1
Exhibit1
17.21-DesignStandards
17.21.010Purpose
Thepurposeofthischapteristoestablishminimumdesignstandardsfornewconstructionandadditionsandalterationstoexistingbuildingsthatwill:
A. Ensurethatnewbuildingsarecompatiblewithinexistingneighborhoods;
B. SupportandenhancewalkableneighborhoodsintheCity;
C. Cultivatedesirableresidentialdevelopmentsandneighborhoodstoencouragelong-termresidency;
D. CultivatedesirablecommercialandindustrialnodesandcorridorsintheCity;
E. EncouragehighqualitydevelopmentasastrategyforinvestinginSouthSaltLakeCity’sfuture;
F. MaintainandenhancethequalityoflifefortheCity’scitizens;
G. ShapetheCity’sappearance,aestheticquality,andspatialform;
H. Protectandenhancepropertyvalues;
I. Facilitateinnovationinbuildingdesignandenergyefficiencystandards.
J. Promoteclarity,transparency,andflexibilityindesignreviewanddevelopmentapprovalprocesses.
17.21.020Applicability.Thestandardsofthisordinanceshallapplytoallconstructionorsitedevelopmentwhen:
A. Newconstructionofoneormorebuildingsoccursonundeveloped,vacant,orclearedproperty.
B. Abuildingpermitisissuedforanyaddition,expansion,orintensificationofuseofanypropertythatincreasesthefloorareaofabuilding.
1. Buildingpermitsforminoradditionstoexistingbuildingsshallbeeligibleforamodificationtothedesignstandards,asoutlinedinthischapter.
2. Buildingpermitsformajoradditionstoexistingbuildingsshallmeetthestandardsofthisordinance.Noncomplyingdesignelementsoftheexistingbuildingshallbebroughtintocompliancewiththedesignstandardsaspartofapermitforamajoraddition,exceptwherefullcompliancewiththerequirementsofthischapterisimpossibleduetoexistingsiteorbuildingconditions.
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C. ExpansionofanoncomplyingbuildingissubjecttothestandardsestablishedinChapter17.23ofthiscode.
D. ExistingNon-residentialBuildings.Thefollowingstandardsofthisordinanceshallapplyforexistingnon-residentialbuildingsandyardareas:
1. Buildingsshallberepaintedorresurfacedincompliancewiththerequirementsforbuildingcolorsandmaterialrequirementsforprimaryandsecondaryfacadesestablishedinthischapter.
2. Alterationofabuildingfaçadeshallcomplywiththegeneralrequirementsforprimaryandsecondaryfacadesestablishedinthischapter.
3. Allexistingbuildingsaresubjecttotheoutdoorstoragerequirementsforyardareasestablishedinthischapter.
17.21.030BuildingFormByLandUseDistrict
A. BuildingForms.Onlythefollowingbuildingforms,designatedbytheletterAareallowedineachzone.Allotherbuildingformsareprohibited.
Building Form
Com
mer
cial
Cor
ridor
C
omm
erci
al
Nei
ghbo
rhoo
d
C
omm
erci
al G
ener
al
TOD
and
TO
D-C
Mix
ed U
se
Busi
ness
Park
Pr
ofes
sion
al
Offi
ce
Ligh
t
Indu
stria
l
His
toric
Agric
ultu
re
Gat
eway
Wes
t
Com
mun
ity
Faci
lity
Ente
rtain
men
t
Ove
rlay
Ope
n Sp
ace
R1-
6,00
0
R1-
500
0
Res
iden
tial M
ultip
le
Plan
ned
Uni
t D
evel
opm
ent
RiverfrontFlex
Office
RiverfrontRM1
RiverfrontRM2
RiverfrontR1
RiverfrontS
Crossing
sAncho
rTe
nant
Crossing
s21
00S
Crossing
sStateSt
Crossing
sTran
sit
District
Dow
ntow
n
Eastside
Stree
tcar
Detached House
A A A A A A A A A A A
Mansion-style
Multifamily A A A A A A A A
Townhouse-style
Multifamily A A A A A A A A A A
A* A
Garden-style Multifamily A A A A A A
Urban-style Multifamily
A A A A A A A A A A A
Storefront A A A A A A A A A A A A
Civic A A A A A A A A A A A A A A A A A A
Office A A A A A A A A A A A A A
CommercialRetail A A A A A A A A A
CommercialBay A A A A A A A
LargeFormatRetail A A A A A A
Flex/Industrial A A A A A
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*ExcludesStationDistrict
B.BuildingFormDoesNotDetermineLandUse.Regardlessofbuildingform,alluseswithinabuildingarelimitedtotheallowedusesinthelandusedistrictsinwhichthebuildingislocated.
17.21.030DevelopmentStandards.InadditiontorequirementsofTitle15ofthisCode,thefollowingdevelopmentstandardsapply:
A.YardAreas.Alldevelopmentshallcomplywiththesetbacksdesignatedforeachzone.Allyardareasshallbefreeofanystructureandshallnotbeusedforparking,unlessotherwiseprovidedherein:
Setback
CommercialCorrid
or
CommercialNeighbo
rhoo
d
CommercialGen
eral
TODandTO
D-C
Mixed
Use
LightInd
ustrial
Professio
nalO
ffice
GatewayW
est
Entertainm
entO
verla
y
R1-6,000
R1-5000
Resid
entia
lMultip
le,
Planne
dUnitD
evelop
men
t
AgriculturalResiden
tial-A
-1
RiverfrontFlexOffice
RiverfrontRM1
RiverfrontRM2
RiverfrontR1
RiverfrontS
Crossin
gsA
ncho
rTen
ant
Crossin
gs2100S/StateStreet
Fron
tage
Crossin
gsTransitDistrict
Downtow
n
Eastsid
eStreetcar
FrontYard
10 10 10 5 5 10 10 20 10 20 20 20 20 30 * 10 5 20 20 * * * * *
Cornerside
frontageYard
10 10 10 5 5 10 10 20 10 12 12 10 10 10 * 10 5 10 10 * * * * *
SideYard 5 5 5 5 5 0 5 5 5 5 5 5 5 20 * 20 20 5 20 * * * * *
Sideyardcombined
10 12 10 12 12 0 12 12 12 12 12 12 12 40 * 40 50 12 40 * * * * *
RearYard 0 20 0 20 20 0 20 20 20 20 20 20 20 20 * 20 20 20 20 * * * * *
*SeeapprovedMPMU
1.YardRequirementsandQualifications.
a.Noyardareavisiblefromapublicstreetshallbeusedforstorage.
b.Allfrontandcornersideyardareasshallbelandscapedaccordingtothelandscapestandardsestablishedinthistitle.
c.Yardareasshallnotbeusedforparking,exceptfordrivewaysorgaragesasrequiredbythistitle.
d.Fences,courtyards,andpatiosmaybeallowedprovidedtheymeettherequirementsestablishedelsewhereinthistitle.
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2.Build-toZones.A“Build-toZone”istheareaofalotinwhichthemainbuildingfaçademustbelocated.Abuildingrequiredtocomplywithabuildtozonemayencroachintothefrontyard.
Build-to
Zone
Com
mer
cial
Cor
ridor
C
omm
erci
al
Nei
ghbo
rhoo
d
Com
mer
cial
Gen
eral
TOD
and
TO
D-C
Mix
ed U
se
Ligh
t Ind
ustri
al
Prof
essi
onal
Offi
ce
Gat
eway
Wes
t
Ente
rtain
men
t O
verla
y
R1-
6,00
0
R1-
500
0
Res
iden
tial M
ultip
le
PUD
RiverfrontFlex
Office
RiverfrontRM1
RiverfrontRM2
RiverfrontR1
RiverfrontS
Crossing
sAncho
rTe
nant
Crossing
s210
0S/StateStreet
Fron
tage
Crossing
sTran
sit
District
Dow
ntow
n
Eastside
stree
tcar
Min – in feet 10 10 10 5 5 10 10 20 10 20 20 20 20 * 10 5 20 20 * * * * *
Max – in feet
25 20 20 15 30 25 20 30 25 25 25 30 25 * 15 15 25 NA * * * * *
*SeeapprovedMPMU
3.ProjectionofArchitecturalElementsandMechanicalEquipmentintoYardAreas.Projectionofarchitecturalelementsandmechanicalequipmentintorequiredyardareasbeyondsetbacksorbuild-to-zonesispermissibleonlyaccordingtothestandardsestablishedinthetablebelow.Projectionofarchitecturalelementsandmechanicalequipmentintoyardareasmustcomplywiththeclearviewrequirementsestablishedinthistitle.
Element FrontandCornerSideYard SideYard RearYard
Steps,porches,landings,stoops,andporticos
4feet 2feet 4feet
Eaves,cornices,overhangs 2feet 4feet
Baywindows,cantileveredrooms,andawnings
4feet 2feet 4feet
Balconies Shallnotprojectintoyardareas. 6feet
MechanicalEquipmentShallnotprojectintoyard
areas.2feet 4feet
ExteriorStaircasesasallowed
Shallnotprojectintoyardareas. 4feet
17.21.040CrimePreventionthroughEnvironmentalDesign(CPTED)AllprojectsincorporatingbuildingformsestablishedinthischaptershalladheretothebasicprinciplesofCPTEDwhendesigningthesiteandbuilding.Thefollowingprinciplesshallbetakenintoaccountinthedesignofallbuildingsanddevelopments.
A. NaturalSurveillance.Physicaldesignthatkeepspotentialintrudersundertheperceptionofcontinualwatch,suchasviewtostreets,driveways,andparkinglots,andvisualpermeabilityinarchitecture,lighting,andlandscaping.
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B. NaturalAccessControl.Physicaldesignthatguidesthemobilityofpeopleanddecreasescrimeopportunityandincreasesperceptionofrisktopotentialoffenders.
C. TerritorialEnforcement.Physicaldesignthatencouragesusersofpropertytodevelopownershipoverit,developingspacewithaneasilydiscernablepurpose,usingsymbolicbarrierssuchaslowlyingfencesandwalls,landscapingandsignage,eliminatingambiguousspaces,encouragingeasymaintenance,anddiscouragingcrime.
D. LandscapingStandards.Shrubsshallbeplantedwithamaximumheightof2to3feetandtreesshallhaveagroundclearanceof7feetabovewalkwaysandsidewalks.
E. PublicSafety.Inordertoencouragepublicsafetythroughnaturalsurveillance,naturalaccesscontrol,andterritorialreinforcement,solidwindowlesswallsarenotpermittedadjacenttostreets,pedestrianareas,andopenspaceamenities.
17.21.050GeneralDesignReviewConsiderations.Inadditiontothedesignstandardsrequiredforeachbuildingform,andthedevelopmentstandardsrequiredinTitle15,theLandUseAuthorityshallapplythefollowingcriteriainitsreviewofallbuildingforms,development,anddesigns:
A. GeneralConsiderations
1. Theeffectofsitedevelopmentonutilityfacilitiesincludingwater,sewer,stormdrainage,power,gas,andcommunications
2. CrimePreventionthroughEnvironmentalDesignprinciplesonbuilding,sitelayout,andlandscapingdesign.
3. Integrationofsignageintoarchitecturalandsitedesigns.
4. Patios,accessorystructures,awnings,andotherappurtenancesshallbedesignedtoblendwiththedesignoftheprimarybuildingsandsite.
