(A) Zone A District (TC-SPD-1A).
(1) Design Intent. The design intent for this SPD emphasizes denser development at the core of activity centers with density decreasing as it reaches the outlying residential area. This concept for these cores as well as office development areas suggest buildings that will be placed closer together, and closer to street fronts in many areas. In order to maintain the current feel of this SPD created by mostly one- and two-story buildings, certain techniques in building design will be required so that new development will not be in jarring contrast to the existing built environment. Every effort must be made to break down the appearance of facades that face a public street or parking area. An anchor tenant store should ideally be designed to appear as a grouping of smaller stores with the focus on anchor tenant’s main entrance. Multiple entrances into a single anchor tenant store are encouraged, particularly when a semi-independent use is part of that facility, (e.g., a video store or pharmacy as part of a supermarket, or a garden center as part of a home improvement store). All other building facades shall be designed to be compatible to each other in architectural style.
(2) Entrance Orientation.
(a) Entrance orientation refers to the direction of prominent entrances and front facades of a building. Generally, the entrance facade will be the most prominent elevation of a building.
(b) A building may have more than one orientation. The prominent front facade or elevation can face a major collector or corridor while elevations facing local streets, parking or adjoining developments can have secondary facades and entrances. Design the needed entrances with a hierarchy to properly address the view of the building from various orientations.
(3) Building Mass.
(a) Use techniques to reduce the perceived mass of large buildings. When making transitions to lower density areas, modulate the mass of the building to relate to smaller buildings. Heights can be greater if the mass is modulated and other scale techniques are adopted. Reduce height near low density uses.
(b) Use building mass appropriate to the site. Place buildings of the greatest footprint, massing, and height in activity center core areas or at the heart of office developments where the impact on adjacent uses is the least.
(c) Floor-to-floor heights of a building can have an impact on the mass of a building. When articulating large buildings, keep these floor-to-floor dimensions to a minimum.
(d) Also, utilize methods described in (A)(1) above.
(e) Techniques of highlighting foundations, lintels, sills and cornices with contrasting materials and breaking up the mass of the building with bands at floor levels or projections at entries should be incorporated.
(4) Building Configuration and Materials.
(a) Design elements that impact the exterior appearance of a building must be incorporated into the architectural design such as:
1. Facade articulation;
2. Architectural details;
3. Materials and textures; and
4. Color.
(b) Develop a design theme that provides a distinctive character to a specific area within the Special Planning District:
1. Establish design themes at the core of activity centers that: have a palette of materials, forms and features; create a coordinated but inviting mix of buildings and spaces; and establish a unique identity for each activity center; and
2. Establish design themes for residential neighborhoods, such as Colonial Revival styled houses or Neo-Victorian styled houses.
(c) Building Walls.
1. Elevations should be designed by the developer according to the general architectural character as listed in division (A)(1) above.
2. Walls facing a public street or public parking area should be designed in small sections to break up the appearance of a long horizontal wall.
3. Building elements such as canopies, porches, bays or projections should be used to break up the appearance of a long wall.
4. Buildings shall be clad in enduring materials of brick or stone. Split-face block is permitted if it is screened by another building, or on rear elevations. Additionally, split-face block may be used on front or side elevations if it is used as a base course or accent material. Concrete products made to simulate brick are also conditionally permitted. Precast concrete panels should only be used on the rear or side facades of anchor tenant buildings.
5. Stucco or EIFS systems are only permitted four feet above finished floor level. If stucco is used as a primary material, it should incorporate changes in depth, plane and other architectural features to add detail and interest to a facade and to avoid the appearance of a monolithic wall.
6. Accent materials such as tile, metal, or other appropriate traditional regional materials are encouraged. Metal shall not be used as a primary material on a facade.
7. All walls facing a public street or parking area shall be animated by change in color, material, fenestration, or change in the depth of material.
8. Brick, stone, or block shall be laid in a true bonding pattern. No stack bond.
9. The maximum area of a front facade or a facade that faces a public street that is “blank,” meaning of one contiguous material and color without fenestration, accents, or change in material or color, is 625 square feet. The maximum area of blank wall on a side facade that cannot be seen from a public street but faces a public parking area is 2,400 square feet.
10. Where blank facades face a public street or parking area are necessary, trees spaced less than 20 feet on center should be used in front of these facades to gain visual interest and human scale.
11. Front facades and side facades that face a public street shall be animated with changes in material and/or color. Additionally, all facades shall be designed to have a base, middle, and top.
