A.   Intent. The City’s approved land use plan, Forward Monroe, designates character areas and mixed-use centers on the Future Land Use Map (FLUM). Mixed-use zoning districts, as defined in this Section, and their respective development standards, are intended to implement these character areas, as defined in Forward Monroe. Mixed-use zoning districts provide high-quality and predictable designs within the public and private realm. Each implementing mixed-use zoning district shall act as its own zoning district, with its own specific standards of development and permissible uses. The mixed-use zoning districts, their boundaries, and their respective standards shall be consistent with Forward Monroe and other approved City plans. The Mixed-use zoning districts intend to establish mixed-use development and redevelopment that is pedestrian oriented at key locations throughout the City. These zoning districts seek to enable the development of higher intensity mixed-use centers with a mixture of new housing, shopping, working, and recreational options in close proximity to one another. The mixture and proximity of uses enable residents to meet some of their day to day needs without use of a vehicle.

   B.   Density. Character areas, as designated on the FLUM, are defined by a variety of residential densities (density) and intensities. Density is measured by dwelling units per net acre. All residential densities denoted in the adopted Forward Monroe plan are not guaranteed by right. The appropriate allocation of density shall encourage a sustainable development. Subdivision, zoning, and site plan review criteria shall ensure that density assigned to new development is consistent with established residential development patterns and provides equitable use of the land.

      1.   Each mixed-use zoning district shall allow for residential density and implement their respective character area as identified within the Future Land Use Map defined in Forward Monroe. Due to the unique nature of mixed-use districts, density greater than ten (10) dwelling units per acre may be permitted.

      2.   Each mixed-use zoning district shall define its permitted density in its respective district standards development table.

 

O-2023-15, passed 5-9-23)

   Each mixed-use district shall be defined by an Implementing Map, District Development Standards Table, and its permissible uses as defined in Section 7.1.2: Mixed-Use Districts Table of Permissible Uses.

   A.   Implementing Map. Each mixed-use district is defined and delineated by an implementing map that addresses the specific development vision of the mixed-use district. The implementing map is keyed to specific development standards (defined in each district’s development standards table) that designates the appropriate form, scale and character of development and redevelopment, rather than only distinctions in land uses.

   B.   District Development Standards Table. District development standards are defined for each mixed-use district via a district development standards table. The district development standards table shall apply to all properties within the respective mixed-use district.

      1.   The development standards will have specific measurement requirements that are specific to each mixed-use district.

      2.   Standards are provided relative to building height, density, building placement, lot size configuration, frontage, parking, priority land uses, incentives, open space, and architectural standards.

   C.   Table of Permissible Uses. Section 7.1.2: Mixed-Use Districts Table of Permissible Uses, identifies which uses may be permitted as a principal use.

      1.   Each mixed-use district has its own column in the Mixed-Use Districts Table of Permissible Uses.

      2.   Permissible uses are appropriate for each mixed-use district’s purpose and are consistent with the goals and objectives of Forward Monroe, this UDO, and all approved City Plans.

   For development standards of general applicability, see Section 8.10: Standards of Measurement.

   A.   Downtown Central Mixed-Use District (DC-MX) Purpose and Intent. The Downtown Central Mixed-Use District (DC-MX) intends to:

      a.   Advance the intent of Downtown Master Plan;

      b.   Implement the Downtown Master Plan character area on the FLUM in the Forward Monroe plan;

      c.   Allow for urban, high quality development that features a mixture of uses;

      d.   Be implemented in the area designated in Figure 5.4;

      e.   Permit increased densities through the use of mixed-use zoning district incentives; and

      f.   Regulate development for the DC-MX district per the standards defined in Table 5.4.

   B.   Downtown Gateway Mixed-Use District (DG-MX) Purpose and Intent. The Downtown Gateway Mixed-Use District (DG-MX) intends to:

      a.   Act as a gateway to the downtown area;

      b.   Advance the intent of Downtown Master Plan;

      c.   Implement the Downtown Master character area on the FLUM;

      d.   Allow for less intense mixture of uses;

      e.   Be implemented in the area designated in Figure 5.4;

      f.   Permit increased densities through the use of mixed-use zoning district incentives; and

      g.   Regulate development for the DG-MX district per the standards defined in Table 5.4.

