The purpose of a mixed use district is to encourage pedestrian oriented design, promote development, and protect the public health, safety, and welfare. The Murray Central Mixed Use district is intended to encourage compact, carefully planned mixed use development in the vicinity of the Murray Central Station, including neighborhood oriented commercial and restaurant space to provide increased opportunities for pedestrian activity. The MCMU district is facilitated by site and community design standards that:

   A.   Encourage high quality, compact development, and increase the number of residents and workers within walking distance of transit opportunities.

   B.   Encourage a mix of high quality residential, office, commercial, live-work, open space, entertainment, recreation, public and institutional land uses.

   C.   Revitalize areas proximate to transit stations.

   D.   Improve the urban design in the area.

   E.   Encourage active community life within a framework of attractive and welcoming buildings and usable open spaces.

   F.   Coordinate the urban design and streetscape elements in order to create a distinct visual quality for the area.

   G.   Manage parking and access in a manner that enhances pedestrian safety, pedestrian mobility, and quality urban design.

   H.   Encourage structured parking, new roads, and public open spaces to enhance the design and function of the built environment.

   I.   Encourage a safe, attractive, and comfortable environment for the pedestrian and bicyclist by providing public open spaces, public pedestrian walkways, wide sidewalks, bike lanes, street furniture, pedestrian scale lighting, street trees and other appropriate amenities.

   J.   Encourage conservation of resources and optimal use of public infrastructure toward a sustainable community.

   K.   Require property owners, developers, architects, and contractors to use a mix of high quality, durable, low maintenance building materials for projects in this zoning district. (Ord. 21-21: Ord. 10-04 § 2)

FLOOR AREA RATIO (FAR): Shall be calculated as the gross floor area of all buildings on a lot or parcel, divided by the lot area.

HORIZONTAL MIXED USE: A mixed-use project in which all or some of the commercial and residential components are provided in separate buildings on the same parcel or on contiguous parcels included together in a master site plan.

PRINCIPAL STREET: Public rights-of-way which are classified as collectors or arterials by the Murray City Master Transportation Plan or private streets that would function as collectors or arterials.

PRIVATE STREET: A right of way of easement in private ownership, not dedicated or accepted as a public street, which affords the principal means of access to two (2) or more sites.

PUBLIC STREET: A thoroughfare which has been dedicated to the public and accepted by proper public authority, or a thoroughfare which has been adjudicated to be a public street by public use as provided by law.

TRANSIT STATION: Refers to one of the three (3) rail stations located in Murray City's boundaries; the Murray North Station, Murray Central Station, and Fashion Place West Station.

VERTICAL MIXED USE: A mixed-use project in which the commercial components are provided within the same buildings with the residential components.

XERISCAPING: An attractive, sustainable landscape based on sound horticultural practices, which shows evidence of care. This method is beneficial especially for arid and semiarid climates and utilizes water conserving techniques (as the use of drought tolerant plants, mulch, and efficient irrigation). (Ord. 21-21: Ord. 19-36 § 2: Ord. 10-04 § 2)

   A.   A use not specifically designated is prohibited. The inclusion of a major heading includes all subcategories listed under the major heading unless otherwise excepted.

   B.   The following uses are permitted in the district (where square foot limits are specified, they shall apply to individually operating businesses, not to the entire property):

 

(Ord. 21-21: Ord. 19-36 § 2: Ord. 16-41: Ord. 10-04 § 2)

The following uses and structures are permitted in the district only after a conditional use permit has been approved by the Planning Commission and subject to the terms and conditions thereof:

 

(Ord. 21-21: Ord. 19-36 § 2: Ord. 19-20: Ord. 16-41: Ord. 10-04 § 2)

   A.   The Murray Central Mixed Use district is intended for those properties in the vicinity of the Murray Central transit station in order to support vibrant, compact, and pedestrian-oriented development of properties in this area with significant access to transit opportunities.

   B.   The area is bifurcated by Interstate 15. Murray City recognizes significant differences in the transit access and development opportunities between properties to the east and west of Interstate 15.

      1.   MCMU EAST: Properties located in the Murray Central Mixed Use Zone east of Interstate 15 are established as the MCMU East Subdistrict.

