HomeMy WebLinkAbout029331 ORD - 12/13/2011§ 6.8 Mixed Use Overlay District Ordinance
Ordinance amending the Corpus Christi Unified Development
Code by adding a new Section 6.8 entitled, "Mix Use Overlay
District", relating to the use, regulations, and review standards for
mixed use development; Amending conflicting provisions of the
City's Comprehensive Plan; Repealing conflicting ordinances;
Providing for severance, penalties, publication and an effective
date.
WHEREAS, the Corpus Christi Comprehensive Plan recognizes that well-
planned commercial and residential activities in the same or adjacent buildings
may enhance the quality of life in an area by providing needed service activities
and by encouraging pedestrian rather than vehicular movement;
WHEREAS, the Corpus Christi Comprehensive Plan and Area Development
Plans recognize mixed-use development as a preferred alternative and method
of development within areas of the City targeted for infill development and
redevelopment;
WHEREAS, with proper notice to the public, public hearings were held on
Wednesday, August 3, 2011, during meetings of the Planning Commission, and
on Tuesdays, October 11, 2011 and December 13, 2011, during meetings of the
City Council, in the Council Chambers, at City Hall, in the City of Corpus Christi,
during which all interested persons were allowed to appear and be heard;
WHEREAS, the City Council has determined that this amendment to the Unified
Development Code (UDC), would best serve the general welfare of the City and
its citizens by providing a regulatory base for more sustainable communities by
ensuring compatibility in development; maintaining consistency and character;
and ensuring growth in an orderly and desirable manner that will preserve the
public health and safety;
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF CORPUS CHRISTI:
SECTION 1. That the Corpus Christi Unified Development Code is amended by
adding a new Section 6.8 entitled "Mixed -Use Overlay District" to read as follows:
6.8 Mixed -Use Overlay District.
6.8.1 Purpose.
The purpose of the Mixed Use Overlay District is to provide
standards for mixed use development that includes residential uses
to promote compatibility between new and existing development
and ensure that mixed uses compatibly co -exist, and foster a
variety of small, entrepreneurial. and flexible home-based
businesses. Mixed residential uses encourage live, work, shop,
and recreational environments, and more pedestrian -oriented social
and economic neighborhood centers, which are conducive to transit
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Overlay § 6.8 Mixed Use District Page 2 of 24
use and can reduce dependence on automobiles for single -purpose
trips, by locating residents, jobs, hotels, and transit services near
each other.
This Ordinance hereby recognizes Mixed Use as an independent
land use designation to be included within the City's Future Land
Use Map.
6.8.2 Preapplication Conference.
Required. Prior to submitting an application, and site plan review
and approval for a residential mixed use project, the applicant shall
request a "preapplication conference" meeting with the City's
Development Services Department.
6.8.3 Allowances.
A mixed-use development consisting of a single building on a
single lot, or multiple buildings and lots, and incorporating
residential uses, shall be a permitted use in the RM -AT, ON, CR -3,
CN -1, CN -2, CR -1, CR -2, CG -1, CG -2, CI, and CBD Zoning
Districts, when constructed in accordance with the standards of this
Ordinance. Proposed residential mixed use development may not
be appropriate within areas designated as a Naval Air Installation
Compatibility Use Zone (AICUZ), and are not assured approval
upon development review.
6.8.4 Application of Standards.
The standards under this Ordinance shall be applied to all mixed
use development within the City limits that includes a residential
use or uses as follows:
A. Where a conflict exists between the standards of the
underlying district or the UDC and the Mixed -Use Overlay
District standards, the standards established under the
Mixed Use Overlay District Standards Ordinance shall
prevail.
B. The standards provided under this Ordinance may only_ be
applied to mixed-use development that is platted, developed,
and constructed in accordance with this Ordinance.
C. Mixed use development that does not include a residential
use or uses shall not be bound by the standards of this
ordinance.
D. Where a mixed-use develo•ment is constructed under the
standards of this Ordinance, the City's Land Use Maps shall
be changed to designate the property as being utilized for
mixed -uses.
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6.8.5 Development Overview.
Mixed use developments for the purpose of this ordinance consist
of two or more different uses which include a residential use, and
occupy the same or adjacent buildings that are planned together,
and shall be combined in the following manner;
A. Vertically in the same building where separate uses are on
different floors (for instance, retail on the ground floor and
office and/or residential uses on the second and/or third
floors); or
B. Horizontally in multiple buildings where separate uses are
placed next to each other, planned as a unit, (e.g. an
apartment, single or two-family, or multiple -family residential
dwelling building that is adjacent to a neighborhood
commercial business or professional office building) planned
together; or
C. Through a combination of the two (Fig. 6.8.5.C).
Figure 6.8.5.C. Vertical & Horizontal Mixed Use. Commercial use on 1st
floor, residential or office space located "vertically" above. Residential use
"horizontally" adjacent to the commercial or office use.