B. TrafficSafetyandCongestion
1. Impactsonabuttingandnearbystreets.
2. Locationanddimensionsofvehicularandpedestrianentrances,exits,drivs,andwalkways
3. Locationandarrangementofoff-streetparking.
4. Locationandarrangementofloadingandserviceareas.
5. Circulationpatternswithinthedevelopmentandconnectiontoabuttingandnearbysites.
6. Sitelighting.
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C. BuildingandSiteLayout
1. Thedevelopmentcomplieswithzonedsetbacksandheightregulations.
2. Thebuildingformisallowedinthezone.
3. Generalsilhouetteandmass,includinglocationonthesite,elevations,andimpactsonabuttingandnearbybuildings.
4. Compatibilityofbuildingfacadeswithabuttingandnearbybuildingsintermsofheight,color,materials,primaryfacades,placementofwindows,rooflinesandroofpitches,andthearrangementofbuildingsontheparcel
5. Energyefficiencyintermsofbuildingmaterials,theuseofpassivesolardesignsorsolarenergysystems,andtheuseoflandscaping.
6. Theuseofdurable,highqualitybuildingmaterials.
D. FencingandSiteLandscaping
1. Thelocation,height,andmaterialsofwalls,fences,hedges,andscreenplantingstoensureharmonywithabuttingandnearbydevelopmentandthecharacteroftheneighborhood,ortoconcealstorageareas,utilityinstallations,wastecontainers,orotherusesrequiredbythestandardsinthisTitletobescreenedfromview.
2. Useofgroundcoverorsurfacingtopreventdustanderosion.
3. Preservationofexistinghealthytreeswherepossible.
17.21.060GeneralDesignStandardsforResidentialBuildingForms.Thefollowinggeneraldesignstandardsapplytoallresidentialbuildingforms:
A. Frontage.Theprimaryfaçadeofallbuildingsshallfrontdirectlyontoastreetorcommonopenspaceareaexceptasspecifiedotherwiseinthischapter.
B. Orientation.Developmentshallbeparalleltothestreetitfronts,orbuilttobeconsistentwithexistingdevelopmentpatterns.
C. PrimaryFaçade.Exceptforbuildingsinmulti-buildingdevelopments,atleastonePrimaryFacadeshallbeprovidedonthefaçadefacingtheprimarystreetthebuildingfronts.Theprimaryfacadeshallcontainatleastonepublicpedestrianentrance.Forthepurposesofthissection,theprimarystreetshallbethestreetfromwhichabuildingderivesitsstreetaddress.BuildingsoncornerlotsshalllocatethePrimaryFacadeonthebuildingcornerclosesttotheadjacentstreetintersection.
D. Windows.Windowsshallberequired,ataminimum,onallthePrimaryFacadeofallbuildings.
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1. WindowsalongthePrimaryFacadeofbuildingsshallhaveaminimumtransparencyof70percent.
2. Allwindowsalongtheprimaryfaçadeofbuildingsshallincorporateatleastoneofthefollowingstandards:
a. mullionsand/ortransoms
b. Trimormoldingatleastfourinches(4”)inwidth
c. Canopies,shutters,orawnings,proportionaltowindowsize.
d. Recessedinsetfromthefrontfaçadebyatleasttwoinches(2”).
E. Materials.
1. ProhibitedPrimaryMaterials.Nobuildingshallincorporatecorrugatedmetalsiding,stuccowithin18inchesofthegrade,orexposedsmooth-finishconcreteblockasprimarymaterialsonthebuilding’sprimaryfaçadeunlessthematerialsaresupplementedwithoneormoreofthefollowingsupplementalmaterialstocompriseatleastfortypercent(40%)ofthefrontfacade:
a. cementitiousfiberboard,
b. brick,
c. wood,
d. stone,
e. architecturalorornamentalglass,excludingwindows,
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f. architecturalmetalpanels,or
g. EIFS.
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2. Arrangement.
a. Wheretwoormorematerialsareproposedonafaçade,theheavierandmoremassivematerialshallbelocatedbelowthelightermaterial.
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b. Materialchangesshalloccuralongahorizontallineorwheretwoformsmeet;andmaterialchangesmayoccurasaccentsaroundwindows,doors,cornices,atcorners,orasarepetitivepattern.
c. Primaryfaçadematerialsshallnotchangeatoutsideofbuildingcorners,andshallcontinuealonganysidefaçadevisiblefromastreetorpedestrianright-of-way.Materialsmaychangewheresideorrearwingsmeetthemainbodyofabuilding.Primaryfaçadematerialsusedonbuildingsoncornerlotsshallbeextendedthefulllengthofthesidesvisiblefromastreetorpedestrianright-of-way.
F. Compatibility.
1. Buildingformsonlotsthatfrontacrossthestreetfromoneanothershallbesimilarinscale,form,andmassing,tothemaximumextentpracticable.
2. Buildingsoncornerlotsshallmaintainconsistentaveragesetbackswithbuildingsoneithersideregardlessofthebuildingformused.
3. Infilldevelopmentshallutilizethesamebuildingformasdevelopmentoneitherside,tothemaximumextentpracticable.
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17.21.070DetachedHouseBuilding
A. Orientation.AllbuildingsusingtheDetachedHouseBuildingformshallfrontaprimarystreetorprivatedrive.
B. BuildingHeight.
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1. ThemaximumheightallowedforbuildingsusingtheDetachedHouseBuildingFormshallbethirtyfivefeet(35’)fromgradetothepeakoftheroofor,forflatroofedbuildings,thetopoftheparapet.
2. BuildingsusingtheDetachedHouseBuildingformonlotsthatabutexistingsingle-storyresidentialbuildingsinanexistingR1,RM,orAgriculturelandusedistrictshallhaveamaximumheightoftwostories,upto30feet(30’).
C. Materials.
1. AllowableprimarymaterialsfortheDetachedHouseBuildingFormshallbewoodclapboard,cementitiousfiberboard,woodboardandbatten,woodsiding,brick,stone,stucco,orsimilarmaterial.
2. AllowablesecondarymaterialsfortheDetachedHouseBuildingformcanincludecementitiousfiberboard,brick,wood,exposedsmooth-finishconcreteblock,stone,glass,architecturalmetalpanels,EIFS,corrugatedmetal,orsimilarmaterial.
3. PitchedroofsofbuildingsusingtheDetachedHouseBuildingFormshallbecladinasphaltshingles,woodshingles,standingseammetal,asimilarmaterial,oracombinationofsimilarmaterials.
D. Porches,landings,Stoops,orPorticos.AllbuildingsusingtheDetachedHouseBuildingformshallhaveacoveredporch,acoveredlanding,astoop,oraportico.Thiselementshallbe:
1. Theprimaryarchitecturalelementofthefaçadewherelocated;
2. Locatedonthefrontfacadeofthebuilding;and
3. Porchesmustbeatleastsixfeetdeep;
4. Stoopsandlandingsmustbeatleastfourfeetdeep.
5. Porticosmustprovideadepthofcoveringofatleastfourfeet.
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E. RoofsandOverhangs.RoofsandoverhangsonbuildingsusingtheDetachedHouseBuildingFormshallcomplywiththefollowingstandards:
1. Pitchedroofscoveringthemainbodyofthebuildingshallbehipstyle,shedstyle,mansard,orshallhavesymmetricalgables.
2. Shedroofsshallmaintainaminimumpitchof2:12andallotherroofscoveringthemainbodyofaDetachedHouseBuildingshallmaintainaminimumroofpitchof6:12orsteeper.
3. Overhangingeavesmayexposerafters,butflusheavesshallbefinishedwithprofiledmoldingorgutters.
4. FlatroofsmaybeusedforDetachedHouseBuildings.Allflatroofsshallrequireaminimumtwofootparapetwalloraminimumtwofootoverhangingeavealongtheroofline.Additionally,twoofthefollowingconditionsshallbemet:
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a. Gables,shedroofs,orpitchedroofelementsshallcoveratleastfiftypercent(50%)ofthelengthoftheprimaryfaçade.
b. Aporch,portico,orcolonnadeshallbelocatedalongthePrimaryFacadeofthebuilding,emphasizingthefrontdoor.
c. Additionaltwo-footprojectionsorrecessesinthefaçadeplaneevery20feet.
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5. Allroofvents,pipes,antennas,satellitedishes,andotherroofpenetrationsandequipment(exceptchimneys)shallbelocatedontherearelevationsorconfiguredtohaveaminimumvisualimpactasseenfromanadjacentstreet.
F. Facades.AnybuildingusingtheDetachedHouseBuildingFormwithafrontfaçadeofthirtyfeet(30’)ormoreshallincorporatewalloffsetsintheformofprojectionsorrecessesinthefrontfaçadeplane.Offsetsshallhaveaminimumdepthoftwofeet(2’).
G. Garages.AllbuildingsintendedforresidentialoccupancyusingtheDetachedHouseBuildingFormshallincludeagarage.Thefollowinggaragestandardsshallapply:
1. Streetfacinggaragefaçadesshallnotvisuallyorarchitecturallydominatethefrontfaçadeelevationoftheprimarybuilding.Complianceisdeterminedby:
a. Thelivingspaceisthedominantelementofthefrontfaçade;and
b. Theroofaccentgablingisvisuallydominantoverthelivingspaceinsteadofthegarage;
c. Frontfacinggaragesmustcontainatleasttwoofthefollowing:
i. Singlecarriagehousegaragedoorswithwindows;
ii. Garagedoorsthatincludewindowsandarepaintedtomatchthemainoraccentcolorofthedwelling;
iii. Ornamentallightfixturesflankingthedoors;
iv. Arborortrellis;
v. Columnsflankingdoorsand/oraneyebrowoverhand;
vi. Portico;
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vii. Dormers;
viii. Twelve-inchoverhangsovergaragedoors;
ix. Eaveswithexposedrafterswithaminimumsixinch(6”)projectionfromthefrontplane;
x. Averticalelementsuchasatower,placedovertheprimarypedestrianentrance;or
xi. Rooflinechanges.
d. Inadditiontothetworequiredelementsdescribedinthesectionabove,front-facinggaragesprotrudinguptofour(4)feetfromthefrontplaneshallhavegaragedoorswithwindows.
e. Frontfacinggaragesprotrudingmorethanfourfeet(4’)fromthefrontfaçadeshallincludeaporchorcoveredlandingthatextendsaminimumofsixfeet(6’)fromtheplaneofthelivingspace.Innocaseshallastreetfacinggarageprotrudemorethaneightfeet(8’)fromtheplaneofthelivingspace.
f. Innocaseshallfrontfacinggaragedoorscomprisemorethanfiftypercent(50%)oftheprimaryfaçade.
i. Frontfacinggaragedoorsthatcomprisefromfortypercent(40%)tofiftypercent(50%)oftheprimaryfaçadeshallberecessedfromtheprimaryfaçadebyatleastfourfeet(4’)
ii. Frontfacinggaragedoorsthatareflushwiththeprimaryfaçadeorthatprotrudeuptofourfeet(4’)fromthefrontfaçadeshallcomprisenomorethanfortypercent(40%)oftheprimaryfaçade
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iii. Frontfacinggaragedoorsprotrudingmorethanfourfeet(4’)fromthefrontfaçadeshallcomprisenomorethanthirtypercent(30%)oftheprimaryfaçade.
2. Allgarageswithmorethantwobaysorwithdoorsexceedingsixteenfeet(16’)inwidthshallbelocatedbehindtherearfaçadeofabuildingusingtheDetachedHouseBuildingForm,orshallbeside-loaded.Buildingsusingthisformthatincorporateside-loadedgaragesshallemphasizethepedestrianentrancetothebuilding.Sideloadedgaragesalongfrontfacadesshallincorporateaportico,arbor,trellis,orsomeotherelementtoarticulatethefaçadeincorporatingthegarage.ThisrequirementshallnotapplytoDetachedHouseBuildingsonflaglots.