      2.   MCMU WEST: Properties located in the Murray Central Mixed Use Zone west of Interstate 15 are established as the MCMU West Subdistrict.

   C.   Except where specifically stated, the requirements, regulations, and standards of the MCMU Zone shall be applied equally to both subdistricts. (Ord. 21-21)

New development and redevelopment of properties in the MCMU Zone shall be reviewed by the Planning Commission for conformance to the requirements of this chapter for site plan approval. A master site plan approved by the Planning Commission is required for all horizontal mixed use Developments and mixed-use developments located on a parcel or combination of parcels greater than three (3) acres. In addition to the requirements of this zone, the Planning Commission shall address the following when considering an application for master site plan approval:

   A.   Building Orientation: Commercial and residential buildings in the same project should primarily be oriented to face public and private streets and accesses, and not parking lots. The orientation of commercial buildings in mixed use projects should consider the residential components of the project and facilitate convenient access to them.

   B.   Central Feature: A prominent, centrally located feature such as a park, plaza, or other gathering place should be provided to unify the residential and commercial uses of the project. This location should include features and amenities to encourage public use and activity, with convenient access from both residential and commercial components of the development.

   C.   Outdoor Spaces: Buildings should be designed to form outdoor spaces such as courtyards, plazas, and terraces that can integrate the components of the development. Pedestrian walkways linking the components of the development with these outdoor spaces and the public streets should be developed. Potential linkages to existing and future adjacent developments should be considered.

   D.   Development Agreement: Mixed use developments that require a master site plan shall be approved in conjunction with a master site plan agreement between Murray City and the developer. The master site plan agreement shall govern requirements for the timing of the installation of improvements, performance on construction of critical development components, and shall further memorialize the requirements for development of the several buildings and parcels as contained in the master site plan and other project approvals.

      1.   Required Elements: The master site plan agreement must address the following components of the proposed project:

         a.   Allowed phasing of residential and commercial development components.

         b.   Allowed residential densities.

         c.   Required parking for all uses.

         d.   Buffering of adjacent single-family residential zones.

         e.   Adequate public facilities and services.

         f.   Establishment, maintenance, or enhancement of commercial elements.

   E.   Master Site Plan Application Requirements: When making applications for master site plan approval to the Planning Commission, the applicant shall provide, at a minimum, the following:

      1.   Traffic Impact Study: The study must be prepared by a licensed traffic engineer and analyze the traffic impacts of the proposed development on surrounding public and private transportation facilities.

      2.   Parking Analysis: The applicant must prepare a parking analysis for the proposed mix of uses, demonstrating that the project's parking and circulation needs can be accommodated.

      3.   Adequate Public Utilities And Facilities Review: In order to determine the availability of and impact upon public facilities and services the applicant shall conduct a review of all public utilities including power, water, sanitary sewer, and storm water with the Public Works Department.

      4.    Public Services Review: The City may require review of the project's impact upon services including Police, Fire, Schools, Parks, and others. (Ord. 21-21)

   A.   The front setback for buildings facing public or private streets excepting courtyards and plazas, shall be between fifteen feet (15') and twenty five feet (25') from the back of curb and gutter. Buildings with setbacks between fifteen feet (15') and eighteen feet (18') must utilize recessed entrances. Up to fifty percent (50%) of the front setback may be greater than twenty five feet (25') if the additional front setback is developed as a courtyard or plaza, or to accommodate curbside management planning. Buildings may have detached components within a courtyard or plaza if the uses in the detached component enhance activity on the courtyard or plaza.

   B.   The courtyard or plaza area shall be deemed to be a part of the front setback of the building.

   C.   Buildings located on a corner lot shall front on both streets.

   D.   All front setback areas shall be landscaped in accordance with applicable sections of this title.

   E.   Parking and/or driveways are not permitted in the front setback area of any building, or between the building and the street. Drive-thru lanes may be approved in front setback areas as part of a master site plan if the Planning Commission finds that the purposes and other requirements of the MCMU Zone are not negatively impacted.

   F.   Maintenance buildings, trash collection and recycling areas, storage and service areas, mechanical equipment and loading docks shall not be permitted in the front setback of any building. Single or ganged utility meters or other service equipment may be located in the front setback of any building, provided there are site constraints which preclude their access in a location elsewhere on site, and they are screened and approved by the city.