Second Story Residenrial
Above Ground Floor Commercial
Ground Floor
Residential
Horizontal Mixed -Use
Main Entry Oriented
to Street
D. All floors and uses within a mixed use development must be
constructed in accordance with the City's current Building
and Fire Department Codes.
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E. At least 20% of the total land area within the residential
mixed use project boundaries must be vertical mixed uses,
and whether within a single building or multiple buildings on
a development site, a minimum of 10% of the building or
development shah be non-residential and a minimum of 20%
of the development shall be residential. This percentage
shall be calculated by determining the percent of net acres
devoted to each type of use.
F. The maximum total square footage of a non-residential use
in a non-residential/residential mixed use building may not
exceed 50% of the mixed use building, to ensure an
appropriate scale.
G. Within a vertical mixed use building, the use on the ground
floor shall be a commercial, professional office, civic, tourist,
or religious use, and must be different from a use on an
upper floor or floors; at least one of the floors within a
vertical mixed use building shall contain residential dwelling
unit(s).
H. Within horizontal mixed use buildings the non-residential use
may not occupy more than 50% of the total ground floor area
or frontage of the mixed use building, and at least one of the
uses must be for residential purposes. The division of lots
cannot be used to subvert the 50% residential requirement
for horizontal mixed use.
I. Commercial/office strip malls consisting of contiguous single -
use, single -story structures are not considered a mixed-use
development for the purposes of this Ordinance.
J. Stand-alone big box commercial or warehouse stores are not
permitted within a mixed-use development, unless planned
and constructed as a Planned Unit Development (PUD) that
includes residential uses.
6.8.6 Lot Area and Density Requirements.
The minimum lot area and maximum density permitted within a
mixed-use development shall be based on the requirements of the
zoning district in which the proposed mixed use development is
locate, unless otherwise stated under a Development Concept or
Special Overlay District Ordinance.
6.8.7 Maximum Building Square Footage.
The maximum building square footage requirements for a mixed-
use development shall be the same as the zoning district in which
the proposed mixed use development is locatedt��ith thexc tion
of the minimum building square footage requirements provided for
the residential uses within a mixed-use development, which are
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listed within the Section 6.14.4.A Table, or under a Development
Conceit or_Special Overlay District Ordinance.
6.8.8 Minimum Lot Widths.
A. For proposed horizontal mixed use developments consisting
of non-residential/residential uses, the minimum lot width
shall be 50 feet for the entire mixed use building.
B. For proposed vertical mixed-use developments, the
minimum lot width shall be 25 feet.
C. Mixed Use development consisting of multiple -family
residential uses (where permitted) shall have a minimum lot
width of 50 feet, as listed within Table 6.14.4.A.
6.8.9 Setbacks.
A. "Build -To" Zones. The "build -to" zone shall be defined for
the purposes of this Ordinance, as the front, side, or rear
setback area measured from the property line to the building
facade or "build -to line" (Fig. 6.8.9.A).
Figure 6.8.9.A
CR.
A0I -
-SO 67 m
AS m ID - friba
0
Width Varies
Vehicular Zone
5 Ft. Mist.
i I heti ➢I � .l i.19 l
5 Ft. hAin. Sidewalk Width &
111
Build -To Area
Varies
B. Front Setbacks: Minimum of from 0-10 feet measured from
the property line.
1. Multiple non-residential/residential mixed-use buildings
(including Live -Work units) shall, to the greatest extent
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possible, be "built -to" the property line, or zero "build -to"
line.
2. Multiple Live -Work units designed around a courtyard
are not required to be built—to the zero "build -to" line.
3. In order to establish the "build -to" line for new mixed-
use development where sidewalks are not yet
established, the "build -to" line shall be the property line
and must take into consideration the width of the
sidewalk proposed for the site by the City's Urban
Transportation Plan.
4. The front-yard/"build-to" line for multiple residential
dwelling units that are part of a horizontal mixed-use
development (located adjacent to the nonresidential
portion of the mixed use), may be used and increased
in depth to provide space for privacy, landscaping,
private courtyards, open areas, entryways, and similar
amenities between the property line and the residential
structure(s) (Fig. 6.8.9.B.4).
5. A single residential dwelling unit (listed under Section
6.14 constructed on a single lot, and part of a larger
mixed use project, shall provide a front yard setback
that is located within 0 to 10 feet from the "built -to" line,
as measured from the property line.
