(a) Purpose: The Urban Residential District (URD) is established to complement existing residential neighborhoods by providing an improved diversity of housing types, scale, affordability, and character in areas where they can best be served by city services and infrastructure and is intended to be located on significant transit corridors and/or in high growth areas. The Urban Residential District is designed to provide new development and redevelopment opportunities that encourage urban scaled residential structures that relate to the street and character of Asheville's urban areas. While housing types that are economically viable and pedestrian oriented will be emphasized, a mix of other compatible activities, especially those that support residential uses within walking distance, will be permitted. It is also intended that this district enhance and maintain the transportation connectivity through the promotion of multi-use greenway paths, sidewalks, and public transit.
(b) Allowable land uses. All permitted uses, special uses, conditional uses and uses expressly prohibited are identified in subsection 7-8-1(d), Table of Permitted Uses. Standards for special uses and conditional uses can be found in article XVI of this chapter.
(c) Reserved.
(d) Reserved.
(e) Reserved.
(f) Development standards.
(1) Density standards. Maximum residential density shall be 35 dwelling units; or 70 dwelling units if 20 percent of the dwelling units are designated affordable. Projects including affordable units must provide a declaration of deed restrictions ensuring that rents or sale prices will remain affordable for the first ten years after completion, increasing by no more than three percent per year, or the annual increase in the Consumer Price index, whichever is lower. Also, such units must be reserved for qualified households in a form satisfactory to the city attorney.
(2) Building Templates
A). Mid-Block Parcel: Mixed Use/Single Use Structures
B). Corner Lot Parcel: Mixed Use/Single Use Structures
C). Additional Features and Site Additions
Courtyard: Buildings incorporating courtyards may have the courtyard portion of the building recessed beyond the main building facade up to 1/2 of the overall depth of the building.
These elements can strengthen the project usefulness and livability by building residents, office tenants and the overall community and can be either public or private in nature. Hardscape features and courtyards can count towards open space requirements. Landscaping shall be provided as required by of this chapter. Street trees, awnings, arcades, seating areas and other pedestrian uses may be placed in the setback area or the public right-of-way with an approved encroachment agreement from the city or NC Department of Transportation as applicable.
(3) Building size: Building size is limited to a maximum footprint of 10,000 square feet. The maximum total building floor area shall be 30,000 square feet.
(4) Lot size:
Single-family, attached: | 1,800 square feet (min.) |
2,500 square feet (max.) | |
Single-family, detached: | 2,000 square feet (min.) |
3,500 square feet (max.) | |
Multi-family | 3,500 square feet (min.) |
Front and street side: Minimum zero feet and maximum 15 feet from right-of-way line, except as follows. Front and street sides adjacent to proposed Wilma Dykeman Riverway (currently, Swannanoa River Road, Thompson Street, Meadow Road, Lyman Street, and Riverside Drive) shall observe a build- to line consistent with the projected road-widening plan and/or limits of floodway designation.
Side: None
Rear: None
(6) Height standards: For multifamily development: Minimum 2 stories and maximum 4 stories with a maximum height of 54 feet. For single-family development, the maximum height shall be 40 feet.
(7) Impervious surface standards. The maximum impervious surface coverage in the Urban Residential District shall be 90 percent. Where feasible, the pervious surface areas should be located at the lower sections of the site to intercept storm water runoff and provide opportunities for ground water recharge.
(8) Landscaping/buffering standards. Landscaping and/or buffering shall be provided as required by section 7-11-3 of this chapter with the exceptions noted below. In the Urban Place District, street trees may be provided in the front building setback or the street right-of-way (with an approved encroachment agreement) as a part of a streetscape plan that may be proposed or in place for the corridor.
(9) Parking/loading standards. Parking and loading facilities shall be provided as required by section 7-11-2 of this chapter with the following additions:
a. Parking shall be provided at the side or rear of the structure and not closer to the street than the face or edge of the structure; On corner lots, the side of the building that fronts on the secondary street is also considered a front or face of the building.
b. Parking may be provided in the street right-of-way adjoining the property as on-street parking with the approval of the city Traffic Engineer or the NC Department of Transportation. This parking may be applied towards the parking requirement when on-street parking is located within 500' of the main entrance except on streets where the primary uses are single-family residential.
c. Uses in the Urban Place District are permitted up to a 50 percent reduction in the minimum number of parking spaces required by section 7-11-2 of this chapter provided that transit shelters, pedestrian amenities and/or bike racks are provided. Pedestrian amenities may include but are not limited to wide sidewalks, public courtyards, and public park areas.
d. Shared and remote parking is encouraged and may count for up to 100% of the required parking so long as the parking is within 500 feet of the property. Parcels that are sharing parking areas or providing remote parking shall bring the parking lots into compliance with parking and landscaping requirements found in article 11, at a minimum, the area that is provided as a part of the shared use. Rules requiring that shared and remote parking areas must be found in the same zoning classification are waived in the Urban Residential District. Residentially zoned areas may not be used to provide shared or remote parking for this district except that non-residential uses in residential districts may be used. Parcels will require a recorded agreement for the shared or remote parking arrangement.
e. Parking structures may be provided as a secondary use in meeting a project's parking requirements; such structures may contain more than the maximum number of spaces required for the associated use(s) if there are shared parking or commercial parking arrangements.