   G.   The side lot area between non-adjoining buildings and the property line shall be developed as parking, plaza, landscaped open space, or a landscaped walkway with access to the sidewalk. Where parking is located in the side lot area adjacent to a property boundary a five foot (5') wide landscaping area will be required along all property lines not occupied by drive accesses.

   H.   A parking structure fronting on a street shall have a front setback of between fifteen feet (15') and twenty five feet (25') from the back of curb and gutter. The parking structure front setback shall not be less than the setback of the main building. The face of the structure abutting the street shall have building materials compatible with the main buildings on the same or adjoining property. The area between the sidewalk and the parking structure shall have a minimum of ten feet (10') of landscaping.

   I.   Surface parking lots shall have a minimum setback of between fifteen feet (15') and twenty five feet (25') from the curb. Surface parking shall be located to the side or behind the building. The area between the sidewalk and the parking lot shall have a minimum of ten feet (10') of landscaping. The remainder of the area between the required landscaping and parking shall be a combination of plazas, artwork, fountains, and pedestrian ways. In no case shall the parking be set back from the street less than an adjacent building or buildings.

   J.   There shall be a minimum fifty foot (50') setback from the top of the bank of Little Cottonwood Creek, Big Cottonwood Creek, and the Jordan River. No buildings or parking facilities may be placed in the required setback. The Planning Commission may approve pedestrian and bicycle paths and other open space amenities within the setback if they are not disruptive. Top of bank shall be established by a licensed surveyor or engineer. (Ord. 21-21: Ord. 19-36 § 2: Ord. 10-04 § 2)

   A.   Residential Density: Residential uses are allowed only in projects with associated commercial components as required by these development standards.

      1.   Calculation Of Allowable Density: Residential density in mixed-use projects is allowed based upon the closest distance between the Murray Central Station platform and the development parcel's frontage on a public right-of-way, measured as a straight line. Where a project area has an area of two (2) acres or larger, the project area may be divided for purposes of measuring distances and applying allowed densities to different acreage. Project residential density is allowed according to Table C below.

 

 

      2.   Notwithstanding measurements made under subsection A1 if the measured walking distance from the closest property line of a development parcel's frontage on the a public right-of-way to the Murray Central Station platform is greater than one-half (1/2) mile, residential density for a proposed project shall not exceed forty (40) units per acre.

   B.   Required Commercial: Commercial uses are required for all mixed use projects on development parcels with frontage on principal streets. Principal streets are identified as 4800 South, Murray Boulevard, Vine Street, and Commerce Drive.

      1.   Vertical Mixed Use Projects: In vertical mixed use projects, commercial and retail uses are required on the ground floor of buildings located along principal streets. When located within one-half (1/2) mile of the Murray Central Station platform, commercial and retail uses shall occupy a minimum of seventy five percent (75%) of the width of the ground floor of any building facing a principal street for an extended depth of forty feet (40'). When located more than one-half (1/2) mile from a transit station, commercial uses shall occupy a minimum of fifty percent (50%) of the width of the ground floor of a building facing a principal street for an extended depth of forty feet (40'). The balance of the ground floor may be occupied by residential uses, and residential related uses, including parking.

      2.   Horizontal Mixed Use Projects: Horizontal mixed use projects shall provide a minimum commercial square footage component equal to an area calculated as seventy five percent (75%) of the project frontage on principal streets, and forty feet (40') in depth. For projects which comprise multiple parcels, required commercial square footage shall be calculated based on total project frontage on principal streets.

      3.   Reduction of Required Commercial: The Planning Commission may allow a reduction in the required commercial space where projects will meet the requirements outlined for the MCMU East Subdistrict and West Subdistrict in Table D and Table E below. Provide additional project amenities and open space, a mix of housing types, affordable housing, and/or reductions of the residential density according to the following tables. Reductions may be considered by any combination of the allowed methods as presented in the tables below.

