The following mixed-use district and subdistricts (COR) are hereby established according their purpose and the intent of the comprehensive plan. Collectively, this district and these subdistricts are herein this chapter called "mixed-use districts."

(Ord. No. 23-14, § 3, 11-14-2023)

(a)

Purpose. The primary intent of the COR district is to create a focal point in the community that embodies the principles of transit-oriented and mixed-use development. The COR district envisions a distinctly different development pattern, with a more urban structure of streets and blocks, than the suburban and rural patterns that have shaped the community to date. The COR area is comprised of a number of distinct subdistricts intended to define the type and intensity of uses, location of amenities and overall character of development. The COR district incorporates the COR development plan and development framework by reference to provide necessary building and site design features that are essential to a pedestrian environment.

(b)

Application. This district may be applied to properties guided mixed use as shown on the current comprehensive plan.

(c)

The COR subdistrict definition. The COR district consists of four subdistricts that define the type and intensity of land use.

(1)

COR-1 mixed-use core subdistrict. The mixed-use core is intended to provide a mix of residential, retail, service, professional, community service, recreational and similar uses on every block near, and within easy walking distance of the transit station. The broadest variety and highest intensity of uses, including high density housing and lodging facilities, are encouraged near the station. Vertically-integrated mixed-use projects with retail, restaurant and service uses, especially at corner locations, are strongly encouraged. This district incorporates the highest architectural and design standards to encourage pedestrian mobility and street activity. In order to contribute to an active pedestrian environment, each block within the COR-1 subdistrict shall include at least two of the following uses: Commercial, office, civic and/or residential use.

(2)

COR-2 (COR-2a and 2b) commercial subdistrict. The COR-2 commercial subdistrict is designated to provide a location for retail commercial that has building and/or site designs inconsistent with the COR-1 subdistrict, including larger scale retail and other auto-oriented commercial uses. Such uses tend to benefit from direct highway access and good visibility, and may have market areas that extend beyond the community. These commercial and auto-oriented uses shall be clustered in compact identifiable areas and not present the look of typical strip suburban development. Buildings shall be designed with a pedestrian orientation and relationship to the primary street that is compatible with the adjacent COR-1 subdistrict. The COR-2 subdistrict is further defined by a COR-2b subdistrict that allows for additional flexibility in allowing larger-scale retail that is intended to anchor the development and support the mixed-uses within the development.

(3)

COR-3 workplace subdistrict. The workplace area is intended to accommodate medical and technology-related office and research uses, as well as other office uses and ancillary retail and service uses designed to support serve employees and office visitors. Uses with high concentrations of employees are most desirable.

(4)

COR-4 (COR-4a, COR-4b and COR-4c) neighborhood subdistrict. The neighborhood subdistrict is intended to include a full range of housing types, from small-lot single-family detached to high-density senior and general apartments, as well as a limited number of small-scale retail and office uses at appropriate locations (i.e., at corners). Neighborhood design incorporates many traditional single-family neighborhood features such as alleys, carriage houses (secondary units), front porches, and traditional street lighting. Neighborhoods shall be designed with suitable transitions between different housing types, and with well-integrated open space and natural amenities within walking distance of all homes. Traditional neighborhood design of streets, sidewalks and paths provide easy pedestrian mobility throughout the subdistrict. Protection of natural areas and corridors that link the natural environment to everyday life is emphasized in this area. The COR-4 subdistrict is further defined into three categories according to the residential net density:

a.

The COR-4a subdistrict is the lowest density area in the COR-4 district allowing up to ten dwelling units per acre.

b.

The COR-4b subdistrict is the medium density area in the COR-4 district allowing up to 15 dwelling units per acre. This area is located along higher volume roadways within the COR and along its perimeter.

c.

The COR-4c subdistrict shall provide the highest densities in the COR-4 District requiring a minimum of 15 dwelling units per acre. This area is adjacent to the mixed-use core.

(5)

General development standards. All development within the COR district shall meet the COR Development Framework that is incorporated into this chapter by reference, as amended by the city council on November 27, 2012. These standards will be used by the city as the minimum requirements for evaluating development proposals and site plans. However, the standards are not intended to restrict creativity in design. An applicant may request modification or waiver of any standard in favor of an alternate approach that will achieve the same design objective. Development standards set forth in this article (106-600—106-699) shall supersede those set forth in in the development framework.

(Ord. No. 23-14, § 3, 11-14-2023)

The following sections specifies permitted and conditional uses within each subdistrict of the COR district. The uses have been allocated to the individual districts to allow reasonable use of properties in a manner that is compatible with the comprehensive plan, the purpose of each zoning district, and the overall purpose of this chapter. Any use may be combined within buildings (vertically) or in separate buildings (horizontally), unless otherwise specified. Whenever in any zoning district a use is neither specifically permitted or denied, the use shall be considered prohibited.