H. Carports.CarportsasdefinedinthistitlearenotpermittedfornewdevelopmentofbuildingsusingtheDetachedHouseBuildingform.Carportsmaybeconstructedonpropertieswithexistingresidential,subjecttothesetbackandclearviewrequirementsofthistitle.
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I. AccessoryStructures.Accessorystructuresshallbebuiltinamannercompatiblewiththeprimarybuilding
1. BuildingRequirements.
a. Accessorystructuresshallnotexceedonestory.
b. Accessorystructuresshallonlybyaccessedatthefinishedgradeofthestructurebyanentrydoororoverheaddoor.
c. Windowsarepermittedforaccessorystructures.Onthefacadesofaccessorystructuresfacingabuttingproperties,theheadsoruppercasingsofwindowsshallbenohigherthaneightfeetabovethefinishedgradeofthestructure.Greenhousesandstructureswithclerestorywindowsthatareatleasteightfeetabovegradeareexemptfromthisrequirement.
d. Accessorystructuresshallnothavesewerservice.Allotherutilitiesforaccessorystructuresshallonlybeaccessedfromtheprincipalbuildingontheparcel.
2. Setbacks.
a. Accessorystructuresshallbeseparatedfromtheprimaryresidencebyatleasttenfeet.
b. Accessorystructureslessthan200squarefeetinareashallbeatleasttwofeetarearorsidepropertyline.
c. Accessorystructuresgreaterthan200squarefeetinareashallbeseparatedfromthesidepropertylinesbyatleastfivefeet,andfromtherearpropertylinebyatleasttwofeet.
3. Area.Accessorystructuresmaybefivehundred(500)squarefeetinarea.
4. Height.Accessorystructuresmaynotexceedtwentyfeet(20’)inheight.
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J. ArchitecturalVariability.
1. Allresidentialsubdivisionofthreelotsormorethatareintendedsolelyforsingle-familydetachedbuildingsconfiguredwiththeDetachedHouseBuildingFormshallincludemultipledistinctlydifferentfrontfaçadedesignswithinanysinglephaseofthedevelopment.Developmentsofthreetotenunitsshallhaveaminimumofthreefaçadevariations.Oneadditionalfaçadevariationwillberequiredtobeincludedforeachadditionaltenunits.
2. “Distinctlydifferent”shallbedefinedtomeanthatabuildingusingtheDetachedHouseBuildingForm’sprimaryfaçademustdifferfromotherbuildingfacades,utilizingatleastoneoftherequiredarchitecturalvariabilitystandardsandthreeoftheoptionalarchitecturalvariabilitystandardslistedinthefollowingtable:
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3. ArchitecturalVariabilityTable
RequiredArchitecturalVariabilityStandards(mustchooseone)
OptionalArchitecturalVariabilityStandards(mustchoosethree)
Theuseofdifferentexteriormaterialsorcolors Variationinthewidthofthefrontfaçadebytwofeetormore.
Variationinthelocationandproportionoffrontporches
Atleastatwo-foothorizontalorverticalvariationoftheplacementorsizeofwindowsordoorsonthefrontfaçade
Variationintrimorquoins Variationinrooflines,pitches,ortheuseofdormers
Variationinthelocationorproportionofgaragesandgaragedoors.
4. Mirrorimagesofthesameconfigurationdonotmeetthedefinitionof“distinctlydifferent.”
5. NobuildingusingtheDetachedBuildingHouseFormshallbeofthesameprimaryfaçadedesignasanyotherbuildingusingtheDetachedHouseBuildingFormwithinthreebuildinglotsalongthesameblockface,andnosinglefrontfaçadedesignmayconstitutemorethan25percentofthefrontfaçadedesignwithinanysinglephaseofasubdivision.
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17.21.080Mansion-styleMultifamilyBuilding.
TheMansion-styleMultifamilyBuildingisabuildingformthataccommodatesbetweentwoandsixdwellingunitswithinabuildingdesignedtoappearasatypicalsingle-familydetachedhome.
A.CompliancewithStandardsforDetachedHouseBuildingForm.InadditiontothestandardsusingtheMansion-styleMultifamilyBuildingFormshallbesubjecttothestandardsforaDetachedHouseexceptthatMansion-styleMultifamilyBuildingsshallbeexemptedfromthegarageandarchitecturalvariabilitystandardsdescribedintheprevioussection.IntheeventofaconflictbetweentheDetachedHouseBuildingFormstandardsandtheMansion-styleMultifamilyBuildingFormstandards,thesestandardsshallapply.
B. MaximumNumberofUnits.BuildingsusingtheMansion-styleMultifamilyBuildingformshallbelimitedtoamaximumofeight(8)dwellingunits.
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C. PrimaryFacade.Regardlessofthenumberofdwellingunits,allbuildingsusingtheMansion-styleMultifamilyBuildingFormshallincludeatleastonesingleprimaryentranceonthefrontfaçade.Nothinginthissubsectionshalllimittheabilityofeachdwellingunittohaveasecondarypedestrianentranceonsideorrearfacades.
D. FaçadeDesign.
1. AllsidesofabuildingusingtheMansion-styleMultifamilyBuildingFormvisiblefromanexistingstreetorpedestrianright-of-way,oraparkorimprovedopenspaceshalldisplayasimilarlevelofqualityandarchitecturaldetailing.
2. AllbuildingdetailsonasinglebuildingusingtheMansion-styleMultifamilyBuildingForm,includingroofforms,sidingmaterials,windows,doors,andtrimshallreflectaconsistentarchitecturalstyle.
E. Garages.AttachedordetachedgaragesservingabuildingusingtheMansion-styleMultifamilyBuildingformshallbeplacedtothesideorrearofthebuilding.InnocaseshallagaragebeontheprimaryfaçadeofaMansion-styleMultifamilyBuilding.
F. DrivewaysandOff-StreetParkingAreas
1. Exceptoncornerlots,allbuildingsusingtheMansion-styleMultifamilyBuildingFormalongprimarystreetsshallbeservedbyasingledrivewayandoff-streetparkingarea.Buildingsoncornerlotsmayhaveuptotwoindividualdrivewaysprovidedeachdrivewayisaccessedbyadifferentstreet.
2. Nooff-streetparkingareashallbelocatedbetweenabuildingusingtheMansion-styleMultifamilyBuildingandthestreetitfronts,Off-streetparkingareas(includingaccessanddriveaisles)locatedtothesideofabuildingshallnotoccupymorethanthirtypercent(30%)ofthelot’sfrontage.
G. CommonOpenSpace.BuildingsusingtheMansion-styleMultifamilyBuildingFormshallincludecommonopenspace,accordingthefollowingstandards:
H. Atleast20percentofthedevelopmentsite,excludingdedicatedrights-of-wayandrequiredbuild-tozoneandsetbackareas,shallbecommonopenspace.MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaMansion-styleMultifamilyBuildingshall:
1. Befullyscreenedfromview,orlocatedtothesidesorrearofthebuildingtheyserve,and
2. Beplacedincloseproximitytooneanother.
I. WasteContainerPlacement.WastecontainersservingaMansion-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.
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J. Multiple-BuildingDevelopments.DevelopmentswithtwoormorebuildingsusingtheMansion-styleMultifamilyBuildingFormshallincorporatedifferentsurfacematerials,differingheights,anddifferingwindowanddoorplacementonthefrontfaçadeofeachbuildingalongthesameblockface.
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17.21.090Townhome-styleMultifamilyBuilding.
TheTownhome-styleMultifamilyBuildingisabuildingformwithattacheddwellingunitsthatarelocatedsidebyside.
A. CompliancewithStandardsforDetachedHouseBuildingForm.InadditiontothestandardsusingtheTownhome-styleMultifamilyBuildingFormshallbesubjecttothestandardsforaDetachedHouseexceptthatTownhome-styleMultifamilyBuildingsshallbeexemptedfromthegarageandarchitecturalvariabilitystandardsdescribedintheprevioussection.IntheeventofaconflictbetweentheDetachedHouseBuildingFormstandardsandtheTownhome-styleMultifamilyBuildingFormstandards,thesestandardsshallapply.
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B. MaximumNumberofUnits.
1. NomorethantwelveTownhome-styledwellingunitswithside-orrear-facinggaragesshallbeattachedinasinglerowwithinasinglebuilding.
2. NomorethanthreeTownhome-styledwellingunitswithfrontfacinggaragesshallbeattachedinasinglerowwithinasinglebuilding.
C. FrontageandOrientation
1. Single-BuildingDevelopments.DevelopmentscomposedofasinglebuildingusingtheTownhome-styleMultifamilyformshallcomplywiththefrontageandorientationstandardsdescribedintheGeneralDesignStandardssectionofthischapter.
2. MultipleBuildingDevelopments.Theprimaryentranceandfrontfaçadeofindividualbuildingswithinamultiplebuildingdevelopmentshallbeorientedtowardthefollowing,listedinpriorityorder:
a. Publicstreets
b. Perimeterstreets
c. Primaryinternalstreets
d. Parks,courtyards,paseos,orothercommonopenspace;and
e. Secondaryinternalstreetsoralleys
f. Primaryentrancesorfacadesshallnotbeorientedtowardoff-streetparkinglots,garages,orcarports.
D. PrimaryFacade.Regardlessofthenumberofdwellingunits,allbuildingsusingtheTownhome-styleMultifamilyBuildingFormshallincludeatleastonesingleprimaryentranceonthefrontfaçade.Nothinginthissubsectionshalllimittheabilityofeachdwellingunittohaveasecondarypedestrianentranceonsideorrearfacades.
E. FaçadeDesign.
1. AllsidesofabuildingusingtheTownhome-styleMultifamilyBuildingFormvisiblefromexistingsingle-familyresidentialuses,anexistingstreetorpedestrianright-of-way,oraparkorimprovedopenspaceshalldisplayasimilarlevelofqualityandarchitecturaldetailing.
2. AllbuildingdetailsonasinglebuildingusingtheTownhome-styleMultifamilyBuildingForm,includingroofforms,sidingmaterials,windows,doors,andtrimshallreflectaconsistentarchitecturalstyle.
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3. Townhome-styleBuildingswithstreet-facinggaragesshallincorporateanidentifiabletransitionbetweeneachunit.Atransitionshallincorporateatleasttwoofthethreefollowingelements:achangeinroofline,anoffsetintheprimaryfaçadeoftheunitofatleasttwofeet,orvariationinthelocationandproportionoffrontporches.
F. Garages.Allbuildingsusingthisformshallincludeagarageservingeachunit.
1. Townhome-StyleMultifamilyBuildingswithFrontFacingGarages.
a. Frontfacinggaragedoorsshallcomprisenomorethanfiftypercent(50%)oftheprimaryfaçade.
b. Frontfacinggaragefacadesshallnotvisuallyorarchitecturallydominatetheprimaryfaçadeelevationofthetownhome.StreetfacinggaragesservingTownhome-StyleBuildingsshallcomplywiththegaragestandardsforthedetachedhousebuilding.
2. Townhome-StyleMultifamilyBuildingswithSide-orRear-FacingGarages.GaragesmaybetothesideorrearofTownhome-StyleMultifamilyBuilding.Buildingsusingthisformthatincorporateside-orrear-facinggaragesshallemphasizethepedestrianentrancetothebuilding.Sideloadedgaragesalongfrontfacadesshallincorporateaportico,arbor,trellis,orsomeotherelementtoarticulatethefaçadeincorporatingthegarage.
G. DrivewaysandOff-StreetParkingAreas
1. Exceptoncornerlots,allbuildingsusingtheTownhome-styleMultifamilyBuildingFormshallbeservedbyasingledrivewayandoff-streetparkingarea.Buildingsoncornerlotsmayhaveuptotwoindividualdrivewaysprovidedeachdrivewayisaccessedbyadifferentstreet.