 

 

 

 

      4.   Live/Work Units: The inclusion of live/work units may be used to meet the requirement for commercial uses subject to the following considerations.

         a.   Excluding private, attached garage space, the ground floor of the live/work unit must be designed, constructed, and used as commercial space.

         b.   Commercial spaces within the live/work unit that are used to satisfy the minimum commercial square footage or frontage requirements of this chapter may not be used for residential parking or storage.

         c.   The live/work unit's first story height must be a minimum of twelve feet (12').

         d.   Parking provided for live/work unit(s) must meet both the residential and commercial requirements of this chapter.

         e.   For mixed-use developments on a parcel or combination of parcels greater than two (2) acres, live/work units may comprise no more than ten percent (10%) of the required commercial space in the MCMU East Subdistrict, and no more than twenty percent (20%) of the required commercial space in the MCMU West Subdistrict.

   C.   Block Length: To facilitate and promote human scale and pedestrian connectivity in development and redevelopment in the MCMU District, block lengths should not generally exceed three hundred feet (300'). In no case should a single building front, regardless of block length, exceed three hundred feet (300') with no physical break to allow either vehicular or pedestrian access through the building. Block length may be broken under this section by:

      1.   Intersection with an alley or pedestrian path. Only pedestrian paths with a minimum width of fifteen feet (15') may be considered to limit block length under this section.

      2.   Intersection with another interior access or public street.

      3.   The installation of midblock pedestrian crossings on interior access or public streets. Such crossings should be signalized where possible. Where signalized crossings are not possible the crossing should be signed, striped, or delineated with different colors or paving materials.

   D.   Buffering Required: Buffering measures are required for projects directly abutting single-family residential zones including the following:

      1.   Building Separation And Landscaped Buffer: Buildings must be separated from property lines adjacent to single-family residential zoning by amenities, interior accesses, surface parking, or open space in addition to a landscaped buffer of not less than ten feet (10') in width and a solid screening fence or wall of not less than six feet (6') in height. The landscape buffer shall include trees planted at no less than two inch (2") caliper and not less than thirty feet (30') on center. Where the landscaped buffer is located between the adjacent residential zone and an interior access or surface parking, the buffer may be reduced to five feet (5').

      2.   Gradation Of Density: No individual residential building located directly adjacent to the required buffer may contain more than eight (8) attached units. Buildings located directly adjacent to the required buffer shall represent the lowest residential density units in the project.

      3.   Height: New buildings in mixed use projects developed or redeveloped in the MCMU Zone shall conform to the height regulations established herein.

         a.   The height of a structure located within one hundred feet (100') of the nearest boundary of a residential zone district may not exceed thirty-five (35').

         b.   Number Of Stories: No building within one hundred feet (100') of a single-family residential zone boundary may consist of more than two (2) stories.

         c.   The inclusion of rooftop gardens and rooftop patios located above the highest occupied floor of any residential or mixed-use building is prohibited within one hundred feet (100') of a single-family residential zone boundary.

         d.   Exception: Live/work units without rooftop decks and located at least fifty feet (50') from an adjacent single-family zone boundary may consist of no more than three (3) stories or forty feet (40') in height, whichever is less.

         e.   Commercial Buildings: No new commercial mixed-use building shall be erected to a height less than two (2) stories. (Ord. 21-21)

   A.   Height Restrictions: There are no height restrictions in the district except as provided in subsection 17.146.080D of this chapter.

      1.   Measurement Of Distances: For purposes of this section, the width of public or private roadways shall be included in computing setback distances. For example, if a roadway is located on the boundary of a residential zoning district, the measurements required under this section shall be made from the property line of that roadway which is nearest the residential use or zone. Otherwise, the measurement shall be made from the residential zoning district boundary.

      2.   Setback distances to structures located pursuant to this section shall be measured from the nearest residential zoning district boundary, except as otherwise provided in this section, to the nearest exterior wall of the structure.

      3.   Where residential zoning is separated from the mixed-use zone by a federal interstate highway the height restrictions of this chapter shall not apply. (Ord. 21-21)

   A.   Walls, partitions, and floor/ceiling assemblies separating dwelling units from each other or from public or service areas shall have a sound transmission class (STC) of not less than fifty (50) for airborne noise.

   B.   Blank walls shall not occupy over fifty percent (50%) of a principal frontage. Nonresidential buildings and structures shall not have a section of blank wall exceeding thirty (30) linear feet without being interrupted by a window, entry, pilaster, or similar element. All development shall provide ground floor windows on the building facade and adjacent to a public or private street, including private pedestrian only streets, parks, paths, or courts. Darkly tinted windows and mirrored windows which block two-way visibility are prohibited as ground floor windows.