   C.   DC-MX and DG-MX Mixed-Use Districts Implementing Map.

   D.   DC-MX/DG-MX District Development Standards Table.

 

(Am. Ord. O-2023-47, passed 9-12-23)

   A.   Community Corridor Mixed-Use 1 District (CC-MX3) Purpose and Intent. The Community Corridor Mixed-Use 1 District (CC-MXI) is intended to implement the Neighborhood Mixed-Use Center character area as designated on the FLUM. More specifically, the CC-MX1 district intends to:

      1.   Act as a transitional mixed-use district from the US-74 commercial corridor and may service multiple neighborhoods (i.e. community retail);

      2.   Permit community level retail for areas in greater radius than the immediate neighborhood;

      3.   Permit a maximum 100,000 square feet single-use general retail by right;

      4.   Allow for dynamic mixed-use developments;

      5.   Provide for both vertical and horizontal mixture of uses within a building or development;

      6.   Permit increased densities through the use of mixed-use zoning district incentives;

      7.   Be implemented in two geographic locations and shown in Figure 5.5, Figure 5.5.1, and Figure 5.5.2; and

      8.   Regulate development per the standards defined in Table 5.5.

   B.   Community Corridor Mixed-Use 1 District (CC-MX1) Implementing Map.

   C.   Community Corridor Mixed-Use 1 District (CC-MX1) Development Standards Table.

 

(Am. Ord. O-2023-18, passed 5-9-23; Am. Ord. O-2023-47, passed 9-12-23; Am. Ord. O-2024-16, passed 4-9-24)

   A.   Community Corridor Mixed-Use 2 District (CC-MX2) Purpose and Intent. The Community Corridor Mixed-Use 2 (CC-MX2) District implements the Neighborhood Mixed-Use Center character area as designated on the FLUM and is surrounded by suburban and rural uses. More specifically, the CC-MX2 district intends to:

      1.   CC-MX2 permits small-scale, neighborhood-oriented commercial uses that are compatible with nearby residential uses;

      2.   Promote neighborhood-oriented commercial uses that are within a convenient traveling distance from the neighborhood in which they serve;

      3.   Allow for lesser intense uses through the Table of Permissible Uses;

      4.   Permit a maximum of 56,000 square feet for a single-use general retail sales establishment and limit a mixed-use development to a maximum of one (1) 50,000 square feet single-use general retail sales establishment;

      5.   Allow for a vertical and horizontal mixture of uses;

      6.   Be implemented in two geographic locations and shown in Figure 5.6, Figure 5.6.1, and Figure 5.6.2;

      7.   Permit increased densities through the use of mixed-use zoning district incentives; and

      8.   Regulate development per the standards as defined in Table 5.6.

   B.   Community Corridor Mixed-Use 2 District (CC-MX2) Implementing Map.

   C.   Community Corridor Mixed-Use 2 District (CC-MX2) Standards Table.

 

(Am. Ord. O-2023-18, passed 5-9-23; Am. Ord. O-2023-47, passed 9-12-23; Am. Ord. O-2024-16, passed 4-9-24)

   A.   Regional Corridor Mixed-Use District (RC-MX) Purpose and Intent. The Regional Corridor Mixed-Use District (RC-MX) is intended to implement the Regional Mixed-Use Center character area as designated on the FLUM. More specifically, the RC-MX intends to:

      1.   Permit intense concentrations of retail, employment, and high-density residential uses through a mixed-use development;

      2.   Allow for vertical and horizontal mix of uses;

      3.   Be implemented in two geographic locations and shown in Figure 5.7, Figure 5.7.1, and Figure 5.7.2;

      4.   Allow for the development of outparcel buildings to meet frontage requirements;

      5.   Permit increased densities through the use of mixed-use zoning district incentives; and

      6.   Regulate development per the standards defined in Table 5.7.

   B.   Regional Corridor Mixed-Use District (RC-MX) Implementing Map.

   C.   Regional Corridor Mixed-Use District (RC-MX) Standards Table.

 

(Am. Ord. O-2023-18, passed 5-9-23; Am. Ord. O-2024-16, passed 4-9-24)

   A.   Medical District Mixed-Use (MD-MX) Purpose and Intent. The Medical District Mixed-Use MD-MX) is intended to:

      1.   Address the unique needs of a hospital;

      2.   Allow for a mixture of uses, both vertical and horizontal, appropriate for a medical campus;

      3.   Allow for housing for students associated with the hospital and other specialized uses including research and development;