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2. Nooff-streetparkingareashallbelocatedbetweenabuildingusingtheTownhome-styleMultifamilyBuildingandthestreetitfronts,exceptondrivewaysasallowed.
3. Off-streetparkingareas(includingaccessanddriveaisles)locatedtothesideofabuildingshallnotoccupymorethanthirtypercent(30%)ofthelot’sfrontage.
H. CommonOpenSpace.BuildingsusingtheTownhome-styleMultifamilyBuildingFormshallincludecommonopenspace,accordingthefollowingstandards:
1. Atleast20percentofthedevelopmentsite,excludingdedicatedrights-of-wayandrequiredbuild-tozoneandsetbackareas,shallbecommonopenspace.TheLandUseAuthorityshallapproveareductionintheopenspacerequirementby25percentifthesiteiswithinonequartermile,asmeasuredattheclosestpropertylines,ofalightrailstationorastreetcarstop,.
2. Toqualifyforthereduction,thesitemustincludeapedestrianaccessintheformofasidewalkatleastfivefeetwidefromeachunittothenearestlightrailstationorstreetcarstop.
I. MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaTownhome-styleMultifamilyBuildingshall:
1. Befullyscreenedfromview,orlocatedtothesidesorrearofthebuildingtheyserve,and
2. Beplacedincloseproximitytooneanother.
J. WasteContainerPlacement.WastecontainersservingaTownhome-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardsforwastecontainerenclosuressetforthinthistitle.
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K. BuildingHeight.
1. Buildingsusingthisformshallnotexceedthirtyeightfeet(38’)inheightfromgradetothepeakoftheroofor,forflatroofedbuildings,thetopoftheparapet.Buildingsusingthisformlocatedwithin100feetofanexistingsingle-familyresidentialzonemeasuredattheclosestpropertylinesshallnotexceedthreestories.
2. BuildingsusingtheTownhome-styleMultifamilyformonlotsinanexistingRM,landusedistrictmaybenomorethanuptofifty(50)percenttallerthanthetallestexistingabuttingdwellingunit(s)asmeasuredfromgrade.
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17.21.100Garden-styleMultifamilyBuilding.
TheGarden-stylemultifamilyBuildingincludesresidentialdwellingunitsarrangedinabuildinginastackedconfigurationwhereunitsarelocatedside-by-sideandoneatopanotherandareservedbyanexteriorstaircase.Buildingsusingthisformshallbelocatedinapark-likesettingandshallincludeamenitiesasspecifiedinthischapter.
A. FrontageandOrientation
1. Single-BuildingDevelopments.DevelopmentscomposedofasinglestructureusingtheUrban-styleMultifamilyBuildingformshallcomplywiththefrontageandorientationstandardsdescribedinthegeneraldesignstandardsestablishedinthischapter.
2. MultipleBuildingDevelopments.Theprimaryentranceandfrontfaçadeofindividualbuildingswithinamultiplebuildingdevelopmentshallbeorientedtowardthefollowing,listedinpriorityorder:
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a. Publicstreets
b. Perimeterstreets
c. Primaryinternalstreets
d. Parksorothercommonopenspace;and
e. Secondaryinternalstreets
f. Off-streetparking.
B. BuildingHeight.Buildingsusingthisformshallbenohigherthanfortyfivefeet(45’).Buildingsusingthisformlocatedwithin100feetofanexistingsingle-familyresidentiallandusedistrictasmeasuredfromtheclosestpropertylinesshallincorporatethefollowingheighttransition:
1. Beginningattheminimumbuild-tozonelineofthesubjectproperty,themaximumheightisthirty-fivefeet(35’)fromgradetothepeakoftheroofor,forflatroofedstructures,thetopoftheparapet.
2. Additionalheightforbuildingsusingthisformmaybeaddedataratioofone(1)additionalverticalfootofbuildingheighttotwo(2)horizontalfeetofdistancefromthenearestsetbackline.
3. Thebuildingheighttransitionrequirementendsat100feetfromtheadjoiningsingle-familyresidentiallandusedistrict.
C. Materials.
1. ExteriorbuildingwallsofstructuresusingtheGarden-styleMultifamilyBuildingFormshallbecomposedofoneormoreofthefollowingprimarymaterials:woodclapboard,cementitiousfiberboard,woodboardandbatten,woodsiding,brick,stone,split-facedmasonryblock,orsimilarmaterial.Stucco,EIFS,glass,architecturalmetalpanels,smooth-facedmasonryblock,orcorrugatedmetalmaybeusedasaccentmaterialsonlyandshallnotbetheprimarymaterialusedonanyexteriorwall.
2. ForstructuresusingtheGarden-styleMultifamilybuildingform,anidentifiablebreakshallbeprovidedbetweenthegroundfloororsecondfloorandupperfloors.Thisbreakmayconsistofachangeinmaterial,achangeinfaçadearticulation,orsimilarmeans.
3. StructuresusingtheGarden-stylemultifamilybuildingformshallhaveroofscladinasphaltshingles,woodshingles,standingseammetal,asimilarmaterial,oracombinationofsimilarmaterialsorshallhaveflatroofsasspecifiedinthissection.
4. Accessorybuildingsshallbeconstructedofsimilarmaterialsasusedontheprincipalbuilding(s).
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D. ExteriorStaircasesandEntryFeatures.CommonexteriorstaircasesareallowedtoservicetheunitsinGarden-styleMultifamilybuildings.Buildingsusingthisformshallhavenomorethanonecommonexteriorstaircaseperseventy-five(75)feetoffaçade.Exteriorstaircasesshallbeincorporatedintoanexteriorentrythatisaprominent,architecturalfocalpointdirectingpedestriansintothebuilding.Thefeatureshallrelatetothearchitectureofthebuilding.Exteriorentriesshallfeatureasecondaryroofstructurethatisconsistentorcomplementarywiththeprimaryroofform.Staircasesshallbeincorporatedaccordingthefollowingstandards:
1. Staircasesmayextendfromtheprimarybuilding.Projectedstaircasesrequireaminimumthreefoot(3’)façadeprojection.
2. Staircasesmayberecessedfromtheprimaryfaçade.Staircasesshallberecessedatleastthreefeet(3’)fromtheprimaryfacade.
3. Allexteriorentriesshallbedesignedtoallowfornaturallightpenetration.
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E. Porches,Balconies,andPrivatePatios.
1. EveryofdwellingunitinaGarden-styleMultifamilyBuildingthatfacesapublicstreet,aperimeterstreet,primaryinternalstreet,orparkorcommonopenspaceshallhaveeitheraporch,abalcony,oraprivatepatio.Porches,balconies,orpatiosshallbeaminimumof60squarefeetinareaandaminimumoffivefeet(5’)indepth.
2. Porches,balconies,andprivatepatiosshallbeconfiguredtoavoidviewsintorearyardsofparcelscontainingsingle-familydwellingstothemaximumextentpracticable.
F. CommonOpenSpace.BuildingsusingtheGarden-styleMultifamilyBuildingFormshallincludecommonopenspace,accordingthefollowingstandards:
1. Atleast30percentofthedevelopmentsite,excludingdedicatedrights-of-wayandrequiredbuild-tozoneandsetbackareas,shallbecommonopenspace.
2. Openspacemaytakeavarietyofforms,butmustbeintendedforusebyalltenants.
3. Atleast15percentofthedevelopmentsiteshallconsistofimprovedexteriorcommonrecreationalamenities.
4. Privatebalconies,patios,andindoorrecreationorcommonareasshallnotbeincludedinthecalculationforopenspace.
5. Parkinglotlandscapingasrequiredshallnotbeincludedinthecalculationforopenspace.
G. Roofs.RoofsonbuildingsusingtheGarden-styleMultifamilyBuildingformshallcomplywiththefollowingstandards:
1. Pitchedroofscoveringthemainbodyofthebuildingshallbehipstyle,monopitchorshedstyle,orshallhavesymmetricalgables.
2. Monopitchroofsshallmaintainaminimumpitchof4:12andallotherroofscoveringthemainbodyofaDetachedHouseBuildingshallmaintainaminimumroofpitchof6:12
3. Roofformsshallbedesignedtoemphasizetheresidentialunitsandtocorrespondanddenotebuildingelementsandfunctions,includingprimarypedestrianentrancesandarcades.
4. FlatroofsmaybeusedforGarden-styleMultifamilyBuildings.Allflatroofsshallrequireaminimumtwofootparapetwallalongtheroofline.Thefollowingadditionalconditionsapply:
a. Theparapetshallextendalongallfacadesofthebuilding
b. Theparapetshallfullyscreenanyroof-mountedequipment.
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5. Allroofvents,pipes,antennas,satellitedishes,andotherroofpenetrationsandequipment(exceptchimneys)shallbelocatedontherearelevationsorconfiguredtohaveaminimumvisualimpactasseenfromanadjacentstreet.
H. Facades.
1. AllelevationsofbuildingsusingtheGarden-styleMultifamilyBuildingformvisiblefromthestreetshallprovidedoors,porches,balconies,commonstaircaseentries,orwindowsinthefollowingamounts:
a. Aminimumof40percentoffrontelevations;and
b. Aminimumof25percentofsideandrearbuildingelevations.
2. Forthepurposesofthissection,abuildingelevationshallincludetheentirewallsurfaceonabuildingsidefromgradeleveltounderneathanoverhangingeaveortothetopofthecornice.
3. Forthepurposesofthissection,anelevationismeasuredasthefullhorizontaldistanceofafaçadewallfromthegradetotheundersideofanoverhangingeaveorcornice.
4. FacadesofbuildingsusingtheUrban-stylemultifamilyBuildingformfacingstreetsorcontainingthePrimaryFacade(s)todwellingsshallprovideaminimumofthreeofthefollowingdesignfeaturesforeachresidentialunitfrontingontoastreet:
a. Projectionsorrecessesinthefaçadeplaneevery30feet.Projectionsorrecessesmusthaveaminimumdepthoftwofeet;
b. Differentexteriorbuildingmaterialsorcolors;
c. Decorativepatternsonexteriorfinish(e.g.scales/shingles,wainscoting,ornamentation,andsimilarfeatures);
d. Oneormoredormerwindows,orboxorbaywindowswithaminimumtwelve-inchprojectionfromthefaçadeplane;
e. Eaveswithexposedraftersoraminimumtwelve-inchprojectionfromthefaçadeplane;
f. Aparapetwallwithanarticulateddesignwhichentailsdesignvariationratherthanasimplerectilinearform;or
g. Multiplewindowswithaminimumfour-inchwidetrim.
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I. Garages.
1. IndividualgaragesorcarportsservingbuildingsusingtheGarden-styleMultifamilyBuildingformshallbelocatedtothesideorrearofsuchbuildings,andshallbeorientedperpendiculartotheprimarystreetslocatedaroundtheperimeterofthedevelopment.
2. ForbuildingsusingtheGarden-styleMultifamilyBuildingformthatincorporateasharedgarageatthestreetlevel,thefacadeshallincludetreatmentstoenhancethepedestrianenvironmentandobscuretheviewofparkedcars,suchasartwork,decorativegrilles,Uniquematerialtreatments,orprojectionsorrecessesinthefaçadeplaneevery30feet.Sharedgaragesatthestreetlevelshallincorporateopeningswithgrillworkorothertreatmentstoresemblewindows.
J. Off-StreetParkingLocation.Off-streetsurfaceparking,includingaccessandtravelways,locatedonthesideofabuildingusingtheGarden-styleMultifamilyBuildingFormshallnotoccupymorethan30percentofthelot’spublicstreetfrontage.