Figures 6.8.9.B.4. Courtyards Located Rearward of the "Build -To" Line.
1
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C. Side Setbacks:
1. Multiple Contiguous Attached Buildings. No interior
side yards shall be required, when attached buildings
are constructed in accordance with the adopted City
Building Codes.
2. Multiple, individual, non-contiguous buildings or
detached structures without a constructed firewall shall
require the following:
a. A minimum 4 -foot side yard for single -story
structures, with one additional foot added to each
side yard for each additional story.
b. A 6 -foot minimum eave separation.
c. A minimum 8 -foot separation between building
walls.
3. Side yards abutting a side street shall require a
minimum side yard of 10 feet, which can include the 5
or 10 -foot sidewalk where required.
D. Rear Setbacks: Minimum of 5 feet.
6.8.10 Heights.
Heights for mixed use buildings must follow the same standards
established for the zoning districts for which they are located,
6.8.11 Permitted Non -Residential Uses.
A. Bars. Taverns, Clubs, and Alcoholic Beverage Sales.
1. The proposed development of a mixed-use structure
incorporating a bar, tavern, nightclub. or liquor store in
conjunction with a non -transient (Le. over 30 days of
residency) residential use shall be permitted in the
zoning districts allowing for their use.
2. The proposed development of a mixed-use structure
incorporating a restaurant with alcoholic beverage sales
in conjunction with a residential use is permitted in the
zoning districts where a restaurant with alcoholic
beverage service is permitted.
3. The proposed development of a mixed-use structure
incorporating alcoholic beverage sales or service in
conjunction with a Live -Work unit shall be prohibited in
all zoning districts.
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B. Drive-through windows for any purpose are not permitted
within a mixed use development, unless located behind the
principle structure with access to and from the drive-through
area provided from the rear of the lot.
C. The non-residential uses permitted in each mixed-use
development category are limited to the following uses:
Table 6.8.11.C. Permitted Non -Residential Mixed -Uses.
Adult Day -Care Centers
Art Studios, Artists and Artisans
Bakeries, Patisseries, Chocolates, are allowed when the primary use is
Retail Sales
Banks (drive-throughs see Section 6.8.11(8) above)
Beautician Salons & Barbers (excluding nail care)
Bed & Breakfast Homes (no allowance for special events)
Bicycle Rentals
Boarding, Rooming, Lodge Houses
Cafes and Bistros
Child Care Centers
Civic/Government Office Uses
Community Gardens -Limited Agricultural Uses
Computer Software and Multimedia Related Professionals
Convention or Special Events Centers
ycleaners (drop-off, pick-up only
Farmers Market Retail Stand
Fashion, Graphic, interior and Other Designers
Florist
Funeral Home or Parlor (no crematorium)
Health Spas, Fitness Centers
Home Occupations
Ice Cream Parlors
Laundromats
Liquor Store (except in AT District)
Mail & Packaging Centers
Marina
Medical Offices & Clinics
Museums
_
Neighborhood Market(groceries only)
Neighborhood Pharmacy
Non -Medical Offices
Nutritional Sales
Physical Fitness Gyms, Dance, Martial Arts Studios
Priniinq,Pubiishing, Engraving
Professional Services (including, attorneys, accountants, insurance
sales barbers�#ravel agency, corasultant_firms, engineers, architectural
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firms, and similar uses)
Real Estate Offices
Recreational Centers (Indoors, including arcades)
Recreational Centers (Outdoors, miniature golf, sports fields,
amusement piers)
Repair & Sales/Services, conducted entirely within a building;
(television, computer, plumbing, locksmith, shoe repair, but not
including auto repair, detailing, tire service, auto body painting, home
apliance repair, or similar uses)
Restaurants, Food & Beverage Service, (sit-down or take-out services
permitted, without alcohol service)
Restaurants, Food & Beverage Service, (sit-down or take-out services
with alcohol service permitted in districts allowing for the use)
Retail Sales (including Boutiques, Delicatessens, Video/Game
Rentals, Musical Instrument Sales/Repair, Fruits & Vegetables Sales,
Automotive Parts (no service of vehicles or bays onsite), Crafts,
Hardware, Home Decor, News & Books, Jewelry/Repair & Sales,
Paint, Sporting Goods, Optical, Office Supplies, Greeting Cards,
Antiques)
Schools
School Tutoring Services
Senior Activity Centers
Senior Assisted Living
Tailor/Seamstress/Dressmaking
Utility Offices (no outdoor storage,
Veterinary Clinics (no outside runs)
6.8.12 Required Open Space.
Mixed-use projects located in the RS -6, RS -4.5 RS-TH RS -TF
RM -1, RM -2, RM -3, RM -AT, ON, CN -1, CN -2 CR -1, CR -2, CG -1,
CG -2, CI, and CBD Zoning Districts must provide open space
equaling a minimum of 16% of the combined floor area of all
residential units.
