05-15-14 Regular Meeting of the Planning and Zoning Commission

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Comment: Floor area limits are proposed in the model ordinance to help ensure that allowed commercial uses would be geared toward a neighborhood market area. Some local ordinances impose much more restrictive floor area limits in neighborhood-oriented districts. The limit proposed in this model ordinance would accommodate a modern drug store. If floor area limits are employed, the standards should not be so restrictive as to hamper the economic viability of the district. 105. Indoor/Outdoor Operations All permitted uses in the CX1 district must be conducted within completely enclosed buildings unless otherwise expressly authorized. This requirement does not apply to off-street parking or loading areas, automated teller machines, or outdoor seating areas. 106.Floor-to-Floor Heights and Floor Area of Ground-floor Space (1) All commercial floor space providedon the ground floor of a mixed-use building must have a minimum floor-to-ceiling height of \[11\] feet. (2) All commercial floor space provided on the ground floor of a mixed-use building must contain the following minimum floor area: (a) 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 (b) at least 20 percent of the lot area on lots with \[50\] feet of street frontage or more. Comment: In areas with strong residential real estate markets, ground-floor space is sometimes viewed as an afterthought, particularly when developed by those with a poor understanding of mixed-use development. These types of provisions can help ensure that ground-floor space will meet the needs of future retailers and not sit vacant for years after upper-floor residential units have been leased or sold. 107.Lot Area per Unit (Density) The minimum lot area per dwelling unit shall be \[1,000\] square feet for mixed-use buildings and \[1,500\] square feet for all other buildings. Comment: If mixed-use buildings are desired, such buildings should be rewarded with more flexible development standards. The model ordinance allows higher residential densities in mixed-use buildings than it does in single-use buildings. 108. Floor AreaRatio The maximum FAR shall be \[2.0\] for mixed-usebuildings and \[1.25\] for all other buildings. Comment: To encourage mixed-use buildings, the model ordinance allows higher FARs for mixed-use projects. Sec.4.1 Model Mixed-Use ZoningDistrict Ordinance 4 Model Smart Land Development Regulations Interim PAS Report©American PlanningAssociation, March 2006