K. PedestrianCirculation.DevelopmentsusingtheGarden-styleMultifamilyBuildingFormshallprovidefullpedestrianaccessaroundthebuildingintheformofasidewalkatleastfivefeetwide.Crosswalksusedaspartofaninternalpedestriancirculationsystem,oracrossdrivewaysaccessingpublicstreets,shallbeconstructedofacontrastingpavingmaterial.
L. MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaGarden-styleMultifamilyBuildingshall:
1. Befullyscreenedfromview,orlocatedtothesidesorrearofthebuildingtheyserve,and
2. Beplacedincloseproximitytooneanother.
M. WasteContainerPlacement.WastecontainersservingaGarden-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.
36
37
17.21.110Urban-styleMultifamilyBuilding.
TheUrban-stylemultifamilyBuildingformisfordevelopmentofresidentialdwellingunitsorequivalentresidentialunitsarrangedinabuildinginastackedconfigurationwhereunitsarelocatedside-by-sideandoneatopanother.Developmentsusingthisformshallincludeamenitiesasspecifiedinthischapter.
A. FrontageandOrientation
1. Single-BuildingDevelopments.DevelopmentscomposedofasinglebuildingusingtheUrban-styleMultifamilyBuildingformshallcomplywiththefrontageandorientationstandardsdescribedinthegeneraldesignstandardsestablishedinthischapter.
2. MultipleBuildingDevelopments.TheprimaryentranceandfrontfaçadeofindividualbuildingswithinadevelopmentusingtheUrban-styleMulti-familybuildingformshallbeorientedtowardthefollowing,listedinpriorityorder:
a. Publicstreets
38
b. Perimeterstreets
c. Primaryinternalstreets
d. Parksorothercommonopenspace;and
e. Secondaryinternalstreets
f. Primaryentrancesorfacadesshallnotbeorientedtowardoff-streetparkinglots,garages,orcarports.
B. BuildingHeight.
1. IntheA-1zoneorwithin100feetofasinglefamilyresidentiallandusedistrict,asmeasuredfromtheclosestpropertylines,theUrban-stylemultifamilybuildingformmaynotexceed35feetinheight,measuredfromnaturalgradetothepeakoftheroofor,forflatroofedbuildings,thetopoftheparapet.
2. Whereotherwiseallowed,thisformofbuildingmaynotexceedsixtyfivefeetinheight,subjecttothefollowingrequiredheighttransition:Beginningattheminimumbuild-tozonelineofthesubjectproperty,themaximumheightisthirty-fivefeet(35’).
3. Additionalheightforbuildingsusingthisformmaybeaddedataratioofone(1)additionalverticalfootofbuildingheighttotwo(2)horizontalfeetofdistancefromthenearestsetbackline.
4. Thebuildingheighttransitionrequirementendsat100feetfromanadjoiningsingle-familyresidentiallandusedistrict.
C. FirstFloorHeightRequirements.BuildingsusingtheUrban-styleMultifamilyBuildingFormshallhavefirstfloorwithaminimumceilingheightoftwelvefeet(12’)measuredfromfloordecktofloordeck.
D. Materials.
1. ExteriorbuildingwallsofbuildingsusingtheUrban-styleMultifamilyBuildingFormshallbewoodclapboard,cementitiousfiberboard,woodboardandbatten,woodsiding,brick,stone,split-facedmasonryblock,orsimilarmaterial.Stucco,EIFS,glass,architecturalmetalpanels,orcorrugatedmetalmaybeusedasaccentmaterialsonlyandshallnotbetheprimarymaterialusedonanyexteriorwall.
2. ForbuildingsusingtheUrban-styleMultifamilybuildingform,anidentifiablebreakshallbeprovidedbetweenthegroundfloororsecondfloorandupperfloors.Thisbreakmayconsistofachangeinmaterial,achangeinfaçadearticulation,orsimilarmeans.
39
3. BuildingsusingtheUrban-stylemultifamilybuildingformshallhaveroofscladinasphaltshingles,woodshingles,standingseammetal,asimilarmaterial,oracombinationofsimilarmaterials,orshallhaveflatroofsasspecifiedinthissection.
4. Accessorybuildingsshallbeconstructedofsimilarmaterialsasusedontheprincipalbuilding(s).
E. StairwaysandCorridors.AllstairwaysandcorridorsintendedtoprovideaccesstodwellingunitsorequivalentresidentialunitsinbuildingsusingtheUrban-styleMultifamilyBuildingformshallbeenclosed.
F. Porches,Balconies,andPrivatePatios.
1. Atleastseventypercent(70%)ofthedwellingunitsinanUrban-styleMultifamilyBuildingformthatfacesapublicstreet,aperimeterstreet,primaryinternalstreet,orparkorcommonopenspaceshallhaveeitheraporch,abalcony,oraprivatepatio.Porches,balconies,orpatiosshallbeaminimumof60squarefeetinareaandaminimumoffivefeet(5’)indepth.
2. Porches,balconies,andprivatepatiosshallbeconfiguredtoavoidviewsintorearyardsofparcelscontainingsingle-familydwellingstothemaximumextentpracticable.
G. CommonOpenSpace.DevelopmentusingtheUrban-styleMultifamilyBuildingFormshallincludecommonopenspace,accordingthefollowingstandards:
1. Atleast20percent(20%)ofthedevelopmentsite,excludingdedicatedrights-of-wayandrequiredbuild-tozoneandsetbackareas,shallbecommonopenspace.CommonopenspaceforUrban-styleMultifamilybuildingsmaybeexteriororinteriorspace.
2. Openspacemaytakeavarietyofforms,butmustbeintendedforusebyalltenants.
3. Privatebalconies,patios,andindoorrecreationorcommonareasshallnotbeincludedinthecalculationforopenspace.
4. Parkinglotlandscapingasrequiredshallnotbeincludedinthecalculationforopenspace.
H. Roofs.RoofsonbuildingsusingtheUrban-styleMultifamilyBuildingformshallcomplywiththefollowingstandards:
1. Pitchedroofscoveringthemainbodyofthebuildingshallbehipstyle,monopitchorshedstyle,mansard,orshallhavesymmetricalgables.
2. Monopitchroofsshallmaintainaminimumpitchof4:12andallotherroofscoveringthemainbodyofaDetachedHouseBuildingshallmaintainaminimumroofpitchof6:12
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3. Roofformsshallbedesignedtocorrespondanddenotebuildingelementsandfunctions,includingprimarypedestrianentrancesandarcades.
4. FlatroofsmaybeusedforUrban-styleMultifamilyBuildings.Allflatroofsshallrequireaminimumtwo-footparapetwallalongtheroofline.Thefollowingadditionalconditionsapply:
a. Theparapetshallhaveathree(3)dimensionalcornicetreatment.
b. Theparapetshallextendalongallfacadesofthebuilding
c. Theparapetshallfullyscreenanyroof-mountedequipment.
d. Additionaltwo-footprojectionsorrecessesinthefaçadeplaneevery40feet.
5. Allroofvents,pipes,antennas,satellitedishes,andotherroofpenetrationsandequipment(exceptchimneys)shallbelocatedontherearelevationsorconfiguredtohaveaminimumvisualimpactasseenfromanadjacentstreet.
I. Facades.
1. AllelevationsofbuildingsusingtheUrban-styleMultifamilyBuildingformvisiblefromthestreetshallprovidedoors,porches,balconies,orwindowsinthefollowingamounts:
a. Aminimumof40percentoffrontelevations;and
b. Aminimumof25percentofsideandrearbuildingelevations.
2. Forthepurposesofthissection,abuildingelevationshallincludetheentirewallsurfaceonabuildingsidefromgradeleveltounderneathanoverhangingeaveortothetopofthecornice.
3. Forthepurposesofthissection,anelevationismeasuredasthefullhorizontaldistanceofafaçadewallfromthegradetotheundersideofanoverhangingeaveorcornice.
4. FacadesofbuildingsusingtheUrban-stylemultifamilyBuildingformfacingstreetsorcontainingthePrimaryFacade(s)todwellingsshallprovideaminimumofthreeofthefollowingdesignfeaturesforeachresidentialunitfrontingontoastreet:
a. Projectionsorrecessesinthefaçadeplaneevery30feet.Projectionsorrecessesmusthaveaminimumdepthoftwofeet;
b. Differentexteriorbuildingmaterialsorcolors;
c. Decorativepatternsonexteriorfinish(e.g.scales/shingles,wainscoting,ornamentation,andsimilarfeatures);
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d. Oneormoredormerwindows,orboxorbaywindowswithaminimumtwelve-inchprojectionfromthefaçadeplane;
e. Eaveswithexposedraftersoraminimumtwelve-inchprojectionfromthefaçadeplane;
f. Aparapetwallwithanarticulateddesignwhichentailsdesignvariationratherthanasimplerectilinearform;or
g. Multiplewindowswithaminimumfour-inchwidetrim.
J. Garages.
1. IndividualgaragesorcarportsservingbuildingsusingtheUrban-styleMultifamilyBuildingformshallbelocatedtothesideorrearofsuchbuildings,andshallbeorientedperpendiculartotheprimarystreetslocatedaroundtheperimeterofthedevelopment.
2. FordevelopmentsusingtheUrban-styleMultifamilyBuildingformthatincorporateasharedgarageatthestreetlevel,thefacadeshallincludetreatmentstoenhancethepedestrianenvironmentandobscuretheviewofparkedcars,suchasartwork,decorativegrilles,Uniquematerialtreatments,orprojectionsorrecessesinthefaçadeplaneevery30feet.Sharedgaragesatthestreetlevelshallincorporateopeningswithgrillworkorothertreatmentstoresemblewindows.
K. Off-StreetParkingLocation.Off-streetsurfaceparking,includingaccessandtravelways,locatedonthesideofabuildingusingtheUrban-styleMultifamilyBuildingFormshallnotoccupymorethan30percentofthedevelopment’spublicstreetfrontage.
L. PedestrianCirculation.DevelopmentusingtheUrban-styleMultifamilyBuildingFormshallprovidefullpedestrianaccessacrossthefrontfaçadeintheformofasidewalkatleastfivefeetwide.Crosswalksusedaspartofaninternalpedestriancirculationsystem,oracrossdrivewaysaccessingpublicstreets,shallbeconstructedofacontrastingpavingmaterial.
M. MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaUrban-styleMultifamilyBuildingshall:
1. Befullyscreenedfromview,orlocatedtothesidesorrearofthebuildingtheyserve,and
2. Beplacedincloseproximitytooneanother.
N. WasteContainerPlacement.WastecontainersservingaUrban-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.
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17.21.120RequiredAmenitiesforMultifamilyResidentialBuildings
A. RequiredAmenities.BuildingsusingtheMansion-styleMultifamilyorTownhome-styleMultifamilyformandallbuildingsusingtheGarden-styleorUrban-styleMultifamilyFormshallincludethefollowingamenities:
1. Aninteriorcommonsocialgatheringareaofatleastfourhundred(400)squarefeetforeveryfifty(50)dwellingunits,equivalentresidentialunitsorportionthereof,withinthedevelopment.
2. ThreeitemsfromtheUnitFeaturesSection,twoitemsfromtheGeneralAmenitiesSection,twoitemsfromtheRecreationAmenitiesSection,andoneitemsfromtheEnergyEfficiencyEnhancementssectiondescribedinthetablebelowforeveryfifty(50)dwellingunits,orequivalentresidentialunits,orportionthereof,withinthedevelopment.Developersmayproposeequivalentalternativeamenitiesinanycategoryaspartofasiteplanreview,subjecttofinalapprovalbytheLandUseAuthority.
