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Mixed Use Development Characteristics Mixed use development allows the mixing of higher intensity land uses in one building (vertical mixing) or the physical integration of different uses on the same lot or within close proximity (horizontal mixing). Typically, mixed use includes a combination of retail, office, cultural or entertainment uses with higher density residential use. However, these uses can occur without housing and still be considered mixed use. Hugo will look for mixed use to occur primarily with a mix of non-residential uses (with or without housing as a component). Land suitable for higher density housing is limited in Hugo. Mixed use development sites would provide an opportunity for additional higher density housing in the City, while at the same time preserving or creating opportunity for commercial development. • Mixed use developments will be processed as a planned unit development (PUD), with the location of specific uses and development criteria for the entire site determined through that process. In order to develop a complete mix of uses in this area, the City has established a minimum development area of 10 acres. Existing parcels less than 10 acres in size must be combined with adjacent parcels in order to meet this minimum area requirement. • A minimum of 2,230 new housing units will be constructed in areas designated as mixed use. Housing within mixed use developments would consist primarily of multiple family housing types (apartments and condominiums) designed to meet the needs of smaller households, such as young adults, empty nesters and seniors. • The Mixed Use areas will provide an opportunity for residential uses at a minimum of 10 units per acre. This residential development will provide an opportunity for affordable housing to meet the City's housing goals. It is expected that 50% of mixed use developments will be residential. • Commercial uses in smaller mixed use developments should generally be limited to office uses and neighborhood centers that offer basic convenience type goods and services to the neighborhood. Larger mixed use developments could also incorporate retail or service establishments that provide goods and services on a limited community scale (drug stores, restaurants, banks, personal service establishments, etc.), as well as office uses. The type of commercial uses in mixed use development should allow residents to meet more of their daily needs through walking and fewer vehicle trips, thereby reducing congestion on public streets. • We expect that these areas will include a mix of residential and commercial uses, but some business park uses may also be permitted. These mixed use areas are in highly visible areas of the City and, consequently, development in these gateway areas will be expected to provide a higher level of site design and architectural design than in other areas of the city. There are three areas designated as Mixed Use in the City. The general characteristics of each district are described below, but the implementation steps indicate a master planning study will be undertaken for the Northern Gateway areas: Downtown District On April 10, 2007, the City approved the Downtown Plan & Design Guidelines to provide direction for new development in downtown Hugo and to shape plans for redevelopment. This vision of future development in Hugo encourages commercial growth, while seeking to concentrate that growth around the downtown area. A mix of walkable commercial, residential, and office uses is desirable for the Downtown District, and should be generally be more vertically integrated in and around the Downtown Mixed Use District. The Downtown District is shown as Mixed Use on the 2040 Land Use Plan. The City of Hugo expects development to occur in this area in compliance with the Downtown Plan & Design Guidelines (Appendix 3-2). LIW 2040 COMPREHENSIVE PLAN UPDATE Elmcrest Avenue and 1701" Street This District will be a new northeastern gateway into the City. Current plans for redeveloping Elmcrest mean that this gateway could be of a similar size as the gateway at County Road 8. This mixed use district is most suitable for a mixed used development with an emphasis on commercial uses that will serve residents in nearby medium density districts and that need for visibility along County Road 4. Business and residential uses would also be a suitable component of the development district, with commercial likely along Elmcrest Avenue and County Road 4 with residential interior to the commercial development. Uses may be more horizontally integrated, with an emphasis on high quality architecture, landscaping, lighting and design along County Road 4. Gateway elements on the north and south side of County Road 4 at Elmcrest will be a part of any future development. Highway 61 and 170t" Street The proximity of this district to other industrial uses makes it suitable for a mixed use district with an emphasis on residential, office, retail and public/quasi-public uses. The location of this district on Highway 61, County Road 4 and the Hardwood Creek Trail make this district an important transportation node and gateway to the City. Developments should provide coordinated and logically linked pedestrian, vehicle, and recreational plans that facilitate a comfortable user experience for the site's users. This district will support auto -oriented uses that would not otherwise be allowed in the Downtown District. Development of mixed use centers in this district should be designed with one theme with similar architectural style, similar exterior building materials, and coordinated site elements such as landscaping and lighting. Developments and uses should be complementary to nearby mixed use developments. LAND USE 64