Sec. 55-564. - Site development standards and guidelines.
All projects in an MU district are subject to the following site development standards and guidelines.
(a) Urban design standards. Each project located on a site or lot in an MU district shall comply with the urban design standards set forth at the following sections:
(1) Sidewalk areas. Article XXII (urban design), section 55-924.
(2) Build-to/set-back lines and zones. Article XXII (urban design), section 55-925.
(3) Ground-level transparency. Article XXII (urban design), section 55-926.
(4) Screening of service areas. Article XXII (urban design), section 55-927.
(5) Green parking areas. Article XXII (urban design), section 55-928.
(6) Parking structures. Article XXII (urban design), section 55-929.
(7) Site and building access. Article XXII (urban design), section 55-930(a) and (b).
(8) Neighborhood connectivity. Article XXII (urban design), section 55-931.
(9) Location of utilities. Article XXII (urban design), section 55-932.
(10) Signs. Article XXII (urban design), section 55-933.
(11) Retaining walls; landscape berms. Article XXII (urban design), section 55-934.
(b) Building design guidelines. All projects in an MU district are subject to the following building design guidelines:
(1) Building design guidelines. Article XXII (urban design), section 55-935.
(c) Mixing of uses. All projects in an MU district shall include a mix of uses in accordance with the following provisions:
(1) Office. At least ten percent of the aggregate area of any MU district shall be used for office uses. "Office" shall mean a building designed and constructed to provide for office occupancy only. Such buildings shall be characterized by a single primary entrance, a central lobby serving as access to tenant suites, and when appropriate, multiple stories or include other design characteristics that differentiates it from typical in-line retail or other non-office use buildings. Commercial uses shall be allowed as incidental uses within the area set aside for office uses only if located within multi-story buildings.
Alternative compliance.
a. This requirement can be met by agreement between individual mixed-use districts at an intersection. Existing office developments at an intersection in excess of the ten percent requirement can be credited to adjacent mixed-use developments at the intersection to help meet the ten percent minimum requirement, provided the total minimum percentage of land devoted to office use is at least ten percent of the area of the combined developments.
b. In the event that the project provides for at least one multi-story, multi-use building, a lower percentage of office uses will be allowed. In such cases, the multi-story, multi-use building must contain a total square footage equal to one-eighth of the otherwise required ten percent office site area.
c. The required office use may be exchanged for approved residential uses by a factor of no less than two. For example, one acre of office use shall equal no less than two acres of residential use. Any residential use provided under this section shall contribute toward the pedestrian open space requirement of subsection 55-564(e) and comply with the build-to/set-back requirements for an internal main street.
(2) Fast food. No more than 12 percent of the aggregate area of any MU district may be used for free-standing fast food restaurants.
Alternative compliance.
a. This requirement can be met by agreement between individual mixed-use districts at an intersection. Existing developments with less than 12 percent of their land devoted to free-standing fast food restaurants can be aggregated with adjacent mixed-use developments at an intersection to allow for additional free-standing fast food restaurants in the adjacent developments, provided the total percentage of land devoted to this use does not exceed 12 percent of the area of the combined developments. In no event shall the land devoted to free-standing fast food restaurants at any one corner exceed 18 percent.
(3) Convenience storage. No more than ten percent of the aggregate area of any MU district may be used for a convenience storage use pursuant to the requirements of section 55-561 concerning mixed use districts and subsection 55-765(e) concerning supplemental use regulations for convenience storage.
(4) Residential uses. Lots with approved residential uses shall have direct access to a public or private street system with a maximum block length of 600 feet and developed to standards for an internal main street within MU districts. Private streets shall be designed to city standards and may be located in an outlot.
(d) Circulation systems. In addition to the sidewalk area requirements of article XXII (Urban Design), section 55-924, all projects in an MU district shall comply with the following standards related to pedestrian systems:
(1) Projects shall be designed for pedestrians as well as automobiles and include a system of streets consisting of internal main streets, internal streets or access drives pursuant to section 55-32.
(2) Projects shall include a system of sidewalks and pedestrian pathways providing for clear and direct connections between the entrances of all buildings and adjacent developments, including, without limitation, residential developments.