A. Outdoor Open Space. Half of the open space required
shall be provided as passive or active recreation outdoor
open space (plaza, courtyard, roof -top terrace, or similar
space (Figs. 6.8.12.A).
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Figures 6.8.12.A. Common Courtyards as 0
Aral
Page 10 of 24
The square footage of balconies, porches and patios, or
terraced and landscaped rooftops, may count toward
half of the outdoor open space requirement, provided
that;
a. The space provided is oriented to the household
use.
b. The space provided is sufficient space for the
enjoyment of the occupants.
c. The space provided is either useable by all the
residents of the building or is provided for each
residential unit in the structure.
2. Outdoor pedestrian -oriented open space for projects
must include:
a. Visual and pedestrian access (including barrier -
free access) to the abutting structures from the
public right-of-way or a non -vehicular courtyard.
b. On-site or building mounted lighting, providing at
least 0.6 foot-candles (average) on the ground in
accordance with the lighting standards of the
Illuminating Engineering Society of North
America's (IESNA) "Guideline for Security Lighting
for People, Property, and Public Spaces".
c. Outdoor pedestrian -oriented space shall not
include asphalt or gravel pavement, adjacent
unscreened parking lots or chain Zink fences,
adjacent "blank walls", adjacent dumpsters,
outdoor storage or retail sales that do not
contribute to the pedestrian environment.
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d. The adaptive reuse of an existing building may not
be required to meet the 10% open space
requirement, see Section 7.12.7 of the Adaptive
Reuse Ordinance.
e. Paved walking surfaces provided shall consist of
either concrete, pervious concrete or asphalt,
porous pavers, or other approved unit of paving, in
areas intended for foot traffic, made fully
accessible under the requirements of the
Americans with Disability Act (ADA) standards.
f. Seating provided shall measure at least 3 feet in
length (bench, ledge, planter walls, fixed or
individual street furniture, etc.), or one individual
seat per 60 square feet of plaza area or open
space.
a, Roof -top terrace areas provided as open space
may not include service areas, outdoor storage or
retail sales areas.
h. Landscaping provided to enhance the area shall
provide at least 30% of a plaza or courtyard
shaded by a structure or tree canopy coverage (at
10 years after planting), the shade landscaping
points provided may be doubled when counted
toward the required landscaping points onsite.
Half of the 10% open space requirement may be
met for the mixed-use development where the
development is connected to an improved public
park located within 1,300 feet of the mixed-use
building, by a continuous sidewalk.
B.Indoor Open Space. Half of the 10% Doan space required
must be provided inside the mixed use project and may
include the following:
1. Indoor swimming pools.
2. Gymnasiums or fitness rooms.
3. Landscaped indoor atriums or courtyard areas with
seating (e.g. as seen in many Omni Hotels).
4. Community recreational space.
C. Within the downtown and uptown CR -1, CI, and CBD
Districts, the square footage of outdoor swimming pools may
be counted toward the outdoor open space requirement.
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6.8.13 Building Orientation, Massing, and Facade Appearance.
A. All properties with frontage on public and private streets shall
upon development of a mixed use building have the building
or buildings facing the public street.
B. Building facades may "step back" on the upper floors to
reduce the bulk (Figs. 6.8.13.B).
Figures 6.8.13.B. Buildings "step -back" on the upper floors.
out
C.
Each sequential building or block of new construction shall
attempt to contain a unique building facade (e.q. contrasting
building materials or textures, variations in rooflines along a
single block face, variations in color, etc.) so as to
encourage architectural variety within large projects with
multiple buildings (Fig. 6.8.13.C).
Figure 6.8.13.C.
D. For every 100 feet of building facade length, the building
shall incorporate modulated and articulated buildin wail
planes through use of projections, recesses and reveals
expressing structural bays, changes in color or graphical
patterns, changes jti texture, additional display windows or
changes in building material.
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E. No permanently installed burglar bars shall be visible from
any public street. The ground floor portion of a mixed use
building may install fully retractable metal security screening
or storm shutters that secure windows and doors when the
nonresidential portion of the mixed use building is not open
for business, and must not be visible during business hours.
(See Section 6.13.1(E)(5), Figs. 8-11).