   C.   All buildings fronting on a street shall have at least one public entrance per use or business which fronts on the street.

   D.   All buildings and structures shall be maintained in good condition.

   E.   Water conserving plumbing fixtures shall be used. Such fixtures shall include, but are not limited to, dual flush toilets and low volume showers and lavatories which cannot be adjusted or modified.

   F.   Authority: Nothing in this section shall be construed to limit the authority of the Planning Commission or Community and Economic Development staff to review building materials, design elements and other aesthetic considerations as it deems proper to mitigate or modify the visual impact of the height of buildings upon surrounding land uses. (Ord. 21-21)

The Murray Central Mixed Use District is intended to support development patterns which foster pedestrian activity and reduced dependence on automobiles generally, resulting in less demand for vehicle parking. The parking requirements for residential and commercial uses in this section shall be applied to all new development in the Mixed Use Zone.

   A.   For buildings that exceed four (4) stories in height, at least fifty percent (50%) of the parking shall be located within the exterior walls of the building or within parking decks or structures. For the purposes of this chapter, building height is determined by measuring the vertical distance from the average of the finished ground level adjoining the building at the exterior wall to a flat roof deck or, for sloped roofs, to the average height of the highest roof surface. Pursuant to section 17.76.090 of this title, the height limitations shall not apply to architectural screening for mechanical equipment, church steeples, or decorative tower elements.

   B.   Parking structures and decks should provide the majority of parking in the MCMU Zone.

      1.   Direct Access Required: Parking decks and structures must provide direct, interior or weather-protected access to the buildings, uses, and projects that they serve.

      2.   Exception: The Planning Commission may approve parking intended to fill commercial requirements in structures located up to three hundred feet (300') from the commercial location if it can be shown to be necessary.

      3.   Wayfinding signage and marked pedestrian pathways through structures and sites must be provided in all structured and surface parking.

   C.   On-street parking adjacent to the development parcel shall not count toward the minimum parking required by this chapter.

   D.   Parking in excess of one hundred twenty five percent (125%) of the minimums outlined in this section may only be provided in parking structures or within the envelope of the building.

   E.   Off-street parking will not be permitted in any fire lane, aisle space or front yard setback areas except as allowed by this chapter.

   F.   Development shall comply with off-street parking dimensional standards as found in chapter 17.72 of this title.

   G.   Shared Parking: Shared parking may be located on parcels within six hundred feet (600') of the use for which it is intended if approved by the Planning Commission. In no case shall parking shared between uses account for more than twenty-five percent (25%) of total required parking for any project.

   H.   Required Parking For Residential And Commercial Uses: Parking requirements for residential and commercial uses in the MCMU East and MCMU West Subdistricts are contained in Table F, below.

 

(Ord. 21-21)

   A.   Construction of new buildings or renovations of existing buildings shall include construction and installation of the adjacent sidewalks, park strips and other landscaping, curbs, gutters, lighting, and street furniture as required in this chapter.

   B.   Curbside Management Plans: New development and renovation projects shall include curbside management considerations with plans for the installation of public and private improvements. Curbside management planning must thoughtfully address:

      1.   The location of loading and unloading space for public transportation, ride-sharing, and micro-transit.

      2.   The location of consolidated, easily identifiable space for commercial freight loading and unloading if needed, and the accommodation of delivery for residential and commercial uses in the development.

   C.   For new construction and redevelopment generally, improvements within the rights of way for public streets shall include, but not be limited to the following:

      1.   Seven foot (7') wide paved sidewalks with an eight foot (8') landscaped park strip adjacent to the curb and gutter or fifteen foot (15') paved sidewalk with five foot (5') tree wells adjacent to the curb as approved by the Planning Commission.

      2.   Street trees shall be spaced between thirty feet (30') and forty feet (40') on center as approved by the City. Landscaping and tree grates to be approved by the City.