(3) Buildings located on lots adjacent to perimeter streets must have access to both the perimeter and internal sidewalk system.
(4) Internal main street and internal street intersections shall be designed to facilitate pedestrian movement. Corner nodes or similar devices shall be used to define on-street parking areas and to limit the width of pedestrian crossings to be the same as the width of the traveled lanes. Pedestrian crossings shall be distinguished from other driving surfaces through the use of paving materials such as brick or colored concrete pavers or equivalent.
(5) Uses which include drive through operations shall be designed in such a way as not to inhibit, block or restrict the pedestrian network within the development and primary pedestrian access to any building. Specifically, stacking space for vehicles must be sufficient so that vehicles waiting in line will not block sidewalks. Driveway crossings of areas designated as pedestrian plazas will also not be allowed.
(6) Lots abutting an internal street shall be limited to one unshared access from any internal street system.
(7) Internal main streets and internal streets shall not exceed 25 feet in width, except where additional width is provided to accommodate on-street parking or where the internal main street or internal street connects to an arterial street, or where turning movements are needed and are approved by the public works department.
(8) Traffic calming techniques such as on-street parking, corner nodes and bollards shall be utilized, where appropriate.
(9) Projects located adjacent to parks and trails shall make pedestrian connections to such parks and trails.
(10) Off-street bicycle parking shall be provided in accordance with section 55-745.
(11) Documentation shall be obtained from Metro Area Transit indicating whether a bus service is required for the project and, if so, how that bus service will be accommodated.
(12) Exceptions to pedestrian system standards: In cases where sites present exceptionally difficult terrain, site configuration or similar problems, alternative pedestrian systems will be considered provided such systems meet the intent of the circulation system standards outlined in this section (subsection 55-564(d)).
(e) Pedestrian oriented open spaces. Each MU district shall include a minimum amount of usable outdoor open space that is designed primarily as an enhancement of the pedestrian environment. Such usable outdoor open space(s) shall equal no less than three percent of the total lot area for each district and shall not include open space otherwise required by the zoning code such as landscaping or sidewalks. Such spaces shall be made available for public use and may be located in the public right-of-way, private property or an outlot and shall be described in a detailed exhibit that identifies all design elements, landscaping and contributing area. This requirement may be satisfied by one or a combination of the following design features.
(1) A pedestrian oriented streetscape serving any allowed use and conforming to the build-to/set-back requirements for an internal Main Street within MU districts.
(2) Dedicated pedestrian pathways in addition to required sidewalks pursuant to section 55-924. Such pathways shall be a minimum of seven feet wide and may connect adjacent residential neighborhoods to the district, provide pedestrian connectivity through parking lots or provide trails through natural areas or other similar non-vehicular pathways. Pedestrian pathways shall have at least six feet of open space/maintained landscaping on either side of the pathway.
(3) Enhancements to street sidewalk areas that exceed the minimum dimensions of section 55-924 and include pedestrian scaled street lights per the city's urban design standards.
(4) Enhancements to building sidewalk area that exceeds the minimum dimensions of subsection 55-935(d)(8). Such area shall be no less than 25 feet wide and designed as a pedestrian oriented space as defined in subsection 55-925(a)(1)a.
(5) Enhancements to transit stop areas exceeding the minimum standard practice.
(6) Other design features considered part of the pedestrian network and approved through the special use permit process.
(7) A public plaza. Such area shall for pedestrian use only, be framed on three sides including no less than two building elevations, designed as a pedestrian oriented space as defined in subsection 55-925(a)(1)a. and is connected to pedestrian network of the district and surrounding area.
(8) A town square.
(9) A park-like area.
(10) A playground or similar recreational feature.
(11) A performance stage/amphitheater.
(12) Access to natural environment areas, lakes, streams or similar natural areas.
(13) Storm water detention basins designed as park-like areas with pedestrian amenities and access.
(14) Other design features considered a pedestrian place and approved through the special use permit process.
(f) Baseline location(s). The baseline for determining building location along internal main streets or internal streets shall be the property line but shall not be less than the minimum distance to accommodate sidewalks pursuant to section 55-924.