F. With the exception of (E) above, the adaptive reuse of a
historical structure is exempt from the remaining
requirements of this section (6.8.13).
6.8.14 Building Entrances.
A. Building entrances may include entrances to individual units,
lobby entrances, entrances oriented to pedestrian plazas, or
breezeway/courtyard entrances to a cluster of spaces.
B. On corner Tots, buildings and their entrances shall be
oriented to the street corner as feasible (Figs. 6.8.14.B)•
however the Adaptive Reuse of a historical structure shall be
exempt from this requirement.
Figures 6.8.14.B.
ill
1v/AR`q ,
E. Alternatively a building entrance may be located away from
the corner when the building corner is beveled or
incor orates other detailin to reduce the an ular
appearance of the building at the street corner.
D. A building may have an entrance facing a side yard when a
direct pedestrian walkwaprovided between the building
entrance and the street right-of-way.
E. Every dwelling unit with a front facade facing the street in a
pedestrian retail or storefront area, if provided, shall to the
maximum extent possible have its primary entrance face the
street.
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6.8.15
F. Prominent, visible, illuminated, and safe entrances shall be
provided that lead to upper floor residential and ground floor
commercial.
G. The primary public entry to the building shall be clearly
defined, and building entrances shall incorporate elements
that provide shade from the sun and weather protection for
pedestrians, through the use of awnings, arcades, porticos,
or marquees which shall be a permitted use for all mixed-use
development through a Use Privilege Agreement with the
City.
Streetscape Zone.
A Streetscape Zone in accordance with the standards of Section
6.13 shall be provided for all mixed-use projects located on an
Arterial or Collector Street.
6.8.16 Access and Driveways.
A. Access to parking areas shall be provided from the rear or
side of the mixed-use building, unless the mixed-use building
is part of an Adaptive Re -use project in which case the
standards of Section 7.12 shall apply.
B. All other access drive dimensions for the lot or development
must be in compliance with the City of Corpus Christi's
Manual of Driveway Design and Construction Standards.
C. Mid -Block Pedestrian Pass-throughs.
1. Where a proposed large-scale Mixed Use Special
Overlay development project includes coverage of a
block area of 400 linear feet or more, a mid -block
pedestrian pass-through or galleria shall be provided
(Figs. 6.8.16.C.1).
Fi ures 6.8.16.C.1. Pedestrian Pass-Throu
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2. The pass-through shall be lighted and designed to be
safe and visually interesting for pedestrians,
incorporating such features as display windows or
artwork.
3. Mid -block pedestrian pass-throughs must be designed
so they cannot be enclosed or locked.
4. The pedestrian pass-through can be used to connect
separate buildings, or !ink customer parking located
behind buildings to the front of buildings.
6.8.17 Parking.
The requirements of this Section supersede the parking
requirements of Section 7.2 "Off -Street Parking, Loading and
Stacking" regulations of the City's Unified Development Code.,
however, all other requirements of Section 7.2 shall apply.
A. All new off-street parking lot areas must be oriented to a
side- or rear -yard (Fig. 6.8.17.A).
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§ 6.8 Mixed Use Overlay District
Figure 6.8.17.A
(a)
Pedestrian -Oriented Street.
GOOD
(b)
Pedestrlan•Odented Street
ACCEPTABLE
he- Street
Page 16 of 24
(c)
Pedestrian -Oriented Street
UNACCEPTABLE
B. New parking lot areas cannot be located on a corner lot
fronting a pedestrian -oriented street.
C. New parking lot areas may not be located between a
pedestrian -oriented street (i.e. Streetscape Zone, Freeway
Arterial, or Collector Street) and the primary buildinq.
D. Parking lot areas on adioining neighborhood commercial lots
shall be connected, whenever practicable.
E. Landscape screening is required between a side yard
parking lot and a pedestrian sidewalk (Fig. 15 (b) above),
unless located adiacent to an alley, or located behind the
principal building (Fig. 15(a) above), and must include shade
trees acceptable under the City's Landscaping Ordinance.
F. Rear Parking Allowance. Parking for non-residential uses
fronting a Freeway, or Arterial right-of-way shall make every
attempt to locate the new required parking spaces behind
the rear facade of the principal building (Figs.6.8.17.F).
Figures 6.8.17.F.
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Page 17 of 24
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Approx. 00,000 act.ry_
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'2—
Cash Rugistors
Customer
I] Parking i
r
Street
. J
Liner: Retail
1 1 b
1
Liner Retail
i r r
= =l -
Customer
Parking
Big Box
Approx813,060 sq, -It
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Alternative plans of a large format store using linear retail to improve its interface with street
1. Off-street surface parking areas constructed and
located behind the principal buildings which are
screened from the view of the Freeway or Arterial
Street by the principal building shall be exempt from the
parking lot landscape screening requirements of the
City's Landscaping Ordinance, except along the rear
property line when a residential develo merit is located
across a street or abuts the rear parking lot.