(Ord. No. 23-14, § 3, 11-14-2023)

Permitted and conditional principal uses are listed in the following table for each of the districts in this section. Additional performance standards for the uses are found in section 106-625:

P = Permitted Use, C = Conditional Use, NP = Use Not Permitted

(Ord. No. 23-14, § 3, 11-14-2023; Ord. No. 24-10, § 2, 7-23-2024)

Permitted and conditional accessory uses are listed in the following table for each of the subdistricts in this section. Additional performance standards for the uses are found in section 106-625. All accessory uses must be subordinate to and be accompanied by a primary use on a parcel:

P = Permitted Use, C = Conditional Use, NP = Use Not Permitted

(Ord. No. 23-14, § 3, 11-14-2023)

The following uses are considered temporary in nature and accessory to an established use listed in section 106-621. If a date range is given, that use is only allowed during that time period. Additional performance standards for the uses are found in section 106-625.

P = Permitted Use, C = Conditional Use, NP = Use Not Permitted

(Ord. No. 23-14, § 3, 11-14-2023)

Some permitted and conditional uses are further regulated based on the standards below.

(1)

Gas stations, CNG fuel sales. In the COR-2a and COR-2b subdistrict gas stations/CNG fuel sales as an accessory use is allowed under the following conditions:

a.

Gas operations are accessory to a retail use.

b.

No accessory structures are allowed as part of the gas operations.

c.

No more than five percent of the square footage of the principal use building may be dedicated for the gas operations and convenience item sales.

d.

Gas operations must be located in the side or rear of the principal use building.

e.

Gas operations must be located within 100 feet of principal use building.

f.

Gas islands and canopy must be architecturally harmonious and contain the same exterior building materials as the principal use building.

g.

Gas operations shall constitute no more than four islands with a limit of eight individual dispensers.

(2)

Convenience store with motor fuel sales/car wash in the COR-2b subdistrict use under the following conditions:

a.

Convenience/deli food is of the take-out type only and that no provision for seating or consumption on the premises is provided. Furthermore, that the enclosed area devoted to such activity shall not exceed 15 percent of the gross floor area.

b.

Gas operations shall constitute no more than four islands with a limit of eight individual dispensers.

c.

Canopy height. The total height of any overhead canopy or weather protection shall not exceed 20 feet in height. All canopies shall be architecturally harmonious and contain the same exterior building materials as the principle use.

d.

All goods for sale by a motor fuel station convenience store other than commercial freezers for ice and petroleum-based products required for the operation and maintenance of motor vehicles shall be displayed within the principle motor fuel structure. No displays shall be permitted in required parking or driveway areas, landscape areas, required setback areas, or any right-of-way or other public property. Displays may be permitted on sidewalks, only if they leave at leave four feet of sidewalk width available to pedestrians.

f.

Motor fuel dispenser location. Motor fuel dispensers shall be located at least 30 feet from a property line, and 100 feet from a residential structure.

g.

The off-street loading space(s) and building access for delivery of goods shall be separate from customer parking and entrances and shall not cause conflicts with customer vehicles and pedestrian movements.

h.

Gas stations must be located at intersections of both destination and arterial roadways as defined by the development framework.

(3)

Car washes. Car wash are only permitted as an accessory use to gas stations/CNG fuel sales subject to the following requirements:

a.

Car wash stacking spaces shall accommodate a minimum of three waiting vehicles.

b.

No more than one car wash bay shall be permitted.

c.

The car wash shall be designed to be an integral part of the principle building or if freestanding shall be designed with the same materials as the principle structure.

d.

Neither the car wash or accessory vacuum shall be located within 300 feet of any residential use unless completely screened or located across an arterial or major collector roadway from the residential use.

(4)

Commercial indoor recreation. Uses are limited to 30,000 square feet.

(5)

Drive-throughs. In addition to the standards set forth in section 106-525, drive-throughs accessory to business uses in COR have the following standards:

a.

Within the COR-1 subdistrict, the drive-through lane shall be located in the rear or side yard only. A drive through lane shall not be located adjacent to any destination street as classified in the COR design framework.

b.

Within the COR-2a and COR-3 subdistricts there shall be no more than one drive-through lane serving a given use.

c.

Within the COR-2b subdistrict there shall be no more than two drive-through lanes serving a given use.

d.

Drive-through lanes are not permitted in the front yard or within the front build-to-line.

(Ord. No. 23-14, § 3, 11-14-2023)

All bulk standards within the COR district shall meet the COR development framework that is incorporated into this chapter by reference, as amended by the city council on November 27, 2012. The following requirements shall also apply:

(1)

All structures within the COR-1 subdistrict must be at least 22 feet in height with a two-story appearance.

(Ord. No. 23-14, § 3, 11-14-2023)

All parking within the COR district shall meet the COR Development Framework that is incorporated into this chapter by reference, as amended by the city council on November 27, 2012. Quantity and parking lot or structure design standards shall follow the standards set forth in section 106-460 for residential uses and section 106-560 for business or mixed-use uses.

(Ord. No. 23-14, § 3, 11-14-2023)

All landscaping, including streetscape requirements, within the COR district shall meet the COR development framework that is incorporated into this chapter by reference, as amended by the city council on November 27, 2012.

(Ord. No. 23-14, § 3, 11-14-2023)

All architectural designs within the COR district shall meet the COR Development Framework that is incorporated into this chapter by reference, as amended by the city council on November 27, 2012.

(Ord. No. 23-14, § 3, 11-14-2023)