23.204.060 C-U University Commercial District.
A. District Purpose. The purpose of the C-U University Commercial district is to:
1. Implement the General Plan’s designations for Avenue Commercial areas;
2. Provide locations for a wide variety of activities along thoroughfares;
3. Encourage development in underutilized neighborhood and community shopping areas; and
4. Promote development compatible with adjacent commercial and residential areas.
5. Implement the University Avenue Strategic Plan by:
(a) Increasing public safety for residents, merchants, and customers;
(b) Revitalize the University Avenue corridor through appropriate economic development and housing;
(c) Protecting and improving neighborhood quality of life;
(d) Encourage more pedestrian-oriented development and an appropriate mix of uses to improve neighborhood identity;
(e) Enhancing University Avenue as a gateway to the city, a series of neighborhoods, and the downtown;
(f) Coordinating and enhance public transit systems, pedestrian access, and bicycle circulation; and
(g) Encouraging a concentration of commercial activity at the designated nodes.
B. Allowed Land Uses.
1. General. See Table 23.204-1: Allowed Uses in the Commercial Districts.
2. Alcoholic Beverage Retail Sales. Alcoholic beverage retail sales are allowed in the C-U district only in conjunction with a restaurant or general food product store.
3. Residential Uses.
(a) Ground Floor Residential Uses. Ground floor residential uses, including leasing and management offices and other similar resident-serving uses, require a Use Permit.
(b) University Avenue Node Area. In the University Avenue Node Area shown in Figure 23.204-1: C-U District Sub-Areas, new residential uses must be integrated with non-residential uses in a mixed-use development.
(c) Outside of Node Area. Single use residential projects are permitted outside of the University Avenue Node Area with a Use Permit.
C. Additional Permit Requirements. See Section 23.204.030--Additional Permit Requirements.
D. Development Standards.
1. Basic Standards. See Table 23.204-11: C-U Development Standards and Table 23.204-12: C-U Setback Standards. For residential-only projects, see also Table 23.204-13: C-U Setback and Building Separation Standards for Residential Only Uses and Table 23.204-14: C-U Lot Coverage Standards for Residential-Only Uses. See Figure 23.204-1 for C-U district sub-area boundaries.
PROJECT LAND USE | SUPPLEMENTAL STANDARDS | ||
---|---|---|---|
NON-RESIDENTIAL OR MIXED USE | RESIDENTIAL ONLY | ||
Lot Area, Minimum | 23.304.020--Lot Requirements | ||
New Lots | No minimum | 5,000 sq. ft. | |
Per Group Living Accommodation Resident | 350 sq. ft. [1] | ||
Floor Area Ratio, Maximum | |||
Avenue Mixed Use Area--North Side of University Avenue | 2.2 | No maximum | |
Avenue Mixed Use Area--South Side of University Avenue | 2.5 | ||
Node Area--North Side of University Avenue | 2.5 | ||
Node Area--South Side of University Avenue | 3.0 | ||
Main Building Height, Minimum | 30 ft. and 2 stories | ||
Main Building Height, Maximum | 23.304.050--Building Height | ||
Avenue Mixed Use Area, All Uses | 36 ft. and 3 stories [2] | N/A | |
Node Area, Non-Residential | 40 ft. and 3 stories | ||
Node Area, Mixed Use | 48 ft. and 4 stories [2] | ||
Residential Only | N/A | 36 ft. and 3 stories | |
Lot Line Setbacks, Minimum | See Table 23.204-12 | See Table 23.204-13 | 23.304.030--Setbacks |
Building Separation, Minimum | No minimum | 23.304.040--Building Separation in Residential Districts | |
Lot Coverage, Maximum | 100% | See Table 23.204-14: C-U Lot Coverage Standards for Residential-Only Uses | 23.304.120--Lot Coverage |
Usable Open Space, Minimum | 23.304.090--Usable Open Space | ||
Per Dwelling Unit | 200 sq. ft. [3] | ||
Per Group Living Accommodation Resident | 90 sq. ft. [3] |
Notes:
[1]One additional resident is allowed for remaining lot area between 200 and 350 square feet.
[2]In mixed-use buildings, the third and higher floors must be used for residential purposes.
[3]Minimum usable open space for mixed use and exclusive residential uses may be modified with a UP(PH). See 23.204.060.D.3.