2. For every parking space provided behind a principal
building fronting a Freeway or Arterial right-of-way, one
parking space may be deducted from the total minimum
number of parking spaces required onsite for the use
(1:2 ratio, one rear parking space provided for every
two spaces required onsite).
3. Where parking is provided behind the principal
structure on Freeways or Arterial Streets, the front yard
setback for the business or office may be reduced to a
minimum of 10 feet, regardless of the requirements for
the district in which it is located erovided that the front
10 -foot yard of the business or office is supplied with a
10 -foot pedestrian -friendly sidewalk.
4. All parking areas provided behind the -principal use
must be provided with safety lighting, in accordance
with the lighting standards of the Illuminating
Engineering Society of North America's (IESNA)
"Guideline for Security Lighting for People, Property,
and Public Spaces" and shall be shielded.
G. At a minimum, the following parking shall be provided for a
mixed use development:
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1. Parking for medical, non-medical, retail, commercial, or
professional office space shall be in accordance with
the parking requirements of Section 7.2.2.D
2. Townhomes, brownstones, duplexes, live/work units
and each apartment within a mixed-use building shall
require a minimum of one off-street parking space per
dwelling unit, with a maximum of two off-street parking
spaces per unit, unless other requirements are provided
under a Special Overlay District or other Development
Concept Overlay District.
H. Parking Garage Structures. Where off-street parking
facilities in above -grade structures are proposed within a
Mixed Use Special Overlay development, the above grade
structures shall comply with the following standards:
1. Where above -ground parking structures must front on
an Arterial or Collector retail or commercial street, a
continuous street -fronting ground level commercial,
office, or institutional spaces and uses shall be
provided, except at ingress and egress points into the
structure and any required ventilation (Fig. 6.8.17.H.1).
Figure 6.8.17.H.1.
PARKING DECK
2. Parking structures shall be visually similar in character
and scale to adjacent buildings.
3. Except on sides abutting an alley or Collector Street, all
floors above the ground floor of the parking structure
shall have architecturally articulated facades designed
to screen the view of parked cars (Fig. 6.8.17.1.3), or
be designed as an enclosed structure above and along
the retail, commercial, or professional office Arterial
frontage.
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§ 6.8 Mixed Use Overlay District
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Figure 6.8.17.H.3.
4. Design of Entries/Access. Vehicle entries to off-street
parking structures shall be oriented away from the
primary Arterial Street frontage.
6.8.18 Loading Areas.
Loading and service areas shall be located in interior side yards or
rear yards only. The number of loading spaces required for a
mixed use development shall be based on the square footage of
the Commercial or Professional Office use alone and in accordance
with the standards of Section 7.2.
. 6.8.19 Servicing and Solid Waste Collection.
In order to preserve the pedestrian orientation of the storefront or
pedestrian retail area, all servicing, loading, and solid waste
collection shall take place off-street away from pedestrian
walkways, generally in dumpsters or individual receptacles provided
in an alley, or rear access drive, and shall not be directly viewed
from a public sidewalk. Solid waste containers located within direct
view of a public sidewalk may require screening or relocation.
Screening_structures shall be designed so the it complement and
blend with the design of the main building. All trash receptacles
and areas shall follow the standards of Sections 7.10.2 and 7.10.3.
6.8.20 Fencing.
A. Prominent facades on street-facin units may not be
concealed behind high walls, solid fencingk or privacy fences
that provide less than 50% transparency, forward of the front
facade of the building (Figs. 6.8.20.A).
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§ 6.8 Mixed Use overlay District
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B. Residential units consisting of courtyards and entrances
located rearward of the "build -to" line may not be concealed
behind high walls, solid fencing, or privacy fences that provide
less than 50% transparency (Fig. 6.8.20.B).
Figure 6.8.20.B.
C. Lower solid fencing, solid landscaping, and walls not
exceeding 4 feet in height, or decorative iron fences no greater
than 7 feet in height are acceptable (Fig. 6.8.20.C).
Fi•ure 6.8.20.C.
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6.8.21 Accessory Structures.
A. Accessory dwelling units are not permitted within a mixed-
use development.
B. Detached or attached garages are permitted for residential
uses, provided the footprint square footage of the garage is
included in the total square footage of the lot and does not
impose upon the open space requirements of the underlying
Zoning District or the requirements of Section 6.8.12 where
required.