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B. Formultifamilyresidentialbuildingdevelopmentsinexcessof150dwellingunitsorequivalentresidentialunits,buildingsshallincludenineitemsfromtheUnitFeaturesSection,sixitemsfromtheGeneralAmenitiesSection,sixitemsintheRecreationAmenitiessection,andthreeitemsintheEnergyEfficiencyEnhancementssection.B.TableofRequiredAmenities
UnitFeatures GeneralAmenities
RecreationandEnrichmentAmenities
EnergyEfficiencyEnhancements
MustChoose3pereach50dwelling
unit,ERUorportionthereof
MustChoose2pereach50dwelling
unit,ERUorportionthereof
MustChoose2pereach50dwelling
unit,ERUorportionthereof
MustChoose1pereach50dwellingunit,ERUorportionthereof
IndividualGaragesforatleast50percentofunits
Washer/DryerConnections
Privateporches,patio,orbalcony–atleast70
squarefeet
Upgradedfloorcoverings,inplaceoforinadditiontocarpet
Visitabilityfeaturesforatleast10percentof
units
Nine-footceilingsforeachunit
Enhancedsoundproofing
SolidDoorsthroughoutunit
ExteriorSocialArea–atleast400square
feet
ProjectSecurity–automatedgateor
guard
EnclosedParking
Secured,EnclosedStorageUnits
PublicTransitUseIncentive
OfferingofPermanentOn-SiteSocialActivities
Library,Office,orMeetingFacilities
Pool-atleast400squarefeet
InternalHealthorFitnessFacilities
Secured,programmed,children’splayareas
HotTub
CommunityGarden
PerimeterTrail
SportCourt
BicycleStorage
ProgrammedTenantSkillsEnrichment
Facilities
CompliancewithENERGYSTARNewHomesStandardforbuildingsthreestoriesorfewer
CompliancewithENERGYSTARMultifamilyHighRiseProgramforbuildingsfourstoriesor
greater
Installationofphotovoltaicpanels,windturbines,orotherelectricgenerating
renewableenergysourcetoprovideatleast20percentoftheproject’sestimated
electricitydemand.
DesignandinstallrequiredconnectionsfortheinstallationofPVorsolarhotwater
systeminthefuture.
ElectricVehicleChargingStation
ParticipationinarecyclingprogramaspartofarentalagreementorHOA
Installationoftanklesshotwatersystems.
DemonstratedcompliancewithanyofthecriterialistedintheSiteImprovements,WaterConservation,orEnergyEfficiencysectionsof
the2011EnterpriseGreenCommunitiesCriteria
17.21.130GeneralDesignStandardsforNonresidentialBuildingForms.Thefollowingdesignstandardsapplytoallnon-residentialbuildingforms:
A. Frontage.Theprimaryfaçadeofallnon-residentialbuildingsshallfrontontoastreetorcommonopenspaceareaexceptasspecifiedotherwiseinthechapter.
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B. Orientation.Developmentshallbeparalleltothestreetitfrontstothemaximumextentpossible.Developmentthatisperpendiculartothestreetitfrontsshallhavestreet-facingfacadesthatmeettheprimaryfaçaderequirementsdescribedinthischapter.
C. PrimaryFaçade.Atleastoneprimaryfaçadeshallbeprovidedonthefaçadefacingtheprimarystreetthebuildingfronts.Theprimaryfaçadeshallcontainatleastonepublicpedestrianentrance.Forthepurposesofthissection,theprimarystreetshallbethestreetfromwhichabuildingderivesitsstreetaddress.BuildingsoncornerlotsshalllocatethePrimaryFaçadeonthebuildingcornerclosesttotheadjacentstreetintersections.Theprimaryfaçademusthaveatleasttwomaterials.Glassforuseinwindowsanddoorsshallnotbeconsideredoneoftherequiredmaterialsonaprimaryfaçade.
D. SecondaryFacades.Sideandrearfacadesofbuildingsthatarevisiblefromdriveapproaches,parkinglotareas,andstreetsshallincorporatesimilararchitecturaltreatmentandmaterialsasutilizedontheprimaryfaçade.
E. BuildingMassing.Buildingmassingshallbeinproperproportiontothesite,adjacentstreets,openspaces,andsurroundingdevelopment.
F. Build-toZonesandSetbacks.A“Build-toZone”shallmeananareaoflotdesignatedforplacementofabuildingfaçadealongastreetfrontage,locatedparalleltoafrontorcornerpropertyline.TheBuild-toZonedefinesanareainwhichthelocationsofbuildingfrontscanvarywithinaspecifiedrange,asdescribedinthetablebelow.
1. FrontandCorner-SideSetbacksandBuild-ToZones
a. Single-BuildingDevelopments.Thenormalminimumfrontandcornersideyardsetbackisestablishedastheaveragesetbackofallbuildingswithinadistanceofthreehundred(300)feetmeasuredinbothdirectionsofthesubjectpropertyalongbothsidesofthestreet,wherepossible.
b. Multiple-BuildingandOutparcelDevelopments.Buildingsusedtoframemultiple-buildingandoutparceldevelopmentsshallbelocatedwithinabuild-tozoneof15to30feet.
2. SideandRearSetbacks.
a. Commercial,MixedUse,IndustrialandTODZones.Incommercial,mixeduse,industrial,andTODzones,buildingscanbebuilttothesideandrearboundariesandnosetbackisusuallyrequired,exceptasrequiredpursuanttopart3ofthissection.
b. Allotherzones.Inallotherzones,thestandardrearandsideyardsetbackistenfeet.
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3. Additionalrequirementsforallbuild-tozonesandsetbacks.TheLandUseAuthoritymayrequireadditionalsetbackforthefollowingreasons:
a. Toachievemoreeffectivedesignorcompatibilitywithsurroundingbuildings;
b. Tocomplywiththelandscapingrequirementsalongurbancorridors,asestablishedintheCity’slandscapeordinance.
c. Tomeetthebufferingandclearviewrequirementsestablishedinthischapterorelsewhereinthistitle;
d. Tocomplywithfirecodes,buildingcodes,dedications,andeasements.
4. BuildingHeights.Minimumbuildingheightsestablishedforeachbuildingformareestablishedbelow.Maximumbuildingheightsforeachbuildingformarethelesserofthemaximumzoneheightorasindicatedbelow:
BuildingForm MinimumHeight MaximumHeight
Storefront 20feet 36feet
Civic 20feet Zoneheight
Office 36feet 65feet
Minimumheightmaybereducedto26feetifnooff-streetparkingisprovidedbetweentheprimaryfaçadeofanofficebuildingandthestreetitfaces.
CommercialRetail 20feet 36feet
CommercialBay 20feet 36feet
LargeFormatRetail 26feet 36feet
Flex/Industrial 30feet 65feet
5. HeightTransitions.Anynon-residentialbuildingformthatislocatedwithin100feetofasingle-familyresidentiallandusedistrictasmeasuredfromtheclosestpropertylinesshallbesubjecttothefollowingheighttransitionrequirement:
a. Beginningattheminimumbuild-tozonelineofthesubjectproperty,themaximumheightisthirty-fivefeet(35’).
b. Additionalheightforbuildingsusingthisformmaybeaddedataratioofone(1)additionalverticalfootofbuildingheighttotwo(2)horizontalfeetofdistancefromthenearestsetbackline.
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c. Thebuildingheighttransitionrequirementendsat100feetfromtheadjoiningsingle-familyresidentiallandusedistrictboundaryorresidentialusewithinthedistrict.
G. Windows.Allbuildingsshallcontainwindowsalongthefacadesthatarevisiblefromthenearestpublicright-of-way.Windowsatthestreetlevelshallbeatleast60percenttransparent,asmeasuredbetweentwofeetandeightfeetabovegrade.Upperstorywindowsshallbeatleast25percenttransparent.
1. Unlessotherwisespecifiedinthischapter,allwindowsalongbuildingfacadesshallbesettotheinsideofthebuildingfacewallbyatleasttwoinches.Inaddition,windowsshallincorporateatleastoneofthefollowingstandards:
a. mullionsand/ortransoms
b. Trimormoldingatleastfourinches(4”)inwidth
c. Canopies,shutters,orawnings,proportionaltowindowsize.
H. Materials.
1. PermittedPrimaryMaterials:Permittedmaterialsconsistofdecorativeglass,integralcolorCMU,metalpanel,tile,cementitiousfiberboardormaterialsofsimilarqualityanddurability.
2. ProhibitedPrimaryMaterials.Nobuildingshallincorporatemetalsidingorstuccoasaprimarymaterialonaprimaryfaçade.
3. AllowableSecondarymaterials.EIFSorsimilarstuccoapplicationsarepermissiblesecondarymaterialsonprimaryfacades,upto40percentofnon-glassareas.
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4. Primaryfaçadematerialsshallnotchangeattheoutsideofbuildingcorners,andshallcontinuealonganysidefaçadevisiblefromastreetorpedestrianright-of-way.Primaryfaçadematerialsusedonbuildingsoncornerlotsshallbeextendedthefulllengthofthesidesvisiblefromastreetorpedestrianright-of-way.
5. Exteriorbuildingmaterialsshallbecontinuedtothefinishedgradeonanyelevation.
6. Primarymaterialsshallutilizelow-reflectance,subtle,neutral,orearthtonecolors.Secondarymaterialsmayfeaturebrightercolors.
I. Roofs.Pitchedshallbecladinasphaltshingles,woodshingles,standingseammetal,asimilarmaterial,oracombinationofsimilarmaterials.Flatroofsshallincorporateaparapet.
J. PrimaryPedestrianEntrance.Eachprincipalbuildingshallincludeaprimaryentrancealongthebuilding’sprimaryfaçade.Buildingformswithmultipletenantsshallfeaturemultipleprimaryentrances.Allprimaryfacadesshallincorporateabuildingcanopy,awning,orsimilarweatherprotectionalongthebuilding’sprincipalpublicentrances,projectingatleastfourfeetfromthefaçade.Inaddition,primaryfacadesshallincorporatevisuallyprominentbuildingentrancesthroughtheuseofatleastoneofthefollowingfeatures:
1. Secondaryroofstructures,oraparapetroofwithtransitions,usedtoaccenttheprincipalpublicentrance.
2. Outdoorpedestrianfeaturessuchasseatwallsandlandscaping,orpermanentlandscapedplanterswithintegratedbenches.
3. Architecturaldetailssuchastile,metal,stone,precastorcementboardworkandmoldingsintegratedintothebuildingstructure.
K. ScreeningRequirements.
1. Ground-level,wall-mounted,orroof-topmechanicalequipmentshallbescreenedfromstreetsandoff-siteviews.
2. Allroofvents,pipes,antennas,satellitedishes,andotherroofpenetrationsandequipment(exceptchimneys)shallbelocatedontherearelevationsorconfiguredtohaveaminimumvisualimpactasseenfromanadjacentstreet.
L. BufferingRequirements.Newdevelopmentshallberequiredtoprovideabufferofatleasttenfeetonanypropertylineorportionthereofthatabutsresidentialzoning,subjecttothefollowingrequirements.
1. Thebuffershallconsistofcontiguouslandscaping.
2. Thebuffershallincludeasolidfenceofatleasteightfeetinheight.
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M. FencingRequirements.
1. SolidFencing.Solidfencingwithinadevelopmentoralongrequiredbuffersshallbeconstructedofbrick,ceramictile,stone,precastconcretepanel,concreteblock,orothermasonrymaterialsdeemedappropriatebytheLandUseAuthority.Vinylsolidfencingisonlypermittedwhereanexistingvinylfenceisbeingextendedaspartofabuildingadditionorsiteexpansion.