LOT LINE & PROJECT CONDITIONS | REQUIRED SETBACK |
---|---|
Front | |
Ground-floor non-residential uses fronting University Avenue | Average 2 ft. |
Ground-floor residential uses fronting University Avenue | Average 2 ft. |
Fronting a street other than University Avenue and confronting a non-residential district | No minimum |
Rear | |
Lots on south side of University Avenue abutting lot a residential district | Minimum of 10 ft. or 10% of lot depth, whichever is greater, and an average of 20 ft. [2] |
Lots on south side of University Avenue not abutting a residential district | No minimum |
Lots on north side of University Avenue | See 23.204.060(D)(5)--C-U University Commercial District (Solar Access) |
Interior Side | No minimum |
Street Side | 2 ft. average |
All setbacks for lots on South Side of University Avenue fronting a street other than University Avenue | As required by 23.304.030.C.2--Setbacks (Lots Adjacent to Residential Districts) [3] |
Notes:
[1]A maximum setback of 10 feet is only permitted for landscaping that enhances the streetscape and provides privacy for residential units on the first floor.
[2]See 23.304.030(C)(2)(b) (Modifications in Commercial Districts) for allowed reductions.
[3]If a lot fronting a side street is consolidated into a single project with the adjacent University Avenue-fronting lot, the project must conform to the setback standards in this table.
STANDARDS BY BUILDING STORY | SUPPLEMENTAL STANDARDS | |||
---|---|---|---|---|
1ST | 2ND | 3RD | ||
Lot Line Setbacks, Minimum | 23.304.030--Setbacks | |||
Front | Average 2 ft. and 10 ft max. [2] | |||
Rear | 15 ft. | 15 ft. | 15 ft. | |
Interior | 4 ft. | 4 ft. | 6 ft. | |
Street Side | 6 ft. | 8 ft. | 10 ft. | |
Building Separation, Minimum | 8 ft. | 12 ft. | 16 ft. |
Notes:
[1]Development standards included in this table may be modified with a UP(PH). See 23.204.060.D.3
[2]Setback area must be used to accommodate landscaping that enhances the streetscape and provides a sense of privacy for residential units on the first floor.
STANDARD BASED ON BUILDING HEIGHT | SUPPLEMENTAL STANDARDS | |||
---|---|---|---|---|
1 STORY | 2 STORIES | 3 STORIES | ||
Lot Coverage, Maximum [1] | ||||
Interior and Through Lots | 45% | 45% | 40% | |
Corner Lots | 50% | 50% | 45% |
[1]Development standards included in this table may be modified with a UP(PH). See 23.204.060.D.3.
2. Lots Abutting or Confronting a Residential District.
(a) See 23.304.030.C.2--Setbacks (Lots Adjacent to Residential Districts) for additional setback and building feature requirements for lots:
i. With a front lot line on University Avenue; and
ii. That abut or confront a residential district.
(b) If the front lot line is not on University Avenue, 23.304.030.C.2--Setbacks (Lots Adjacent to Residential Districts) does not apply.
3. Modification to Standards--Mixed-Use Open Space and Residential-Only Projects.
(a) The ZAB may modify the following standards with a Use Permit:
i. Minimum usable open space for mixed use projects and exclusive residential uses in Table 23.204-11.
ii. Any standard for residential-only projects in Table 23.204-13 and Table 23.204-14.
(b) The approve the modification, the ZAB must find that the modification achieves one or more of the following:
i. Encourages use of the ground floor for commercial purposes where appropriate.
ii. Encourages utilization of public transit and existing off-street parking facilities in the area of the proposed building.
iii. Facilitates the construction of residential or tourist hotel uses where appropriate.
iv. Permits consistency with the building setbacks existing in the immediate area where a residential building setback would not serve a useful purpose.
4. Rear Yard Setbacks--South Side of University Avenue--Allowed Reduction.
(a) For projects on the south side of University Avenue, the ZAB may reduce the required rear setbacks in Table 23.204-12 with a Use Permit to at least six feet on the ground floor.
(b) The ZAB may allow the reduction only if the square footage added on the ground floor is used to increase the average 20-foot setback on upper stories to facilitate the privacy of abutting residentially-zoned lots.
5. Solar Access. Buildings on the north side of University Avenue may not cast a shadow at noon more than 20 feet onto any lot in a residential district as calculated when the sun is at a 29-degree angle above the horizon (winter solstice).