(d) Windows and Doors.
1. Windows shall be of square or vertical proportion. Roundtop are permitted per approval.
2. The primary glass used on front facades and particularly around entrances shall be clear glass. Glass should be used to break up the box-like, interior-oriented character of anchor tenant buildings, and to connect the interior of the store to the outside. Spandrel glass or display window glass may be used to supplement clear glass areas and to animate a facade. Where display windows occur, they shall be lit from within the store.
(e) Building Roofs, Parapets, and Cornices.
1. If a change in parapet height exceeds two feet, the parapet shall return 90 degrees on both sides by a minimum of one foot, four inches.
2. Elevations or portions of elevations that are visible from a public street or parking area shall incorporate a cornice to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of one foot in height.
3. All roof-top equipment in excess of two feet high shall be screened from the street level.
(f) Building Height/Area. Maximum building height is 35 feet above ground level finish floor. This includes entrance parapets, architectural elements, and other accent features. Total building areas shall not exceed 100,000 gross square feet (combined floors).
(g) Building Entrances and Exits. All entrances and exits intended for uses by the public shall incorporate glass areas, using clear glass, exclusive of the doors facing a public street or public parking area.
(h) Additions and Expansions. Any additions or expansions to an existing store must be architecturally consistent to the existing structure in the use of color, materials, fenestration, scale, and other architectural features as approved by the Planning Commission.
(6) Outdoor Displays.
(a) Items for outdoor display shall be undercover with some screening. They may be set behind a transparent or semi-transparent wall plane. This wall plane may be in the form of a glass/greenhouse-type wall, an arcade with a canopy or awning above, a pavilion, a trellis, or an ornamental fence.
(b) An eight-foot clear minimum distance shall be maintained for walking when outdoor displays occur at sidewalks.
(7) Outdoor Dining Areas. Outdoor eating areas may encroach into the sidewalk but must leave a minimum of six feet width clear for walking. Outdoor eating areas are encouraged to establish an edge to the eating area through the use of movable bollards, planting, or a fence with a minimum height of two feet, six inches.
(8) Outdoor Sales. Outdoor sidewalk sales, with outside cash register, are limited to 72 hours duration and no more than two such sales are permitted per month. This does not prohibit outdoor displays as referenced in division (A)(6) above.
(9) Color. Color is an integral element of the overall design and this Special Planning District must include the following:
1. A coordinated palette of colors created for each development. This palette must be compatible with adjacent developments;
2. Set the color theme by choosing the color for the material with the most area. If there is more roof than wall area in a development, roof color will be the most important color choice and will set the tone for the rest of the colors;
3. Limit the number of color choices. Generally, there is a wall color, trim color, accent color, and roof color;
4. Use natural tints of materials such as reds, browns, tans, grays, and greens as primary colors. Save bright accent colors for awnings and signs on commercial buildings; and
5. Use color variation to break up the mass of a building and provide visual interest.
(B) Zone B District (TC-SPD-1B).
(1) Design Intent. This district of assembly, business mercantile, community, mixed use, institutional, combined with different densities of residential and lifestyle community housing is to be designed with strong consideration given to controlled pedestrian and vehicular circulation. Homes are to be oriented to have natural views and connection to land that must be preserved as an open public green space for recreation. Site designers and developers are to use ingenuity and imagination in keeping with the overall land use and open space objectives of the district. This SPD allows more creative and flexible design of the built environment than possible with existing zoning, and allows creative use of the clustering and density averaging concepts to concentrate homes on the site in order to maximize common open space. Every effort should be made to connect pedestrian trails with other public amenities for public access. Residential neighborhoods should incorporate pavilions and indoor recreation facilities. The design should include curvilinear streets and irregular shaped blocks. Cluster type homes should be designed with front porch neighborhood style with garages being in the rear, serviced by alleys for parking and service vehicles.
(3) Building Configuration and Materials.
(a) Specific Types of Buildings. For all assembly, business, mercantile, community, mixed use and institutional, refer to division (A)(4) above unless noted otherwise below.
(b) Building Height/Size. Maximum building height is 35 feet above ground level finish floor. This includes entrance parapets, architectural elements, and other accent features. Building areas shall not exceed 60,000 gross square feet (total of all floors combined) unless noted otherwise in this chapter.
(c) Low-Density Single-Family Conventional Detached Residential Dwellings.