2. Semi-TransparentFencing.Semi-Transparentfencingispermittedforcommercial,industrial,andinstitutionaldevelopment,exceptwheresolidfencingisrequiredforbufferingorscreening,asestablishedinthiscode.Onlyacceptablematerialsforsemi-transparentfencingthatisvisiblefromdriveapproaches,parkinglots,andstreetsincludemetalorcompositepicketfencing.
3. ProhibitedMaterials.Chainlinkfencingisprohibitedwherefencingisvisiblefromdriveapproaches,parkinglots,andstreets.
N. Unity.Thearchitecturaldesignwithinasinglemulti-buildingdevelopmentofbuildingsshallbeorganizedaroundaconsistentarchitecturalthemeintermsofthecharacter,materials,texture,color,andscaleofbuildings.Themedrestaurants,retailchains,andotherfranchise-stylebuildingsshalladjusttheirstandardarchitecturalmodeltobeconsistentwithadevelopment’sarchitecturalcharacter.
O. Off-StreetParkingAreas.Off-streetparking,requiredforalllandusesinthecity,shallcomplywiththeparkingandlandscapingrequirementsfoundinChapters17.25and17.27ofthistitle.Inaddition,thefollowingappliestoalloff-streetparkingconstructedforanyofthebuildingtypesregulatedbythiscode:
1. Forsingle-buildingdevelopments,parkingshallbearrangedtothesideorrearofabuilding’sprimaryfaçade.Forbuildingsonsiteswithlimitedfrontageorlandarea,theLandUseAuthoritymayallowforaparkinglotwithamaximumdepthof60feetbetweenthebuildingandthestreetitfronts,asmeasuredbehindanyrequiredlandscapebuffer.
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2. Formultiple-buildingoroutparceldevelopments,buildingsshallbearrangedtoframeandencloseatleastthreesidesofparkingareas.Commercialretail,largeformatretail,andretailbaybuildingsinmultiple-buildingdevelopmentsmayhaveupto60percentofthetotaloff-streetparkinglocatedbetweenthestructureandthestreetitfronts,unlesstheparkingareasareenclosedbybuildingsattheperimeterofthedevelopment.
3. Surfaceparkinglotsof100ormorespacesservinganycommercialbuildingregulatedbythiscodeshallbeorganizedintoaseriesofparkingbayssurroundedbybuildings,landscaping,ordriveaislesdesignedtoappearasstreets.
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P. LoadingandServiceAreas.Loading,service,andequipmentareasshallbelocatedinamannerthatminimizestheirvisibilityfromdriveapproaches,parkinglots,andstreets.Loading,service,andequipmentareasshallbescreenedthroughtheuseofarchitecturalelements,materialsandlandscapingthatreducetheirvisibility.
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Q. Utilities.Allutilitylinesshallbeplacedundergroundindesignatedeasements.Undergroundutilitylinesservingmultiple-buildingoroutparceldevelopmentsshallbeplacedwithindriveaislesorfirelanes.Exceptforbackflowdevices,nopipe,conduit,cable,lineforwater,gas,sewage,drainage,oranyotherenergyorserviceshallbeinstalledonapermanentbasisaboveground.Gasmeters,electricservicemeterpanels,transformers,andotherutilityequipmentshallbegroupedtogetherandshallbepaintedtomatchtheadjacentbuildingwall.
R. PermanentStructures.
1. Allbuildingsconstructedshallbepermanentconstructionwithoutachassis,hitch,orwheels,orotherfeaturesthatwouldmakethestructuremobile.
2. Prefabricatedorrelocatablestructuresshallconformtooneofthebuildingtypesestablishedinthiscode,andallthedesignstandardsestablishedforthatbuildingtype.
3. Prefabricatedorrelocatablestructuresshallbeattachedtopermanentfoundations,incompliancewiththeInternationalBuildingCode.
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17.21.140StorefrontBuilding.TheStorefrontBuildingFormincorporatesastorefrontonthegroundfloorfrontfacade,withlargeamountsofglassandregularlyspacedentrances.
A. Primary Facade.At least one primary facade shall be provided on the facade facing the primarystreetthebuildingfronts.Forthepurposesofthissection,theprimarystreetshallbethestreetfromwhichabuildingderivesitsstreetaddress.Buildingsoncornerlotsshalllocatetheprimaryfacadeonthe building corner closest to the adjacent street intersections. All buildings using the StorefrontBuildingFormmustcomplywiththefollowingfacaderequirements:
1. The primary facade shall contain at least one public pedestrian entrance or oneentrancepereveryseventy-fivefeet(75’)offrontage.
2. Theprimaryfacadeshallcontainfacadedepthvariationofaminimumonefoot (1’) indepthandten(10’)feetinwidthaminimumevery40feet.
3. BuildingsusingtheStorefrontBuildingFormshallprovideabuildingcanopy,awning,or
similar weather protection over the public pedestrian entrance that extends at leastfourfeet(4’)fromthefaçade,tothemaximumextentpracticable.
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B. Windows.
1. Theprimaryfaçadeofstorefrontbuildingsshallprovidewindowsofatleast40percentofthefaçade.
2. Allother facadesof storefrontbuildings thatarevisible fromstreetsorpublicparkingareasshallprovidewindowstoconstituteatleast15percentofthefaçade.
C. Materials
1. Primary Materials. The primary material of walls on a building using the Storefront
BuildingFormshallbebrick,castconcrete,stone,marble,orothermaterialssimilar inappearanceanddurability.
2. Secondary Materials. Regular or decorate concrete block, float finish stucco, EIFS,cementitious fiber board, or wood clapboard may be used on the front façade as asecondarymaterialortrimbutshallnotbeaprimarytreatment.
D. Facades
1. ForbuildingsusingtheStorefrontBuildingFormthathavemultiplestorieswithfacadesvisiblefromastreetshallhave:
a. Abase consistingof, but not limited to thickerwalls, ledgesor sills; integrallytextured materials such as stone or other masonry; integrally colored andpatternedmaterialssuchassmoothfinishedstoneortile;bulkheads;lighterordarkercoloredmaterials,mullions,orpanels;orplanters;
b. Windowsonprimaryfacadesshallincludeacanopyoranawning.
E. Roofs.Roofs on buildings using the Storefront Building Form shall complywith the followingstandards:
1. Roofformsshallbedesignedtocorrespondanddenotebuildingelementsandfunctions,includingprimarypedestrianentrancesandarcades.
2. Allflatroofsshallrequireaminimumtwofootparapetwallalongtheroofline.Thefollowingadditionalconditionsapply:
a. Theparapetshallhaveathreedimensionalcornicetreatment.
b. Theparapetshallextendalongallfacadesofthebuilding
c. Additionaltwo-footprojectionsorrecessesinthefaçadeplaneevery40feet.
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17.21.150CivicBuilding.TheCivicBuildingformisreservedforCityfacilities
A. Orientation.Theprimaryfaçadeofallcivicbuildingsshallbeorientedtothestreetfromwhichthebuildingderivesitsstreetaddress.Accessorybuildingsshallbelocatedbehindtheprimaryfaçadeoftheprincipalbuilding,andarrangedtocreatesecondaryfatheringspaceonthesite.
B. Materials.Allowableprimarymaterialsforcivicbuildingsincludebrick,castconcrete,integralcolorCMU,stone,marble,orothermaterialssimilarinappearanceanddurability.EIFS,stucco,cementitiousfiberboard,ormetalsidingmaybeusedontheprimaryfaçadeassecondarymaterialsortrim.
C. Facades.Facadesforbuildingsusingthisformmayvarydependingontheusescontainedwithinthebuilding.Blankbuildingwallsfacingstreetsareprohibited.
D. Towers.Atower,spire,orotherarchitecturalelement,mayexceedthemaximumheightimposedbytheheighttransitionrequirements.Onetowerperbuildingisallowed.Thewidthof
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thetowershallbelimitedtoone-thirdthewidthoftheprimaryfaçadeor30feet,whicheverisless.
E. LoadingandServiceAreas.Loadingandserviceareasshallnotfrontastreet,andshallbescreenedfromviewfromthestreetandfromsurroundinguses.
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17.21.160OfficeBuilding.Theofficebuildingformisregulatedasfollows.
A. Orientation.
1. Incaseswhereabuildingusingtheofficebuildingformincludesofficeusesalongthefrontfaçade,suchofficesshallfronttheprimarystreet.
2. Developmentswithmultiplebuildingsusingtheofficebuildingformshallbeconfiguredinamannerthatincorporateson-sitestreets,driveapproaches,pedestrianwalkways,andothercirculationroutesthroughoutthedevelopment.
B. PrimaryFaçade.Buildingsusingtheofficebuildingformshallhaveclearly-defined,highlyvisibleprimaryfacadesthatincludeatleasttwoofthefollowingdesignfeatures:
1. Canopiesorporticosabovetheentrance
2. Roofoverhangsabovetheentrance
3. Entryrecessesorprojections
4. Raisedcornicedparapetsabovetheentrance
5. Gabledroofformsorarchesabovetheentrance;or
6. Architecturaldetails,suchastileworkormoldings,integratedintothebuildingbuildingandaboveordirectlyadjacenttotheentrance.
C. Materials.Allexteriorwallsonabuildingusingtheofficebuildingformvisiblefromastreetorparkingareashallbebrick,castconcrete,stone,marble,split-facedmasonryblock,orsimilar
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material.Stucco,EIFS,architecturalmetalpanels,orcorrugatedmetalsmaybeusedasaccentmaterialsonlyandshallnotbetheprimarymaterialusedonanyexteriorwallvisiblefromastreetoradjacentpublicparkingarea.
D. Facades.Buildingsshallbeconstructed,throughtheuseofmaterials,designelementsorarchitecturaldetails,toemphasizetheproportionofheighttowidthsothatbuildingfacadesareverticallyoriented.
1. HorizontalFaçadeArticulation.
a. Buildingsusingtheofficebuildingformshallhaveanidentifiablebreakbetweenthegroundfloororsecondfloorandupperfloors.Thisbreakmayconsistofachangeinmaterial,achangeincolor,orarchitecturaldetailsintegratedintothebuilding.
b. Buildingsusingtheofficebuildingformthatexceedthreestoriesinheightshallincorporateafaçadetreatmentalongthetopstoryandtheroof.Treatmentsmayincludethree-dimensionalcornicetreatmentsincorporatingintegratedmaterialsandarchitecturaldetails,slopingroofs,steppedparapets,oralignedopeningsandarticulations.
E. Windows.
1. Atleastforty(40)percentofthewidthofthegroundflooroftheprimaryfacadeshallbeoccupiedbywindowsordoorways.Forthepurposesofthissection,thegroundfloorfaçadeconsistsoftheportionofthefaçadefromfinishedgradetotheroofdeckofthegroundfloor,or14feet,whicheverisless.
2. Allstreet-levelwindowsshallbevisuallypermeable.
3. Windowsshallbesettotheinsideofthebuildingfacewall.
F. Roofs
1. Roofformsshallbedesignedtocorrespondanddenotebuildingelementsandfunctions,includingprimarypedestrianentrancesandcolonnades.
2. Allrooftopequipmentassociatedwithabuildingusingtheworkplacebuildingformshallbescreenedfromviewfromallstreets.
3. Skylightsshallbeflat.
G. Drive-ThroughFacilities.Wherepermitted,drive-throughfacilitiesassociatedwithofficebuildingsshall:
1. Beprohibitedalonganysidewithstreetfrontage.
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2. Bearchitecturallyintegratedwiththebuilding.
3. Allowremotedrive-throughbuildingsthatarelocatedtotherearoftheproperty.
H. PedestrianCirculation.Buildingsusingtheofficebuildingformshallprovidefullpedestrianaccessacrossthefrontfaçadeintheformofasidewalkatleastsixfeetwide.
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17.21.170CommercialRetailBuilding.TheCommercialRetailbuildingformisrequiredforsmallandmoderatescalecommercialandretailuses.
A. Orientation
1. SingleBuildingDevelopment.DevelopmentcomposedofasinglebuildingusingtheCommercialRetailBuildingformshallbeorientedsothattheprimaryfaçadefacesthestreetfromwhichthebuildingderivesitsstreetaddress.
2. MultiBuildingDevelopment.Developmentcomposedofmultiplebuildingstotaling15,000squarefeetormoreandusingthecommercial/retailbuildingformshallbeconfiguredto:
a. Breakupthesiteintoaseriesofsmallerblocksdefinedbyon-sitecompletestreets,driveaislesandinternalstreets,pedestrianwalkways,orothercirculationroutes;
b. Framethecornerofanadjacentstreetintersectionorentrypointintothedevelopment
c. Frameandencloseamainpedestrianorvehicleaccesscorridorwithinthedevelopmentsite
d. Frameandencloseonatleastthreesidesofparkingareas,publicspaces,orothersiteamenities;or
e. Frameandencloseoutdoordiningorgatheringspacesforpedestriansbetweenbuildings.
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3. OutparcelDevelopment
a. Tothemaximumextentpracticable,outparcelsandtheirbuildingsshallbeclusteredinordertodefinestreetedges,entrypoints,andoutdoorseatingandgatheringareas
b. Outparcelsshallbeconsolidated.
c. Spacesbetweenbuildingsandoutparcelsshallbeimprovedtoprovidesmallscalepedestrianamenitiessuchasplazas,seatingareas,pedestrianconnections,gatheringspaces,orwell-landscapedparkingareas.
B. Materials.Primarymaterialsshallconsistofdecorativeglass,integralcolorblock,metalpanel,tile,cementitiousfiberboard,ormaterialsorsimilarqualityanddurability.MetalsidingshallnotbeaprimarymaterialonanyfaçadeofabuildingusingtheCommercialRetailbuildingform.
C. PrimaryFacades.Primaryfacadesonbuildingsusingthecommercialretailbuildingformshallincorporateatleasttwoofthefollowingdesignelements:
1. Variationsinroofformandparapetheights;
2. Wallrecessesorprojectionsofaminimumdepthoftwofeetatleastevery40feet.
3. Distinctchangesintextureandcolorofwallsurfaces
4. Verticalaccentsorfocalpoints.
5. Ground-levelarcadealongthefulllengthoftheprimaryfaçade.
Inaddition,allprimaryfacadesshallincorporateabuildingcanopy,awning,orsimilarweatherprotectionalongthebuilding’sprincipalpublicentrance,projectingatleastfourfeetfromthefaçade.Inaddition,primaryfacadesincorporatevisuallyprominentbuildingentrancesthroughtheuseofatleastoneofthefollowingfeatures:
1. Secondaryroofstructures,oraparapetroofwithtransitions,usedtoaccenttheprincipalpublicentrance.
2. Outdoorpedestrianfeaturessuchasseatwallsandlandscaping,orpermanentlandscapedplanterswithintegratedbenches.
3. Architecturaldetailssuchastile,metal,stone,precastorcementboardworkandmoldingsintegratedintothebuildingstructure.
D. SecondaryFacades.
1. Allsecondaryfacadesvisiblefromapublicrightofwayorinternalvehicularorpedestrianaccesslaneshallincludeasimilarlevelofarchitecturaldetailandtreatmentconsistentwiththeprimaryfaçade,andshallincludesimilarcolorsandmaterials.
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Secondaryfaçadewallsshallincludeeitherawindow,afunctionaldoorway,oranotherarchitecturaldetailtomatchthearchitecturalarticulationoftheprimaryfaçade.
2. Allothersecondaryfacadesmayincludeareducedlevelofarchitecturaldetailandtreatmentconsistentwiththeprimaryfaçade.
E. Windows.CommercialRetailBuildingsshallcomplywiththefollowingwindowrequirements:
1. Allstreetlevelwindowswithin20feetoftheprincipalpedestrianentranceofamulti-tenantbuildingshallbevisuallypermeable.
2. Frontfaçadewallsshallincludeawindoworfunctionalgeneralaccessdoorwayperthefollowingstandard:
a. Every24feetforbuildingsof40,000squarefeetoflessinsize;and
b. Every40feetforbuildingslargerthan40,000squarefeetinsize.
F. Drive-ThroughFacilities.Drivethroughfacilities,wherepermittedasaccessoryusesassociatedwithcommercialretailbuildingsshallincludeacanopyorroofthatisarchitecturallyintegratedwiththebuildingandthatmirrorstheroofformoftheprimarybuilding.
1. Location.Drivethroughwindowsarenotpermittedonfacadesthatfacearight-of-way,unlessexistingsiteoraccessconditionsprohibitadrivethroughwindowonafaçadethatdoesnotfacearight-of-way.Insituationswhereadrivethroughwindowisrequiredonastreetfacingfaçade,thebuildingshallincorporateafive-footlandscapedbufferbetweenthedrive-throughlaneandtheadjacentparkingorright-of-way.
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17.21.180CommercialBayBuilding
TheCommercialBaybuildingformisrequiredforaretailstorefrontandaservicebuildingwithbaydoors.
A. CompliancewithStandardsforCommercialRetailBuildingForm.Inadditiontothestandardsinthissection,BuildingsusingtheCommercialBayFormusesshallbesubjecttothestandardsforaCommercialRetailBuilding.IntheeventofaconflictbetweentheCommercialRetailBuildingFormstandardsandtheCommercialBayBuildingFormstandards,thesestandardsshallapply.
B. OverheadDoors.CommercialBaybuildingsmayutilizeoverheaddoors,subjecttothefollowingstandards.
1. Doorwidth.Overheaddoorsmaynotexceed22feetinwidth.
2. Transparency.Atleast40percentofeachoverheaddoorvisiblefromapublicright-of-wayshallbetransparentorsemi-transparent.
3. Doormaterialsandcolor.Overheaddoorsthatarevisiblefromapublicright-of-waymustutilizematerialsandcolorsthatarecomplementaryandarchitecturallyintegratedintotheoverallbuildingdesign.
4. Facadeswithoverheaddoorsshallincorporateacanopyorawningoverthedoor,sconcesorotherdecorativelighting,orsimilararchitecturalelements.
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17.21.190LargeFormatRetailBuilding
Thelargeformatretailbuildingformisrequiredforretailbuildingscontainingsingle-tenantretailsalesusesthatexceed30,000squarefeetinsize.
A. CompliancewithStandardsforCommercialRetailBuildingForm.Inadditiontothestandardsinthissection,BuildingsusingtheLargeFormatRetailBuildingFormusesshallbesubjecttothestandardsforaCommercialRetailBuilding.IntheeventofaconflictbetweentheLargeFormatRetailFormstandardsandtheCommercialRetailBuildingFormstandards,thesestandardsshallapply.
B. Applicability
1. Thesestandardsapplyforbuildings30,000squarefeetinsizeormorethatareoccupiedbyoneormoreprimaryretailsalesestablishmentsinasinglebuilding.
2. Buildingsthatcontainaccessoryretailusessuchasacoffeeshop,restaurant,bank,orotheraccessoryuseinadditiontoaprincipalretailsalesestablishmentshallnotbeexemptedfromthesestandards.
C. CustomerEntrances.EachbuildingusingtheLarge-FormatRetailBuildingFormfacingastreetshallincludeatleastonecustomerentrance,exceptthatnobuildingshallberequiredtoprovideentrancesonmorethantwosidesofthebuildingthatfacestreets.Inadditiontotheprimaryfaçaderequirementsforcommercialretailbuildings,allcustomerentrancesmustfeatureanoutdoorplazaadjacenttotheentrancehavingseatingandaminimumdepthof20feet.
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D. Windows.
1. Theprimaryfacadeoflargeformatretailbuildingsshallprovidewindowsforatleast30percentofthegroundfloorfaçade.
2. Allother facadesof storefrontbuildings thatarevisible fromstreetsorpublicparkingareasshallprovidewindowstoconstituteatleast20percentofthefaçade.
3. The land use authority may decrease the window requirement to 15 percent of thegroundfloorfaçadewhereafaçadefacesresidentialuses.
4. Forthepurposesofthissection,thegroundfloorfaçadeconsistsoftheportionofthe
façadefromfinishedgradetotheroofdeckofthegroundfloor,or14feet,whicheverisless.
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17.21.200Flex/IndustrialBuilding
TheFlex/Industrialbuildingformisrequiredformanufacturing,lightindustrial,andflexiblebusinessbuildings.
A.Orientation
1. Buildingsusingtheflex/industrialbuildingformshallbeorientedsotheprimaryfaçadefacesthestreetfromwhichthebuildingderivesitsstreetaddress.
2. Industrialoperations,includingloadingbays,shallbescreenedfromviewfromaprivateroadorpublicright-of-way.
3. Accessorystructuresorusesshallnotfrontastreet,andshallbelocatedinamannerthatminimizestheirimpactsonadjacentuses.
B. Materials
1. AllexteriorwallsofabuildingusingtheFlex/Industrialbuildingformshallbecladwithmaterialsthataredurable,economicallymaintained,andofaqualitythatwillretaintheirappearanceovertime,includingbutnotlimitedto:
a. Naturalorsyntheticstone;
b. Brick;
c. IntegralcolorCMU;
d. High-qualitypre-stressedconcretesystems;
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e. Finishedandtreatedtilt-upconcretepanels;
f. FloatfinishEIFS;or
g. Glass
2. Buildingfacadesutilizingmetalsiding,unfinishedoruntreatedtilt-upconcretepanels,orstandardsingle-ordouble-teeconcretesystemsarenotallowedonanyfaçadevisiblefrompublicorprivatestreets,parkingareas,oradjacentresidential,institutional,orcommercialuses.
C. PrimaryFacades.PrimaryfacadesonbuildingsusingtheFlex/Industrialbuildingformshallincorporatewallrecessesorprojectionsofaminimumdepthoftwofeetatleastevery60feetorforeachprincipalentrance,whicheverisgreater.Inaddition,atleasttwoofthefollowingdesignelementsarerequired:
1. Variationsinroofformandparapetheights;
2. Distinctchangesintextureandcolorofwallsurfaces
3. Verticalaccentsorfocalpoints.
D. Windows.Allfacadesfacingastreetorparkinglotshallprovidewindowsforaminimumof20percentofthefaçade.
E. RearandSideLoadingandServiceAreas.Loadingandserviceareasshallbeseparatedfromcustomerparking,pedestrianareas,andmaindriveaisles,andshallbeconfiguredtoavoiddisruptionofprimaryvehicularaccessandcirculation.
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17.21.210AccessoryStructuresforNon-residentialBuildings.Accessorystructuressupportaprimarystructureanduseonasite.
A. Orientation.Exceptforfuelpumpcanopies,accessorystructuresorusesshallnotfrontastreet,andshallbelocatedinamannerthatminimizestheirimpactsonadjacentuses.
B. HeightandAreaRequirements.Exceptforfuelpumpcanopies,accessorystructuresmaynotexceedtheheightorareaoftheprimarystructureonthesite.
C. RoofTypes.Accessorystructuresshallincorporatethesamerooftypeandpitchifapplicablethatisusedfortheprimarystructureitserves.
D. Materials.Accessorystructuresshallusematerialsthataresimilarinqualityanddurabilitytomaterialsusedontheprimarystructureitserves.
E. FuelPumpCanopies.Fuelpumpcanopiesshallincorporatematerialsusedintheprimarystructureitserves.Canopylightingshallberecessedandflushwithitsunderside.Columnsshallbeintegratedwiththedesignoftheprimarystructureitserves.
