A.

A UMU district is anticipated to generally be not less than 20 acres in area. The city may approve a lesser area of not less than ten acres upon finding that a smaller area will still provide for adequate transition between adjacent districts, provide a reasonable community setting for the intensity of the district, and that a smaller area will not constitute spot zoning.

B.

The district must be surrounded by perimeter streets unless precluded by topography.

C.

Block frontages and building orientation. See division 38.510 for applicable standards for all development types.

D.

Site planning and design element standards. See division 38.520 for applicable standards for all development types.

E.

Building standards.

1.

Building design. See division 38.520 for applicable standards for all development types.

2.

Floor area of ground-floor space.

a.

All commercial floor space provided on the ground floor of a mixed-use building must contain the following minimum floor area:

(1)

At least 800 square feet or 25 percent of the lot area (whichever is greater) on lots with street frontage of less than 50 feet; or

(2)

At least 20 percent of the lot area on lots with street frontage of 50 feet or more.

3.

Street-level openings on parking structures must be limited to those necessary for retail store entrances, vehicle entrance and exit lanes, and pedestrian entrances to stairs and elevator lobbies. Parking structures adjacent to streets must have architectural detailing such as, but not limited to, standard size masonry units such as brick, divided openings to give the appearance of windows, and other techniques to provide an interesting and human-scaled appearance on the story adjacent to the sidewalk.

F.

Special parking standards.

1.

Maximum surface parking.

a.

In order to achieve the intent of the district and achieve efficiency in the use of land, surface parking provided for the sole use of an individual development must not exceed 100 percent of the minimum parking requirement for the subject land use based upon the requirements of division 38.540 of this chapter. The UMU district may utilize the parking reductions authorized in section 38.540.050.2.c.1. All qualifying reductions must be included in determining the 100 percent requirement.

b.

Exemptions to section 38.330.010.G.1.a, to allow unstructured surface parking up to 100 percent of the minimum parking requirement exclusive of reductions may be approved through the development review process for developments that provide shared parking to other development, valet parking spaces, parking for off-site users for which an hourly or other regular rent is paid, or similarly managed parking facilities.

2.

Structured parking incentive. A floor area bonus of one square foot may be granted for each square foot of area of parking provided within a building. Additional height of building is allowed to accommodate this additional building area per Table 38.320.050.

3.

Bicycle parking. Covered bicycle parking must be provided. The covered spaces must be at least one-half of the total minimum bicycle parking. The minimum number of covered spaces must be the greater of either ten bicycle parking spaces or five percent of motor vehicle parking provided on-site.

G.

Lighting. All building entrances, pathways, and other pedestrian areas must be lit with pedestrian-scale lighting (e.g., wall mounted, sidewalk lamps, bollards, landscaping lighting, etc.). Alternative lighting meeting the intent of the design guidelines and other criteria of this chapter may be approved through site development review.

H.

Public spaces. The UMU district is urban in nature. Public parks and recreational areas are likewise expected to be urban in nature. This will include elements such as plazas or other hardscapes, landscaping with planters, furniture, developed recreation facilities such as basketball and tennis courts or indoor recreation facilities, and will be more concentrated in size and development than anticipated in a less urban setting. The requirements of this section give direction in the development of park plans and the application of the standards of division 38.420 of this chapter. The parkland dedication requirements of division 38.420 of this chapter may be satisfied by a cumulative contribution of land and the value of on-site improvements to create spaces with the characteristics and functions described in this section. Development within the UMU district may also utilize any of the options of sections 38.420.030 and 38.420.100 to satisfy the requirements of section 38.420.020.A. The requirements of this section must prevail if these standards conflict with the application of the standards of article 4 of this chapter.

1.

Public spaces must be designed to facilitate at least three of the following types of activities to encourage consistent human presence and activity.

2.

Public spaces must be designed to:

a.

Facilitate social interaction between and within groups;

b.

Provide safe, pleasant, clean and convenient sitting spaces adaptable to changing weather conditions;

c.

Be attractive to multiple age groups;

d.

Provide for multiple types of activities without conflicting;

e.

Support organized activities;

f.

Be visually distinctive and interesting;

g.

Interconnect with other public and private spaces; and

h.

Prioritize use by persons.

(Ord. No. 2029, § 2, 12-18-2019; Ord. No. 2062, § 2, 11-16-2021)

A.

The special standards set forth in this section are minimum standards for a development review application. Standards not specifically addressed by this section are subject to the standards set forth in this chapter.