      3.   Street lighting shall be spaced between ninety feet (90') and one hundred ten feet (110') as approved by the City.

   D.   Where development will include commercial uses on the ground floor, and sufficient public right-of-way is unavailable for on-street parking, the Planning Commission may approve modifications to the general improvements to accommodate on-street parking as follows:

      1.   Seven foot (7') wide paved sidewalks with nine foot (9') wide adjacent on street parallel parking (including gutters). Forty foot (40') landscape planters shall be installed between every two (2) to three (3) parallel parking spaces and shall include the following:

         a.   The forty foot (40') landscaping planters shall have one streetlight, two (2) trees, and shrubs to provide a minimum ground coverage of fifty percent (50%) at time of planting.

         b.   Landscape planter trees shall have branching beginning no less than six feet (6') above the ground and shrubs not exceeding a height of three feet (3').

         c.   Streetlights shall be placed at the center of every landscaping planter with the nearest shrubs being located a minimum of four feet (4') from every light pole.

         d.   Street trees shall be located fourteen feet (14') from center street lighting.

         e.   Street planters shall be flared at a minimum forty five degree (45°) angle in order to facilitate ease of access for the adjacent parallel parking spaces.

         f.   Additional ground cover shall be provided as necessary in order for landscape planters to have a minimum of fifty percent (50%) ground cover at time of planting.

      2.   Parking must be located a minimum of thirty feet (30') from intersecting rights-of-way or drive accesses.

      3.   Street trees shall also be located in park strip areas not utilized as landscape planters and shall be spaced every thirty feet (30') to forty feet (40') on center.

      4.   Street lighting within landscape planters and all other park strip areas shall be spaced every ninety feet (90') to one hundred ten feet (110') on center and as approved by the City. Street lighting shall be residential in character with an overall height not to exceed twelve feet (12') as measured from the base to the top of the pole luminary. Street lighting shall comply with all other City street lighting specifications.

   E.   The following public improvement street furnishings are required for all developments within the Murray Central Mixed Use District:

      1.   Benches shall be provided and spaced as approved by the City.

      2.   Bicycle racks shall be placed on every development as follows:

         a.   The minimum number of bicycle parking spaces for any use shall be five percent (5%) of the vehicular parking spaces required for such use, up to a maximum of twelve (12) spaces.

         b.   In all cases where bicycle parking is required, no fewer than two (2) shall be provided.

         c.   All proposed bicycle racks shall be clearly shown on the site plan indicating location.

         d.   Bicycle parking spaces shall be:

            (1)   At least two feet by six feet (2' x 6') per bicycle.

            (2)   Designed to have sufficient space, to be a minimum of twenty four inches (24"), beside each parked bicycle to allow access. This access may be shared by adjacent bicycles. Racks shall be installed a minimum of twenty four inches (24") from any wall or other obstruction.

            (3)   Located to prevent damage to bicycles by vehicles, etc.

            (4)   In a convenient, visible, lighted area.

            (5)   Located so as not to interfere with pedestrian movements.

            (6)   As near the principal entrance(s) of the building as practical.

            (7)   Located to provide safe access to and from the street.

            (8)   Designed to allow each bicycle to be supported by its frame.

            (9)   Designed to allow the frame and wheels of each bicycle to be secured against theft.

            (10)   Anchored to resist rust or corrosion, or removal by vandalism.

            (11)   Designed to accommodate a range of bicycle shapes and sizes and facilitate easy locking without interfering with adjacent bicycles. (Ord. 21-21)

   A.   Trash collection and recycling areas, service and storage areas, mechanical equipment and loading docks shall be screened on all sides so that no portion of such areas is visible from the adjacent public streets or alleys and adjacent properties. Screening shall have a minimum height of eight feet (8') and may include accessory buildings, shrubbery and plantings, decorative walls, solid fences, screen panels, doors, topographic changes, buildings, or any combination of the above.

   B.   No more than two (2) loading docks per individual use; loading docks are not to be located in building frontage. (Ord. 21-21: Ord. 10-04 § 2)

Mixed-use developments require open space and recreation opportunities for residents and visitors. The following regulations shall govern the provision of landscaping, open space, and project amenities for development and redevelopment of properties as mixed-use projects in the MCMU Zone.