      4.   Implement the Medical Campus character area as designated on the FLUM in the Forward Monroe plan;

      5.   Be implemented in the area designated shown in Figure 5.8; and

      6.   Regulate development per the standards defined in Table 5.8.

   B.   Medical District Mixed-Use (MD-MX) Implementing Map.

   C.   Medical District Mixed-Use (MD-MX) Standards Table.

 

(Am. Ord. O-2023-47, passed 9-12-23; Am. Ord. O-2024-16, passed 4-9-24)

   A.   Generally. Parking requirements for mixed-use districts shall refer to the parking requirements defined in Section 8.4: Parking and Loading. In addition to the parking requirements in Section 8.4 the following shall apply to mixed-use districts:

      1.   Placement. Parking placement shall require parking be placed either in the front, rear, or side of a property within mixed-use zoning districts, or may allow any type of “off-street” parking placement.

      2.   Shared Parking Ratio. The mixture of uses within a building and the provision of on-street parking, public parking lots, or similar parking facilities allows for an overall decrease in parking demand. To support a decrease in the need for parking, the parking requirements contained in Section 8.4: Parking, may be reduced by fifteen percent (15%) within the mixed-use districts. Within the DCMX and DG-MX districts, parking may be reduced by twenty percent (20%). This percentage may be modified through an Alternative Parking Plan (APP) as identified in Section 8.4: Parking and Loading.

      3.   Structures. Accessory parking structures may be allowed as permitted in each district standards development table.

(Am. Ord. O-2022-70, passed 11-8-22)

   A.   Generally. To promote development and redevelopment of mixed-use zoning districts, incentives may be applied to buildings and developments which qualify based upon the criteria of this Section. To encourage certain public benefits and create a more dynamic public realm, density bonuses may be permitted for the items defined below. Each mixed-use zoning district development standards table shall define the maximum permitted density which may be achieved through incentives. Providing 3 out of the 6 incentive categories listed in this Section shall permit development at fifty percent (50%) of the maximum density bonus through incentives. Providing 4 out of the 6 incentive categories listed in this Section shall permit development at one hundred percent (100%) of the maximum density bonus through incentives. For example, a mixed-use project in the DC-MX district that provides: 1.) Adaptive reuse of an existing building, 2.) Streetscape enhancements, and 3.) Additional greenspace in the form of a public plaza, would be able to develop at 12.5 dwelling units/acre.

      1.   Priority land uses are recognized from previously adopted City plans (i.e., Forward Monroe and the Downtown Master Plan) and represent a community vision for a desired land use within a mixed-use zoning district. A mixed-use zoning district may recognize priority land uses and offer density incentives to implement priority land uses within a vertical or horizontal mixture of uses in a building or development. To qualify for this incentive, each building or development must include at least two (2) priority land uses each of which shall be at least twenty-five percent (25%) of the total.

 

 

      1.   Adaptive reuse refers to the repurposing of an existing structure for new use. For example, converting an old church into a restaurant, an old train station into an office space, or an old mall into multifamily apartments. Adaptive reuse includes structures that contain architectural or cultural value as determined by the Director of Planning and Development.

      2.   Any development request for adaptive reuse of a building must be stated on applicable City permits.

      1.   Incentives for streetscape enhancements shall be limited to the DC-MX and DG-MX districts. Streetscape enhancements shall be defined as items which increase the design quality of the street and its visual character by implementing the Downtown Master Plan Section 5.4: Urban Design, including a continuation of sidewalks with large trees and landscaping, wider planting strip (eight (8) feet to ten (10) feet), uniform lighting with decorative lamps and other street furniture.

      l.   Additional Greenspace shall be defined as publicly accessible greenspace that exceeds the required open space for the respective mixed-use zoning district development, as defined in Section 8.8., Open Space. For example, a minimum of ten percent (10%) of open space is required within the DG-MX district. To receive the bonus the project would need to include fifteen percent (15%) of open space.

         a.   Required additional greenspace.

            i.   DC-MX and DG-MX: five percent (5%).

            ii.   All other Mixed-Use Districts: ten percent (10%).

         b.   Additional green space shall be in the form(s) as defined in Section 8.8.3., Open Space Standards.

