§ 30.48.760. Mixed Use Overlay Subdistricts.

a.

The Mixed Use Overlay District consists of four distinct subdistricts, MUD-1, MUD-2, MUD-3, and MUD-4, which are identified on the Overlay map (Appendix G, Map 15a) and summarized below. Each subdistrict has specific development standards and design criteria intended to promote community goals and objectives, including intensity and density considerations for the appropriate urban form; however, all mixed use developments are expected to provide compatible height features, use transitioning, landscaping, and setbacks whenever adjacent to established single-family detached residential use.

b.

All proposed mixed use developments will be evaluated in terms of subdistrict criteria described in this subsection. (Note: amending a subdistrict location or boundary is the same as amending the Overlay and requires a text amendment application pursuant to Section 30.48.720.)

1.

MUD-1 - Most intense urban form. The MUD-1 subdistrict is intended to permit a highly concentrated and intense development of mixed residential, commercial, employment, and recreational uses typical of high intensity central business districts where existing high-rise, mid-rise, and high density uses already exist. The MUD-1 is characterized by a highly developed pedestrian network and access to a combination of transportation modes, such as high frequency bus service, light rail, monorail, freeway, or other rapid transit modes of transportation.

2.

MUD-2 - Most intense suburban form. The MUD-2 subdistrict is designed to be nodal, permits a highly concentrated mixture of low-rise to high-rise (up to 100 feet)* residential, commercial, employment and recreational uses typical of high density suburban areas, and may be used to transition between MUD-1 and less intense land uses. The MUD-2 is also characterized by a highly developed pedestrian network and access to a combination of transportation options, such as freeway interchanges, arterial streets, and high frequency transit consisting of fixed guideways and enhanced bus service. *Additional height may be requested per Table 30.48-J1.

3.

MUD-3 - Moderately intense suburban form. The MUD-3 subdistrict is intended to permit a moderately concentrated mixture of low-rise to mid-rise (up to 55 feet)* residential, commercial, employment, and recreational uses within suburban areas and is designed for areas transitioning from higher intensity to lower intensity mixed uses. MUD-3 may also be established at freeway interchanges, the intersection of arterial streets, and along high frequency transit corridors where a higher intensity mixed use may not be appropriate due to adjoining planned land uses. *Additional height may be requested per Table 30.48-J1.

4.

MUD-4 - Least intense suburban form. The MUD-4 subdistrict is intended to permit a less concentrated mixture of low-rise (up to 35 feet)* residential, commercial, employment, and recreational uses typical of medium to low density areas and is designed for areas transitioning from higher intensity mixed uses to suburban and single-family development. MUD-4 may also be established at the intersection of arterial streets and along transit corridors where a higher intensity mixed use may not be appropriate due to adjoining planned land uses. *Additional height may be requested per Table 30.48-J1.

(Ord. 3432 § 7 (part), 2006; Ord. 3174 § 6 (part), 2005)