C. Common garages are permitted and encouraged in a mixed-
use development and the footprint square footage of the
garage must be included in the total square footage of the lot
and must not exceed the open space requirement of the
underlying Zoning District or the requirements of Section
6.8.12 where required.
D. All accessory structures permitted within the applicable
Zoning District shall be permitted within a mixed-use
development, with the exception of billboards, off -premise
signs, and telecommunication facilities/structures.
6.8.22 Application Requirements.
In addition to the requirements that generally apply to development
applications, the applicant for mixed use development shall also
provide the following information when submitting a site plan for the
development:
1. Pedestrian connection plan (sidewalk dimensions).
2. Streetscape improvements dimensions, and additions where
required.
3. A plan for any revision of the interior circulation.
4. Landscaping plan.
5. Open space locations and calculations.
6. Density and building dimension calculations.
7. Labeling of residential commercial, professional office, and
Live -Work units where applied.
8. The locations of ail setbacks.
9. Lighting plan.
10. Signage Plan.
6.8.23 Procedures and Criteria for Alternative Compliance.
Alternative compliance is a procedure that allows development to
occur where the intent of the Unified Development Code and the
design standards for mixed use are met through an alternative
desJgn. It is not a general waiver of regulations. Rather, it permits
a site-specific plan to incorporate an alternative design that is equal
to or better than the strict application of a design standard in
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§ 6.8 Mixed Use Overlay District Page 22 of 24
meeting the intent of both the zoning district and the applicable
standard.
If a concept plan or development plan is to include a request for
approval of alternative compliance, a pre -submittal conference is
required to determine the preliminary response from the City's
Development Services Department ACM or designee. Based on
that response, the application for a conceptual plan or development
plan shall include sufficient explanation and justification, in both
written and graphic form, for the alternative compliance requested.
A request for approval of alternative compliance may include
proposed alternatives to one or more design standards. To grant a
request for alternative compliance the following criteria must be
met:
1. The proposed alternative achieves the intent of the subject
design standard to the same or better degree than the subject
standard.
2. The proposed alternative achieves the mixed-use goals and
policies in the Mixed -Use Overlay District Ordinance to the
same or better degree than the subject standard.
3. The proposed alternative results and how they benefit the
community and how they are equivalent to or better than,
compliance with the subject design standard.
Alternative compliance shall apply to the specific site for which it is
requested and does not establish a precedent for assured approval
of other requests, or the entire development plan, or future
developments.
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§ 6.8 Mixed Use Overlay District Page 23 of 24
SECTION 2. That the UDC and corresponding Zoning Map of the City of Corpus
Christi, Texas, effective July 1, 2011, as amended from time to time, except as
changed by this ordinance and any other ordinances adopted on this date,
remain in full force and effect.
SECTION 3. That to the extent that this amendment to the UDC represents a
deviation from the Comprehensive Plan, the Comprehensive Plan is amended to
conform to the UDC, as amended by this ordinance.
SECTION 4. That all ordinances or parts of ordinances in conflict with this
ordinance are hereby expressly repealed.
SECTION 5. If for any reason any section, paragraph, subdivision, clause,
phrase, word or provision of this ordinance shall be held invalid or
unconstitutional by final judgment of a court of competent jurisdiction, it may not
affect any other section, paragraph, subdivision, clause, phrase, word or
provision of this ordinance, for it is the definite intent of this City Council that
every section, paragraph, subdivision, clause, phrase, word or provision hereof
be given full force and effect for its purpose.
SECTION 6. A violation of this ordinance or requirements implemented under
this ordinance constitutes an offense punishable as provided in Section 1.10.1
and/or Article 10 of the UDC.
SECTION 7. That publication shall be made in the official publication of the City
of Corpus Christi as required by the City Charter of the City of Corpus Christi.
SECTION 8. This Ordinance shall take effect upon and after publication of this
Ordinance.
Signatures on next page.
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§ 6.8 Mixed Use Overlay District
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That the foregoing ordinance was read f r the first time and passed to its second
reading on this the ti day of , 20 is , by the following vote:
Joe Adame
Chris Adler
Larry Elizondo, Sr.
Kevin Kieschnick
Priscilla Leal
That the for
this the
David Loeb
John E. Marez
Nelda Martinez
Mark Scott
oing ordin ce wa read for the second time and passed finally on
qday of �. 201L, by the following vote:
Joe Adame
Chris Adler
Larry Elizondo, Sr.
Kevin Kieschnick
Priscilla Leal
PASSED AND APPROVED this the
ATTEST:
Armando Chapa
City Secretary
David Loeb
John E. Marez
Nelda Martinez
Mark Scott
I� day of CS , 20 i t.