      1.   Incentives for building configuration shall include a minimum of two (2) types listed below:

         a.   Compliance with the multi-family residential design standards in Section 8.7.3., Multifamily Design Standards, for single-family attached.

         b.   Construction of principal structure in accordance with Barrier Free Design Standards (ANSI A1171.1).

         c.   Inclusion of underground parking or parking structures sufficient to accommodate fifty-one percent (51%) or more of the off-street parking requirements.

         d.   Include windows on all building sides.

         e.   Provision of at least one (1) enclosed recycling station per building suitable for storage and collection of recyclables generated on-site.

         f.   Setback of a second or higher story primary building façade wall from the building's first floor primary façade plane by six (6) feet or more.

      1.   Incentives are an effort to encourage sustainable development practices as a means of addressing climate change and the need for more resilient development practices, the protection of natural resources, and ensuring a high quality of life for future City residents. Development shall include a minimum of three (3) from

Type A and a minimum of four (4) from Type B of sustainable development practices to receive the bonus.

            i.   Type A-Certifications from this type will count toward the minimum three (3) from Type A for Sustainable Development Incentive:

               A.   Construction of the principal structure(s) to meet or exceed LEED Platinum certification standards.

               B.   Construction of the principal structure(s) to meet or exceed LEED Gold certification standards.

               C.   Construction of the principal structure(s) to meet or exceed BREEAM "Excellent" certification standards.

               D.   Construction of the principal structure(s) to meet or exceed BREEAM “Very Good” certification standards.

               E.   Construction of the principal structure(s) to meet or exceed National Green Building Standard's "Emerald" certification standards.

               F.   Construction of the principal structure(s) to meet or exceed National Green Building Standard's "Gold" certification standards.

            ii.   Type B-Certifications from this type will count toward the minimum two (2) from Type B for Sustainable Development Incentive:

               A.   Construction of the principal structures(s) to meet or exceed LEED Silver certification standards.

               B.   Construction to the principal structure(s) to meet or exceed LEED Bronze certification standards.

               C.   Construction of the principal structures(s) to meet or exceed BREEAM “Good” certification standards.

               D.   Construction of the principal structure(s) to meet or exceed National Green Building Standards "Silver" certification standards.

               E.   Construction to the principal structure(s) to meet or exceed National Green Building Standards "Bronze" certification standards.

               A.   Use of central air conditioners that are Energy Star qualified.

               B.   Use of only solar or tankless water heating systems throughout the structure.

               C.   Use of white roof or roofing materials with minimum reflectivity rating of sixty percent (60%) or more.

               D.   Pre-plumb and pre-wire structures for solar water heating and photovoltaic installation.

               A.   Provision of skylights in an amount necessary to ensure natural lighting is provided to at least fifteen percent (15%) of the habitable rooms in the structure.

               B.   Roof eaves or overhangs of three (3) feet or more on southern or western elevations.

               C.   Inclusion of shade features (e.g., awnings, louvers, shutters, and the like) to shade all windows and doors on the southern building façade.

               D.   Shade impervious surfaces and southern/western building exposures to limit heat gain.

               E.   Inclusion of on-demand hot water systems instead of tank-based systems.

               A.   Configuration of the principal structure's roof so that at least fifty percent (50%) of the roof is "green" roof intended to capture and hold rain water.

               B.   Inclusion of rain water capture and reuse devices such as cisterns, rain filters, and underground storage basins with a minimum storage capacity of five hundred (500) gallons.

               C.   Provision of a bio-retention area(s) or other appropriate storm water infiltration system(s) of at least seven hundred (700) square feet in area.

               D.   Provision of open space at a rate two hundred (200) percent or more beyond the minimum required.

               A.   Provision of bio-retention area(s) or other appropriate stormwater infiltration systems of at least one hundred (100) square feet in area.

               B.   Removal of all lawn or turf in favor of living ground cover.

               C.   Use of xeriscape landscaping techniques without irrigation.

               D.   Provision of one hundred (150)-foot undisturbed buffers adjacent to/surrounding all wetlands or surface waters.

               E.   Use of permeable surfacing on fifty percent (50%) or more of the vehicular use are

(Am. Ord. O-2023-30, passed 7-18-23)