(1) Adjustments to the baseline. The baseline location and/or its geometry may be adjusted to accommodate one or more of the following conditions, provided that at minimum it shall be located so as to provide for the sidewalk requirements in section 55-924 and shall be approved by the planning director:
a. To accommodate irregular, non-parallel or unusual street alignment.
b. To accommodate irregular or unusual property lines.
c. To accommodate irregular or unusual building placement.
d. To provide for future street improvements.
e. To provide for acceleration, deceleration or turn lanes.
f. To provide for on-street parking.
g. To provide for a dedicated and permanent public amenity such as public art or a plaza.
(g) Green corners. All projects in an MU district located at the intersection of arterial streets shall provide a landscaped area at the intersection which shall extend approximately equal distances along each arterial street. The landscaped area shall be framed by adjacent buildings, structures or landscaping.
(1) Minimum area. The amount of landscaped area required at each corner shall be 5,000 square feet/quadrant, with a maximum dimension along each street of 80 feet measured along the property line.
(2) Clear area. A minimum of 40 percent of each green corner shall be included within a "clear area" where plant materials must be less than 30 inches in height. The 40 percent clear area shall include a "sight triangle" that extends a minimum dimension along each arterial street of 35 feet measured along the property line.
(3) Permitted sign locations and types. One business center sign in addition to those described in subsection 55-933(c) shall be permitted to be located adjacent to green corners only as shown on Figure 55-564(1), and shall not be permitted within the area of the green corner. Business center signs adjacent to green corners shall be monument signs no more than six feet in height as measured from average grade to the highest point of the sign structure, including any structural elements of the sign such as pillars or posts and shall contain no tenant advertising. All signs shall be constructed of masonry materials and have a masonry base. Internally illuminated signs are not allowed. This additional business center sign will not be allowed when a business center sign described in subsection 55-933(c) is located within 50 feet of the green corner.
(4) Building setbacks. There shall be no required minimum building setback from a green corner.
(5) Landscaping. Green corners shall be landscaped using a combination of over story and under story trees, shrubs and annual and perennial flowers to frame the green corner and define the edges of the green corner that are opposite the streets. Landscaping shall be arranged to preserve the 40 percent clear area required by subsection 55-564(f)(2), above. The minimum number of over story and under story trees shall be one tree for every 1,000 square feet of green corner.
(6) Grade separated intersections. Alternative designs that meet the size requirement and intent of the green corner regulations will be considered on a case by case basis for projects in MU districts that abut grade separated intersections. Developments that abut grade separated intersections will be allowed to arrange for the placement of an equivalent amount of landscaping at the public right-of-way provided the developer of the project reaches an agreement with the Nebraska Department of Roads and obtains the approval of the public works department.
(7) Notwithstanding anything contained in subsection (f)(1) through (6), an off-premises sign which is both existing and legally conforming immediately prior to the effective date of adoption of an MU district for the property on which such sign is located (provided, that the MU district is first made applicable to that property on some date after the effective date of this subsection (f)), shall continue to be deemed legally conforming, so long as it continues to comply with all other applicable provisions of this Code.
See Figure 55-564(2), Green Corner.
(h) Stormwater detention areas. Areas in any project in an MU district required for stormwater detention shall be designed as visually appealing open space.
(1) Stormwater detention areas that are steep-walled, pit-like and require fencing for safety shall be screened from view with landscaping, berms, solid fencing or some combination of these features so that the detention area is not casually visible from adjacent plazas, open space, roadways or parking lots as shall any detention area steep enough to require a fence around the majority of the basin.
(2) Stormwater detention areas with engineered slopes greater than 3:1 shall be heavily landscaped.
(3) This section does not prohibit use of underground detention areas.
[image omitted; see the official code]
Figure 55-564(1)
(Code 1980, § 55-564; Ord. No. 37810, § 1, 8-14-07; Ord. No. 38907, § 1, 12-21-10; Ord. No. 39358, § 1, 6-19-12; Ord. No. 42341, § 7, 10-27-20)