B.

Street and circulation standards.

1.

The policies and standards of the city's long-range transportation plan apply to REMU districts. New streets within REMU districts must be complete streets that accommodate pedestrians, bicycles, buses, automobiles and wintertime snow storage, and work in concert with internal property accesses and adjacent development to create a connected and vibrant public realm. REMU street standards also include the following stipulations:

a.

Natural storm drainage systems are allowed within street rights-of-way.

b.

Boulevard strips and medians may incorporate natural drainage technologies.

c.

Buildings must be oriented with front facades facing the street as specified in the block frontage standards of division 38.510 of this chapter.

d.

Shared drive accesses must be used to reduce the need for additional curb cuts, when feasible.

e.

On-street parking should be maximized wherever feasible.

2.

Front-loaded local streets. To ensure that front-loaded streets are community-oriented and pedestrian-friendly, adjacent buildings, garages and drive aisles must comply with the following specific standards of this chapter.

a.

Section 38.350.070, parking and garages (for single to four-household dwellings).

b.

Section 38.400.090.C.2.a, drive access requirements—Residential.

c.

Division 38.510, block frontage standards (for all development except single to four-household dwellings)

d.

Section 38.540.010.A.4, stacking of off-street parking spaces.

e.

Section 38.540.010.A.5, no parking permitted in required front or side setbacks.

f.

Section 38.540.010.A.6, parking permitted in rear setbacks.

3.

Woonerfs. Woonerfs, or streets where pedestrians and cyclists have priority over motorists, are encouraged on private drive accesses or properties in the REMU district. Woonerfs may be permitted on public local streets or alleys through the subdivision variance.

4.

Alleys. Alleys are encouraged, but not required, in the REMU district.

a.

Apply standards of section 38.400.060.B (street improvement standards—alleys) where applicable.

C.

Site planning and design element standards. See division 38.520 for applicable standards for all development types, except single to four-household dwellings. See section 38.360.220 for applicable standards for single to four-household dwellings.

D.

Open space standards. The REMU district is urban in nature. Public parks and recreational areas and publicly accessible private open spaces are likewise expected to be urban in nature. This may include elements such as plazas or other hardscaping, or landscaping with planters and furniture. Such areas may be more concentrated in size and development than anticipated in a less urban setting. Public spaces must be designed to facilitate distinct types of activities to encourage consistent human presence and activity.

1.

Public parks and recreational areas. The requirements of this section must give direction in the development of park plans and the application of the standards of division 38.420 of this chapter.

2.

Publicly accessible private open space in commercial developments. See section 38.520.060 of this chapter for the minimum amount and design of pedestrian-oriented open space.

3.

Private residential open space. See section 38.520.060 of this chapter for the minimum amount and design of usable residential open space.

E.

Building standards.

1.

See division 38.520 for applicable standards for all development types, except single to four-household dwellings.

2.

Parking structures must not have more than one two-way vehicle entrance or two one-way vehicle entrances facing any public way. Fifty percent of a parking structure's ground floor linear frontage along the primary street must be retail, commercial, office, civic, residential, or live/work.

3.

Building encroachments are permitted in accordance with section 38.350.050, subject to any and all applicable International Building Codes.

4.

All projects in the REMU district are exempt from the rear setback lot coverage requirements of section 38.360.030.I.

F.

Landscape and planting standards. Developments are subject to the landscaping standards in division 38.550 of this chapter and the provisions herein.

G.

Lighting standards. See division 38.580 for applicable standards.

(Ord. No. 2059, § 3, 1-26-2021; Ord. No. 2104, § 28, 9-27-2022)

To the maximum extent allowed by state law, all PLI development must be subject to review and approval as provided for by this chapter, based upon recommendations received from the applicable review bodies established by article 2 of this chapter as may be applicable, and must be required to comply with all applicable underlying zoning requirements, as well as any requirements for certificates of appropriateness as established in design objective plans or other overlay district regulations or guidelines.

A.

The requirements for landscape buffering for residential adjacency required by division 38.550 of this chapter are not applicable in the northeast HMU.

B.

All necessary screening or other buffering determined to be necessary between adjoining uses must be the responsibility of the use established last in time.

C.

When a lot is adjacent to or across the street from a residential zoning district, the setback requirements must be the same as the adjoining zone and buildings must be screened with either a decorative fence or plantings. The provisions of R-S must be interpreted as those of R-1.