   A.   Fifteen percent (15%) of the land area of each development shall be conserved as natural open space and/or provided as landscaping, courtyards, plazas, or walkways. Areas used for drainage retention with a slope greater than three to one (3:1) will not qualify as open space filling the requirements of this section. Outdoor amenities with significant incorporated landscaping or open space elements may qualify as open space filling the requirement of this section upon review and approval by the Planning Commission.

   B.   Each development shall have a system of pedestrian walkways and sidewalks that provide easy connections between the building entrances, neighboring building entrances, sidewalks, parking areas, open space, and trails.

   C.   Water conserving landscape designs shall be used. All landscaping must be irrigated and planted with substantial live plant material or appropriate xeriscape for the purpose of buffering, screening, and beautifying the site, and shall comply with applicable landscape requirements found in chapter 17.68 of this title, except that lawn shall not be required as stated in subsection 17.68.040A1a of this title. At plant maturity the landscaping shall represent compatibility with surrounding developed properties and uses and must be permanently maintained by the owner or occupants.

   D.   Project Amenities: Project amenities are indoor and outdoor community improvements, elements, and programmed spaces that are available in common to the residents of the mixed-use development. A minimum of two (2) amenities must be provided in each mixed-use project having between thirty (30) and one hundred fifty (150) residential units. Additional amenities are required at a rate of one amenity for each additional one hundred (100) dwelling units or portion thereof beyond the first one hundred fifty (150) units. Where such amenities are required, they must represent a mix of both indoor and outdoor amenities. Selections may be made from the list below or the Planning Commission may consider and approve the use of other amenities not anticipated here.

      1.   Playing fields;

      2.   Sport courts;

      3.   Playground areas (to include four (4) pieces of playground equipment minimum);

      4.   Picnic areas;

      5.   Tennis courts;

      6.   Swimming pool;

      7.   Exercise rooms, gymnasiums;

      8.   Club rooms;

      9.   Outdoor patios areas;

      10.   Gazebos;

      11.   Walking paths;

      12.   Multi-purpose trails;

      13.   Dog parks;

      14.   Nature paths with improvements;

      15.   Climbing walls and gyms;

      16.   Amphitheaters and outdoor entertainment areas;

      17.   Tot-lots (may consist of single playground equipment with seating adjacent);

      18.   Community gardens;

      19.   Interactive fountains and/or water features. (Ord. 21-21)

   A.   Street and sidewalk lighting shall meet adopted City light design standards.

   B.   Illumination levels shall not exceed IESNA recommended standards.

   C.   Lighting shall be provided for pedestrian ways that is appropriately scaled to walking. Light standards shall not be taller than sixteen feet (16'). However, light standards adjacent to State Street or 4500 South (major arterial roadways), as well as Vine Street and 4800 South (major collector roadways) are allowed up to twenty three feet (23') in height. Light standard height will be reviewed on a case-by-case basis by City staff.

   D.   Lighting shall be shielded and directed downward to prevent any off-site glare.

   E.   All site lighting luminaires will conform to IESNA "cutoff" or "sharp cutoff" classification. City staff will provide additional details as needed.

   F.   An amber lamp color (3,000 Kelvin), or other color in consultation with the Power Department can be used for a project.

   G.   For property owner installed private lighting, metal halide and induction lamp sources may be used subject to approval by the City Power Department and CED staff. Building facade lighting must be shielded and directed downward to avoid light trespass and illumination of the night sky. (Ord. 21-21: Ord. 18-22)

No trucks, motor vehicles or commercial trailers having a gross vehicle weight rating of more than twelve thousand (12,000) pounds shall be stored or parked outdoors on any lot or parcel within the MCMU Zone, nor shall any contracting and/or earthmoving equipment be stored or parked outdoors on any lot or parcel within the MCMU Zone. (Ord. 21-21: Ord. 18-22)

Nonconforming uses shall be allowed to continue and expand in accordance with chapter 17.52 of this title. Establishment of permitted or conditional uses on properties that are nonconforming in relation to building or parking setback, landscaping, or other site development standards shall not be required to bring the site into conformance with the standards of this chapter until the cost of improvements or renovations to a property or site exceeds fifty percent (50%) of the assessed value of the buildings on the property. Applications for renovations or improvements to properties that are nonconforming in relation to development standards shall include a calculation of the cost of the improvements. (Ord. 21-21: Ord. 18-22)