1. Density. The maximum density permitted in this district is two units/acre with a minimum lot width of 100 feet.
2. Landscaping. Detailed landscaping plans to be submitted to the city by the developer. Plans will include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park. In addition, general minimum requirements for landscaping of private yards will be submitted to the city for approval.
3. Infrastructure. Provide drawings of proposed infrastructure per current Residential Building/Zoning Codes.
4. Screening/Fencing. A tree line shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.
5. Exterior Lighting. The developer must have gas ornamental lighting standard for use in the public right-of-way to the city for approval. Light fixtures should be pole-mounted and should not exceed 15 feet in height. If alleys are proposed, they should be lit with automatically-timed light fixtures that are mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.
6. Homeowners Association (HOA)/Design Review Committee.
a. A homeowners or condominium association must be established prior to the transfer of title of any lot or unit as the case may be and approved by the Director of Law.
b. A Design Review Committee shall be established as part of the homeowners association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Design Review Committee.
7. Floor Area Requirements.
a. Units shall have a minimum floor area of 1,800 square feet of living space on the first floor of ranch style homes and a minimum 1,200 square feet on the first floor for two-story homes with a total minimum living area of 2,000 square feet.
b. All units shall have full basements.
c. Refer to § 1268.02 for accessory uses permitted.
8. Building Materials/Elements.
a. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. EIFS or stucco may be used from the second floor level up.
b. No vinyl lap siding on front facade (horizontal or vertical) is permitted.
c. When using brick, a standard modular brick shall be used. No split-face masonry permitted in front facade.
d. Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.
e. Frieze trim is required under overhands and gables on front elevations.
f. Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with a base and capital. Railing/column details in combination are encouraged to vary from house to house.
g. Lintels in masonry walls should be brick soldier courses, stone, or precast concrete.
h. Trim and corner boards may be wood, vinyl, EIFS, or pre-formed composite materials.
i. No exposed wolmanized wood is permitted on front facades.
j. No two houses in a row should have the same color combination of wall, brick and stone.
k. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture.
9. Windows and Doors.
a. Rear elevations should have a minimum of two windows per elevation.
b. Windows shall be of square or vertical proportion.
c. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.
10. Building Roofs. Primary roofs shall have a minimum 6:12 roof pitch. Porches shall have a minimum 3:12 roof pitch.
11. Building Height. Maximum building height is 35 feet above grade for primary structure.
12. Building Entries/Porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a four-foot deep overhang is encouraged.
c. All full porches shall be a minimum of six feet deep. Entry coverings and stoops shall be a minimum of three feet deep.
13. Garages.
a. Garages must be attached.
b. Front elevations shall be designed to de-emphasize the visual impact of the garage. Front-access garage should be set back a minimum of two feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door. A minimum two-car garage is required. Maximum garage size is 840 square feet for two-car and 1,200 square feet for three-car garages.
14. Accessory Buildings.
a. One detached accessory building is permitted and shall be limited to the rear yard, shall not be greater than 144 square feet, shall be designed with materials and style similar to the principal dwelling on the property, and shall otherwise be in accordance with § 1268.02.
b. The total area of the lot that is covered with principal and accessory buildings shall not exceed 20% of the lot area.
15. Swimming Pools. Only in-ground swimming pools are permitted as defined and regulated by Chapter 1332
. These pools are not subject to the 20% coverage and the square foot limitations listed above. Setback requirement for pools are established in Chapter 1268
.
16. Fences. Fences are permitted in the rear yards only and as specified in Chapter 1312
. No chain-link fences are permitted in the Special Planning District.
17. Rear Paved Areas. Rear yards may have paved areas intended for active recreational purposes such as basketball or similar activities, but must stay within the existing extended side yard setbacks of the house and a minimum of 25 feet from the rear lot line.
18. Brick Exposed Foundations. There shall be a minimum of 16 inches between exterior wall finishes and the final grade. On elevations facing a street, the exposed foundation shall be covered with brick or stone (no split-face masonry is permitted). On the other elevations exposed foundation walls shall be covered with brick, stone or masonry with a surface design. Textured or patterned poured walls shall be permitted.
19. Principal Frontage. Conventional lots shall have their principal frontage on interior street.
20. Chimneys. Chimneys for all gas or wood burning fireplaces shall have brick or stone exteriors, with the exception of direct-vent fireplaces.