(10) Sidewalk standards. Sidewalks shall be required for all projects with street frontage in accordance with City standards. In addition, sidewalk connections may be required to ensure and provide a safe passageway for pedestrians and patrons to maneuver through the parking area to the entrance of the businesses. If internal cross-access is provided between businesses and parcels, then sidewalks shall be also provided along accessways as needed to insure pedestrian connectivity.
(11) Open space standards. Open space shall be provided as required by the requirements found in section 7-11-4 of this chapter with the addition that all uses (projects) exceeding 10,000 square feet of gross floor for commercial projects or 8 residential units are required to comply. Sidewalk spaces featuring public-pedestrian amenities, outside dining facilities, courtyards and pocket parks are supported and shall count towards open space requirements.
(12) Design and operational standards.
a. Orientation. The front of the building shall be orientated towards the primary access corridor. Building sides should appear similar to their fronts. On corner lots the building or portions of the building must be located at the street corner respecting setback standards unless prohibitive terrain issues are present.
b. Entrances. All buildings shall include a well-defined operable entrance at regular intervals not exceeding 45 feet on each primary façade to encourage access by pedestrians. Secondary entrances may face second tier streets, driveways or parking areas. Buildings on corner lots may place the entrance at the corner, eliminating the need for dual entrances.
c. Façades. When new building façades will be wider than 45 feet, the façade surface shall be subdivided into portions not exceeding this distance by varying setbacks, roof forms, or adding design details such as pilasters or other architectural treatments.
d. Openings on a façade. The openings on a façade shall remain within a void-to-solid ratio of nor more than 45 percent with each façade measured independently. The void-to-solid ratio of the façade includes windows, balconies, arcades, loggias, and galleries. The void-to-solid calculations shall not be applied to, nor include, non-residential uses located on the first floor.
1. Windows. When a non-residential use is located on the first floor, storefront windows shall be evenly distributed at pedestrian level across the length of the façade on the first floor of the building. All storefront windows shall be transparent or lightly tinted and shall not appear false or applied. Windows shall make up at least 60 percent of the area of the street facing first story façade. Upper floors shall have windows evenly distributed across the façade that may differ in size and proportion from the street level windows. Upper story windows shall make up at least 25 percent of the wall surface. Under no circumstances shall the upper floor windows be installed flush with the outer surface of the façade. All windows, except storefronts, shall be operable as hung or casement. Window sills should be provided, and lintels may be shown. Windows are also required along the sides of structures that are visible from roadways or have parking located adjacent to them.
2. Balconies. Balconies shall be used in moderation and shall be integrated into the overall composition of the façade. Balconies shall not be implemented in a monotonous or repetitive configuration. This pertains to both indented balconies (loggias) and to cantilevered ones. Cantilevered balconies shall extend no more than three feet from the building façade and shall be visibly supported by brackets. In the case of balconies that are nearly flush with the façade and associated with inwardly swinging doors (French balconies) there may be as many balconies as there are doors.
3. Arcades, loggias, and galleries. Arcades, loggias, and galleries shall have columns and piers of a width and depth proportion to the height of the element with a width-to-height ratio of between 1:6 and 1:8 but in no case less than 16 inches wide. Arcades and galleries shall overlap the front sidewalk to within eighteen inches of the curb. The interior passage of the arcades/galleries should be a minimum of 12 feet deep with a min. of 14 feet clear from sidewalk to ceiling.
e. Rooftop machinery. The location and masking of rooftop machinery shall be as consciously designed as any other aspect of the building. Adequate parapets shall mask any negative impact from street level, as well as horizontally from adjacent buildings.
f. Signage. See article 13 of this chapter for sign allowance in this district.
g. Variances. Requests for variances of the design and operational standards set forth in this subsection 12 may be granted by the Asheville Planning and Zoning Commission, which is hereby designated to perform the duties of a board of adjustment for this purpose. Requests for variances shall be submitted to the planning and zoning department and considered by the planning and zoning commission at their next available regularly scheduled meeting.
(13) Access and connectivity standards. Sites require a network of internal streets and driveways. Shared access and cross-access with adjoining properties instead of access from the corridor is required where practical to improve and sustain the capacity of the corridor, reduce the number of curb cuts, ensure driver and pedestrian safety, improve the unity of the streetscape, and encourage pedestrian mobility. Stub out connections to neighboring parcels may be constructed if cross access is not available at time of permit approval. Block lengths shall not exceed 600 feet unless precluded by topography or existing block patterns.
(14) Emergency wireless communications. Communication requirements shall be provided as required by section 7-11-9 of this chapter.
(15) Drive-through facilities. Drive through facilities are prohibited in the district.
(16) Gasoline sales. Gasoline sales are prohibited in the district.
(Ord. No. 3028, § 1, 5-27-2003; Ord. No. 3052, § 1(b), 8-26-03; Ord. No. 3156, § 1, 8-24-04; Ord. No. 3272, § 1(b), 7- 26-05; Ord. No. 3262, § 1(c), 7-12-05; Ord. No. 3362, §§ 1(a), (b), 5-23-06; Ord. No. 3394, § 1(a), 9-26-06; Ord. No. 3483, § 1(b), 6-2-07; Ord. No. 3583, § 1(a), 2-12-08; Ord. No. 3643, § 1b, 7-22-08; Ord. No. 3874, § 1o, 6-8-10; Ord. No. 3959, §§ 1k, l, n, p, 4-12-11; Ord. No. 4374, § 1m, 12-9-14; Ord. No. 4361, § 1m, s—w, 3-23-21)