Article 3 — Mixed-Use Overlay (MUO) Zone

The purposes of the mixed-use overlay zone are to increase the housing stock of the City which is affordable to households at different income levels, to spur revitalization and investment, to improve the utilization of land, and to decrease vehicular use by permitting the construction of housing on sites which contain community-serving retail and service uses. (Ord. 2024-1110, 7/16/2024)

Multiple-family dwellings and condominiums shall be permitted in the Mixed-Use Overlay zone, provided that these uses are located on the same site as retail uses containing at least 10,000 square feet of commercial space which meet the standards of the underlying zone. At least half of the building square footage within the MUO-zoned property shall be residential. Residential uses may be located on top of commercial uses (vertical mixed-use) or in separate structures on the same lot (horizontal mixed-use).

(Ord. 2024-1110, 7/16/2024)

The minimum dwelling unit density of any development utilizing the standards of the Mixed-Use Overlay zone shall be 20 units per acre. The maximum dwelling unit density of any development utilizing the standards of the Mixed-Use Overlay zone shall be 35 units per acre. The site area shall be defined as the entirety of the legally defined parcels containing the residential development. (Ord. 2024-1110, 7/16/2024)

• A. The maximum height of any structure in the Mixed-Use Overlay zone shall be four stories and 50 feet. Any project which is four stories in height shall also comply with the following standards:

  1. All fourth story elements shall be located at least 70 feet from any public street and at least 100 feet from any single-family residential zone.

2. Fourth story elements shall not have a linear dimension greater than 200 feet.

(Ord. 2024-1110, 7/16/2024)

• A. The number of residential parking spaces required shall conform to the standards of the R-M-30 zone, as expressed in Section 18.22.030(B) , and all other requirements and incentives of this title.

• B. The minimum number of off-street parking spaces to be provided for nonresidential uses may be reduced by up to 35% from the standards otherwise required by Section 18.22.030(B) by the Planning Commission through Design Review. Any request to reduce nonresidential parking shall be supported with a parking study prepared by a qualified traffic engineer and subject to review and approval by the Community Development Director and City Engineer.

• C. Residential and nonresidential parking areas shall be separate and have clear signage distinguishing the two parking areas. Nonresidential parking areas may be used for residential guest parking at the owner's discretion.

• (Ord. 2024-1110, 7/16/2024)

• A. Projects in the Mixed-Use Overlay zone shall be subject to the following site planning and design standards. Any of these standards may be waived by the Planning Commission through Design Review:

  1. Retail uses shall be visible from adjacent public streets and shall not be located behind solely residential buildings.

  2. Ground-floor retail space for any new construction buildings shall be at least 18 feet floor-tofloor height, and retail spaces shall be at least 40 feet deep.

  3. Vertical mixed-use buildings shall incorporate different entries for residential and commercial uses. The main entrance to a space which is open to the public shall be clearly identifiable by providing a change in plane (e.g., recessed entry), differentiation in material and color, and/or enhanced lighting. Clear identification signage shall also be used to differentiate the primary entry into the space.

  4. Gates may be used to control vehicular and pedestrian access to the residential portion of a horizontal mixed-use site.

• (Ord. 2024-1110, 7/16/2024)