6. Ground Floor Commercial Uses--Standards.
(a) All mixed use and non-residential projects shall provide ground floor commercial uses as shown in Table 23.204-15: C-U Ground Floor Commercial Use Standards. See Figure 23.204-1 for C-U district subarea boundaries.
GROUND FLOOR COMMERCIAL USE FEATURE |
STANDARD BY SUB-AREA |
|
---|---|---|
OUTSIDE OF NODE OVERLAY AREA |
NODE OVERLAY AREA |
|
Minimum floor to ceiling height |
12 ft. |
12 ft. |
Minimum floor area [1] |
15% |
30% |
Minimum street frontage [2] |
50% |
75% |
Minimum area for retail sales, personal and household services, or food service [3] |
No minimum |
75% |
Maximum area for office use [3] |
No maximum |
25% |
Notes:
[1]Calculated as percent of project land area.
[2]Calculated as percent of project’s University Avenue frontage.
[3]Calculated as percentage of minimum required ground floor commercial floor area.
(b) Ground level commercial space shall be designed to allow for the space to be easily divided or assembled.
7. Ground Floor Commercial Uses--Minimum Floor Area Reductions.
(a) The ZAB may allow a reduction in the minimum required floor area to no less than indicated in Table 23.204-15 with a Use Permit for projects on lots that are:
i. Less than 7,500 square feet; and
ii. Without side street access (internal lots).
(b) To approve the reduction, the ZAB must find that:
i. Parking cannot be efficiently provided at grade and project parking conflicts with the requirement for ground floor commercial space;
ii. The reduced commercial area will result in a project with an enhanced commercial configuration; and
iii. The reduced commercial area promotes pedestrian-oriented activity along University Avenue through the mix of commercial uses, and/or the commercial uses will remain open beyond standard business hours, such as into the evening and on weekends, and the uses will be visible from University Avenue frontage.
8. Ground Floor Commercial Uses--Minimum Frontage Reduction. The ZAB may allow a reduction in the minimum required frontage requirement along University Avenue as shown in Table 23.204-15 with a Use Permit upon finding that the minimum frontage requirement conflicts with:
(a) Minimum project site egress requirements;
(b) Minimum required driveway access to parking areas; or
(c) Project utility needs.
9. Parking Areas for Residential-Only Projects. All residential-only projects shall limit ground level parking uses directly fronting on University Avenue to no more than 25 percent of the project’s University Avenue frontage. All parking garage walls adjacent to University Avenue or side streets shall be articulated through design elements or material detailing to avoid blank walls extending more than 12 feet along the University Avenue or side street frontage.
10. Open Space. Projects shall provide open space features as shown in Table 23.204-16: C-U Open Space Features to enhance project entries and the University Avenue frontage.
OPEN SPACE FEATURE | MINIMUM REQUIREMENT |
---|---|
Mixed Use and Residential-Only Projects | |
Minimum open space that is either: | 10% |
a. at street level; or | |
Minimum open space open to sky [1] | 75% |
Projects with 100 feet or more of University Avenue Frontage | |
Minimum area of pedestrian-oriented open spaces and improvements open to the sidewalk [2] | 1% |
Minimum width and length of street level plaza or entry courtyard | 6 ft. |
Notes:
[1]Calculated as percentage of minimum resident-serving open spaced required by Section 23.304.090--Usable Open Space. Open space must be accessible to building occupants.
[2]Calculated percentage of project land area.
11. Sidewalk/Curb and Gutter. Projects shall provide sidewalk, curb and gutter, and street corner bulb-out improvements as necessary to comply with the current City standards.
12. Sidewalk Amenities. Projects shall provide sidewalk amenities as necessary to comply with the current City standards. Required improvement may include:
(a) Pedestrian-scaled lighting to illuminate the sidewalk areas;
(b) New street trees and grates; and
(c) Benches and bicycle racks.
E. Permit Findings. To approve an AUP or Use Permit for a project in the C-U district, the review authority must make the findings in Section 23.406.040 (Use Permits) and find that the proposed use or structure:
1. Is compatible with the purpose of the district;
2. Is compatible with the surrounding uses and buildings;
3. Does not interfere with the continuity of retail and service facilities at the ground level; and
4. Does not exceed the amount and intensity of use that can be served by the available traffic capacity and potential parking supply. (Ord. 7882-NS § 4, 2023; Ord. 7850-NS § 14, 2023: Ord. 7787-NS § 2 (Exh. A), 2021)