. Reductions. This requirement may be reduced or waived if the Community Development Director makes the following findings:

a. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and

b. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level.

FIGURE 17.B.08.040-1: BUILDING TRANSPARENCY/REQUIRED OPENINGS MIXED-USE ZONES [Figure: FIGURE 17.B.08.040-1: BUILDING TRANSPARENCY/REQUIRED OPENINGS MIXED-USE ZONES]

C. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways.

D. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk.

E. Wall Plane Modulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in width and depth, for every 50 horizontal feet of wall.

F. Public Open Space Requirement. Developments with 50,000 square feet or more of nonresidential floor area on sites of five acres or larger shall provide open space consistent with the following:

1. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of nonresidential floor area, plus 20 square feet of open space for every 1,000 square feet of nonresidential floor area over 100,000 square feet.

2. Such open space shall be visible and accessible from a public street, or from on-site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement.

3. Such open space shall have a minimum dimension of 40 feet in width and depth.

4. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas.

5. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof.