exhibit 1 17.21 - design standards 17.21.010 purpose a. b ... · 10 10 10 5 5 10 10 20 10 20 20 20...

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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.

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.

26

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.

27

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:



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:

31

a. Publicstreets

b. Perimeterstreets


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.

34


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:



M. WasteContainerPlacement.WastecontainersservingaGarden-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.

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


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

40

3. Roofformsshallbedesignedtocorrespondanddenotebuildingelementsandfunctions,includingprimarypedestrianentrancesandarcades.

4. FlatroofsmaybeusedforUrban-styleMultifamilyBuildings.Allflatroofsshallrequireaminimumtwo-footparapetwallalongtheroofline.Thefollowingadditionalconditionsapply:

a. Theparapetshallhaveathree(3)dimensionalcornicetreatment.

b. Theparapetshallextendalongallfacadesofthebuilding

c. Theparapetshallfullyscreenanyroof-mountedequipment.

d. Additionaltwo-footprojectionsorrecessesinthefaçadeplaneevery40feet.


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);

41

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:



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





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.


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.

exhibit 1 17.21 - design standards 17.21.010 purpose a. b ... · 10 10 10 5 5 10 10 20 10 20 20 20...

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