For Mixed-Uses

An advantage to the developer with the mixed-use planned development option is that increased density may be allowed, and, in fact, is encouraged within these areas. Mixed-use areas or urban villages and pedestrian-oriented development also have an advantage because they allow multiuse buildings based upon the form rather than the use. A mixed-use area will emphasize pedestrian orientation and minimize auto-oriented uses or uses geared towards the automobile. The advantage for the community is a diverse urban environment which functions as a whole, and not as individual parts—with the neighborhood’s inhabitants living and working in proximity, working and dining together, and living and shopping collectively. (See Chapter 5: “Shape Places” for more information.)

Mixed-use planned developments differ from conventional employment centers in that they are favorable to pedestrians and public transit (versus automobiles), have integrated land uses (residential uses are encouraged), and public spaces. In order to qualify as mixed use, the Planning Commission and City Council must approve a planned unit development zoning district that incorporates most, if not all, of the following policies:

1. Horizontal Mixed-Use—Pedestrian oriented (employment and residential mixed) planned unit development option.

a. Commercial and/or office allowed up to 80 percent of the area, with at least 20 percent of the residential, with usable pedestrian connections. (See Chapter 5: “Shape Places,” in section H. Horizontal Mixed-Use.)

2. Vertical Mixed-Use—Urban village planned unit development option. (See Chapter 5: “Shape Places,” in section G. Vertical Mixed-Use.)

a. Commercial-centered mixed-use is allowed at current employment center locations with approximately the same land-use allocations.

b. Residential centered mixed-use is allowed within residential areas with the following standards:

  1. Evidence can be shown that a high employment generator is nearby and that the market requires such.
  2. Nearby employment center allocations are being underutilized.
  3. Transitions can be maintained.
  4. Commercial uses are very limited and not accessory in nature to the residential neighborhood.

c. The downtown mixed-use area is existing and shall be maintained as vertical mixed-use area.

A Planned Unit Development zoning district incorporating those design policies would be the appropriate method to develop a mixed-use development—either horizontal or urban village. The conventional zoning district also has planned policies, but conventional zoning district regulations will apply with this option, and no options for flexibility will be allowed.

The mixed-use option is available for any of the employment centers without a future land use map amendment. However, mixed-use planned developments must adhere to the specific pedestrian, land use, and development policies provided in Chapter 5: “Shape Places.”

See Shape Places Chapter 5 for more policies on mixed-use developments

G. Vertical Mixed-Use Development (Urban Village)

H. Horizontal Mixed-Use Development (Pedestrian-Oriented Development)

If you are interested in a mixed-use development, give us a call at 367-8888 and staff will work with you to see if a Planned Unit Development district could work for your development proposal.


Vertical integration of land use.   Both projects follow the traditional pattern of retail street-level use and upper-level residential development.


Mixed-Use development can promote areas to be used in more pedestrian friendly ways, such as eating along sidewalks.

Mixed-use example

Example of site plan for a mixed-use development


Senior Planner
Sam Trebilcock
Direct Line: 605-367-8890

Planning Projects Coordinator
Jeff Schmitt
Direct Phone: (605) 367-8891