§ 3.3.7. Urban Commerce District.

Urban Commerce Districts (UCDs) are intended to provide for a mix of non-residential uses which may be complementary and/or supportive to each other while allowing for the provision of limited residential development in conjunction with commercial uses within the UCD.

A.

Authorization and implementation criteria.

(1)

The implementation and development of a UCD designated site solely for non-residential uses may be implemented by obtaining one or more of the commercial or industrial zoning categories as listed in Article 4.

(2)

The implementation and development of a UCD designated site to include residential use shall be implemented through a single coordinated Planned Unit Development (PUD) application and supporting Master Plan for the proposed project site as provided in Articles 2 and 4.

(3)

A UCD PUD shall encompass the aggregate acreage of the respective UCD site and provide for a coordinated and continuous plan of development throughout the UCD site.

(4)

A UCD PUD shall analyze and demonstrate the following:

(a)

The compatibility of the UCD site with adjacent uses, if any, and

(b)

The impact, if any, on environmentally sensitive land.

B.

UCD buildable area land use types, standards, and intensities:

(1)

Land uses.

(a)

Commercial/Residential: Land designated for commercial retail and office uses that include residential accommodations and/or units, such as retail, restaurant, club, corporate office, medical, entertainment, lodging, artisan, commercial trades, transportation, and residential. Residential units provided are eligible for any residential occupancy and not limited to accessory occupancy from the commercial land use.

(b)

Industrial: Land designated for industrial uses such as light and heavy industry, heavy commercial uses accessory to an industrial use within the UCD are permitted, such as transportation operations for a production facility.

(2)

UCD land use types and development standards shall be consistent with Table 3.3-6 below:

Table 3.3-6 UCD Land Use Mix Standards

UCD Land Use Area	Minimum %	Maximum %	Maximum Floor Area Ratio
Commercial/Residential	0	10	1.0
Commercial	25	100	2.0
Industrial	0	75	0.75

 

(3)

Maximum Development Intensity and design.

(a)

Commercial/Residential land use.

1.

The commercial/residential land use maximum floor area ratio shall be calculated based on the commercial component of the land use. Residential floor area, if provided, shall not be calculated as part of the commercial floor area ratio.

2.

The maximum floor area ratio shall be 1.00.

3.

Residential development density and square footage.

a.

Residential units developed as part of a UCD site shall not exceed a gross maximum density of 8 du/acre.

b.

Cumulative, not more than 10 percent of the gross UCD land area shall be developed for with residential development.

c.

Additional residential units may be added based on the acquisition and use/redemption of Transfer of Development Credits (TDCs) created and available through Marion County's Transfer of Development Rights Program as provided in Division 3.4. The use of TDCs may increase the gross density by up to, but not more than, 2 du/ac above 8 du/acre. Such an increase in density shall be permitted without requiring revised or updated UCD PUD Master Plan approval for the addition of TDC based residential units in a UCD residential land use area, provided the ability to use TDCs for the UCD residential land use areas was declared in the effective UCD PUD.

d.

The residential square footage shall be provided as part of the same overall building as the commercial square footage. The UCD PUD may allow for single-use buildings within an individual lot/tract/parcel within the UCD commercial/residential land use provided a minimum of one on-site building within the same lot/tract/parcel will include both commercial and residential square footage; however such a site shall be maintained and operated as a single lot/tract/parcel.

e.

The provision of residential units within commercial/residential land use areas is permitted and revisions or increases in the number of residential units provided shall not require revised or updated UCD PUD approval, subject to consistency with the other design standards previously listed.

(b)

The commercial land use maximum floor area ratio shall be 2.0.

(c)

The industrial land use maximum floor area ratio shall be 0.75.

(d)

Parallel, interconnected, and/or alternative access for parking lots and/or parking garages is required in order to enhance opportunities for vehicle circulation and providing access management, especially in coordination with pedestrian and non-automotive access activities, as well as intensive, heavy truck traffic.

(Ord. No. 13-20, § 2, 7-11-2013)