Joe A me
Mayor
APPROVED as to form only: this the ay of / '/01,el'k 20 /?
For Carlos Valdez, City Attorney
borah Walther Brow
ssistant City Attorney
EFFECTIVE DATE
029331
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PUBLISHER'S AFFIDAVIT
State of Texas } CITY OF CORPUS CHRISTI
County of Nueces } Ad # 5984228
PO #
Before me, the undersigned, a Notary Public, this day personally came
GEORGIA LAWSON, who being first duly sworn, according to law, says that she
is LEGAL SALES REPRESENTITIVE AND EMPLOYEE OF THE PUBLISHER,
namely, the Corpus Christi Caller -Times, a daily newspaper published at
Corpus Christi in said City and State, generally circulated in Aransas, Bee,
Brooks, Duval, Jim Hogg, Jim Wells, Kleberg, Live Oak, Nueces, Refugio, and
San Patricio, Counties, and that the publication of, NOTICE OF PASSAGE OF
ORDINANCE(S) 029329 which the annexed is a true copy, was inserted in the
Corpus Christi Caller -Times on the 12/19/2011, 12/19/2011.
$ 425.58
2Time(s)
LEGAL SALES REPRESENTIVE
On this 1+1(1 day of FM( ulaq , 2012 I certify that the attached document
is a true and an exact copy madYby publisher.
MICHELLE JOYCE CABRERA
My Commission Expires
March 19, 2016
Notary Public, State of Texas
CALLER TIMES cc: December 19, 2011 a: 5E
Legal Natices 11.10
NOTICE OF ;'
PASSAGE OF
ORDINANCE(S)
029329, .Atnendiing
the Corpus Christi
Unified Development
Code by' ° adding a
new Section 6.6. enti-
tled, "Development
Concept and Special
Overlay Zoning
Districts",:relating to
the establishment
and use of, specific
development concept
overlays and special
overlay zoning'dis-
tricts; .02933.0.,
Amending the Cor-
pus Christi Unified
Development Code
by adding a new Sec-
tion 6.7. entitled,
"Clustered Develop-
ment Overlay Zoning
District", relating to
the use, regulations,
and review standards
for clustered develop-
ment; `:'02933. ,
Amending the Cor-
pus Christi Unified
Development Code
by adding a new. Sec-
tion 6.6. entitled, "Mix
Use Overlay District",
relating to the use,
regulations, and re-
view standards for
mixed .use develop
m"ent; 029332,
Amending the Cor-
pus Christi Unified
Development' Code
by adding a new Sec-
tion 6,1 1.:entitled,
"Uptown -Downtown
Mixed -Use (MUS)
Special Overlay
District"; relating to
the establishment of
a mixed-use special
overlay district pro-
moting mixed-use
development within
the. .uptown and
downtown areas of
the City; 029333,
Amending the Cor-
pus Christi Unified
Development Code
by adding a new Sec-
tion 6.12. entitled,
Target Area Rede-
velopment Special
(TARS) Overlay
District", relating to
the use, regulations,.
and review standards
promoting infill ,and
redevelopment: of
designated targeted
areas within the City
limits; 0.29334,`
Amending the Cor-
pus Christi Unified_
Development Code
by adding' a new Sec-
tion 6.13. erftitl'd,
"Streetscape Zone
Standards", relating
to the use,: regula-
tions and review
standards. for crea-
tion of streetscape
zones; 029335,
Amending the Cor-
pus Christi Unified
Development Code
by adding a new Sec-
tion
ection6.14. entitled,
"Alternative: Housing
Options", relating to.
the use, regulations
and review standards
for alternative hous-
ing options;
ousing:options;: 429338,
Amending the Cor-
pus Christi Unified
Development Code
by adding. anew Sec-
tion 7.11, entitled'
"Neighborhood
Mixed -Use (NMU)
Development
Standards", relating
to the use,.•regula-
,tions and review
1standards,for resit-
dential mixed-use
Idevelopment;.
029337, Amending
the Corpus Christi
Unified Development
Code by adding a
new Section 7.12.
entitled, "Adaptive
Reuse Development.
Standards", relating
to the ;use, regula-
tions. and review
standards for Adap-
tive Reuse and
redevelopment of ex-
isting and historical
structures; amending
conflicting provisions
of; the City's Compre-
hensive Plan;:.
repealing conflicting
ordinances; providing
for penalties, and an
effective date. These
ordinances. were
passed & approved
• on Dec, 13, 2011.
/sl Armando Chapa
City Secretary