A.
The objective of this district is to encourage mixed
use development consisting of residential, commercial, office, recreational,
civic and related development plans. The MUD requires innovative design
and planning in order to promote more efficient use of land and public
facilities.
B.
The development should consist of a harmonious grouping
of buildings and uses, circulation, parking and open space contained
in an integral cohesive plan.
C.
This plan should address a unified architectural theme
as well as a master land use plan.
It is the purpose of the MUD Mixed Use District:
A.
To create a mixed use environment which emphasizes
pedestrian circulation, attractive civic spaces, squares, greens and
parks with a special sense of community and identity.
B.
To reduce dependence upon the automobile by providing
living, shopping, employment and recreational opportunities within
walking distance, generally located in a compact, mixed use village
center.
C.
To encourage one or more unified architectural styles
that bring harmony and balance to the entire project.
D.
To encourage the creation of a principal or main street,
with sidewalks and public spaces, for a variety of commercial, civic,
outdoor and pedestrian uses and activities.
E.
To encourage the provision of more affordable housing
through a greater diversity of housing types.
F.
To encourage dispersed parking spaces, the sharing
of parking and to discourage large parking lots and paved areas.
G.
To encourage village-wide pedestrian/bicycle circulation
systems, linking major elements of the community.
It is recognized that these purposes may best
be implemented by modifying some of the zoning and subdivision standards.
The architectural character of the MUD may require narrower streets
and pavement, reduced front yard setbacks and yard areas, the encouragement
of on-street parking, shared parking, pedestrian and bicycle paths
and a mix of uses within a single building or groups of buildings.
Where an NC Neighborhood Commercial, HC Highway
Commercial, CI Commercial Industrial, or P1 Planned Industrial district
is contiguous to an MUD district, these other district areas may be
designed and integrated into the MUD master plan without regard to
the actual location of the zoning boundary line. The intent is to
encourage a unified master land use plan, with particular attention
to a complete architectural theme.
The minimum tract area shall be 50 acres to
be considered for a MUD Mixed Use District.
In any MUD Mixed Use District, land, building
or premises shall be used by right only for one or more of the following:
A.
Residential uses.
(1)
Single-family detached dwellings of varying lot sizes.
(2)
Patio or zero-lot-line detached dwellings.
(3)
Townhouse attached dwelling, twins and duplexes.
(4)
Multifamily dwellings, including dwellings over shops
and other nonresidential uses.
(5)
Congregate care housing, with or without nursing and
medical facilities.
(6)
Age-restricted housing.
(7)
All permitted uses specified in the A Residence District.
B.
Civic buildings.
(1)
Churches and other places of worship.
(2)
Financial establishments with drive-in facilities.
(3)
Movie theaters, single screen.
(4)
Restaurants.
(5)
Arts and crafts studios and shops.
(6)
Professional services.
(7)
Medical clinics.
(8)
General offices.
(9)
Research buildings.
(10)
Hotels and motels.
(11)
Village centers.
The following area and bulk regulations shall
apply:
A.
Single-family and zero-lot-line detached homes. A
maximum of six units per acre shall be permitted, excluding open space
and commercial retail areas.
B.
Townhouses and multifamily units. A maximum of 10
units per acre shall be permitted, excluding open space and commercial
retail areas.
C.
Dwelling unit above retail shall be excluded from
these density calculations.
A.
There shall be designated open space for active and
passive recreation activities equal to 10% of the total area of the
project, which may include nature observation areas.
B.
At least 50% of the open space shall be accessible
for active or passive recreation uses.
C.
The nature and type of recreation facilities shall
be consistent with the activity patterns of the MUD residents.
A.
The applicant shall submit architectural drawings
showing the overall unified architectural theme of the project. This
may be in the form of illustrations and sketches. Finalized architectural
plans are not required.
B.
There should be a consistent architectural theme or
combination of styles, architectural elements and details. All buildings
shall relate generally to this established architectural theme, including
sign, light posts and other site elements.
C.
All buildings shall be harmoniously related to each
other and to the existing and proposed road networks, as well as to
open spaces and other civic spaces. Linkages to adjacent developments,
including streets and pedestrian ways, are important considerations.
D.
Consideration shall be given to orientation, architectural
style, color and materials, pedestrian linkages, vehicular circulation
and parking, lighting and street furniture.
A.
Village centers are encouraged in MUD projects.
B.
The village center containing the highest density
and mixes of uses may include retail, offices, restaurants and sidewalk
cafes, professional services, residential dwellings above retail shops
and offices, attached and small lot single-family detached dwellings
and civic uses. Other encouraged uses are child-care and nursery facilities,
arts and crafts shops and other civic uses, such as churches, recreation
facilities, post offices and government offices.
C.
The village center should be compact and pedestrian
oriented. The compact character of the village center is achieved
by reduced pavement widths, area and bulk requirements, in terms of
yards and setbacks, distances between buildings and building heights.
D.
A village "square" or "green" is encouraged in MUD
projects.
The parking regulations of Article XXX, and all other regulations of this chapter, where applicable, shall be followed.