21. Overhangs. All homes shall have overhangs at the soffit and gutter with a minimum of 12 inches.
22. Front Face Materials. Twenty-five percent of all homes shall have 100% of the surface area of walls facing the street clad with brick or stone to add interest, value, and character to the streetscape. Seventy percent of the remaining conventional single-family homes will have some brick or stone treatment or accent to enhance interest, value, and character. Such treatment shall approximate 20% of total surface area facing the streetscape. This provision shall apply to both exposed foundation walls facing the street for corner lots.
23. Tree Lawn. Trees shall be planted in the street right-of-way in front of each conventional single-family home. Tree plans showing characteristics of acceptable varieties, sizes, spacing and planting requirements shall be prepared by a landscape architect or certified arborist and approved by the Planning Commission. Tree plans may specify that specific varieties shall be uniformly planted on an entire street or neighborhood.
24. Basements. All homes shall have full basements, under the main part of the structure, unless such basements are not practicable because of the unique environmental characteristics of the site in relationship to the proposed location of the dwelling units and are adjacent to a floodplain. Add-on family rooms, garages and similar structures beyond the basic habitable area of the home shall not require full basements. The main part of the structure shall be the standard floor plan of any given model, with a minimum of a basement of 900 square feet.
(d) Medium Density Single-Family Detached & Attached Cluster Residential Dwelling.
1. Density. The maximum density permitted in this district is four and one-half units/acre, with a minimum lot width of 65 feet.
2. Landscaping. Detailed landscaping plans to be submitted to the Building Commissioner by the developer and forwarded to the Planning Commission for approval. Plans will include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park. In addition, general minimum requirements for landscaping of private yards will also be submitted for approval.
3. Infrastructure. Developer must submit drawings of proposed infrastructure per current residential building regulations and zoning codes.
4. Fencing. Fencing must be approved by the Planning Commission and installed by the developer. Fences must be maintained by the homeowners association. Refer to division (B)(3)(d)6. of this section for HOA requirements. No other fencing is permitted. A tree line shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.
5. Exterior Lighting. The developer must submit gas ornamental lighting standard for approval and use in the public right-of-way. Light fixtures must be pole-mounted and should not exceed 15 feet in height. If alleys are proposed, they should be lit with automatically-timed light fixtures that are
mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.
6. Homeowners Association (HOA) Design Review Committee.
a. A homeowners association must be established prior to the transfer of title of any lot or unit as the case may be and approved by the Director of Law.
b. A Design Review Committee shall be established as part of the homeowners association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Design Review Committee.
7. Floor Area Requirements.
a. Units shall have a minimum floor area of 1,200 square feet of living space on the first floor of ranch style homes and a minimum 1,000 square feet on the first floor for two-story homes with a total minimum living area of 1,500 square feet.
b. Partial basements are required.
c. Refer to § 1268.02 for accessory uses permitted.
8. Building Materials/Elements.
a. Unity in groups of single-family cluster units shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, color, landscaping, setbacks and related features are the same as low-density housing in this division (B). However, these same elements shall also be used to prevent excessive uniformity in design elements within a cluster.
b. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. EIFS or stucco may be used from the second floor level up.
c. When using brick, a standard modular brick shall be used. No split face masonry is permitted in the front facade.
d. Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.
e. Corner boards are required on non-masonry walls on front facades and should be a minimum of four inches wide.
f. Frieze trim is required under overhangs and gables on front elevations.
g. Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with base and capital.
h. Railing/column details in combination are encouraged to vary from house to house.
i. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
j. Trim and corner boards may be wood, vinyl, EIFS or pre-formed composite materials.
k. Overhangs at eaves shall be a minimum of 12 inches.
l. No exposed wolmanized wood is permitted on front facades.
m. No two houses in a row should have the same color combination of wall, trim, windows, and shutters.
n. Where wood-burning fireplaces occur, chimneys shall be faced with brick or stone. No split-face masonry shall be permitted.
o. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture style and of similar materials.
9. Windows and Doors.
a. Rear elevations shall have a minimum of two windows per elevation.
b. Windows shall be of square or vertical proportion.
c. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.
10. Building Roofs. Primary roofs shall have a minimum 4:12 roof pitch. Porches have a minimum 3:12 roof pitch.
11. Building Height. Maximum building height is 35 feet above grade for primary structure.
12. Building Setbacks.
a. Twenty-five feet minimum from front of foundation line to right-of-way line.
b. Fifteen feet minimum rear yard.
c. Ten feet minimum building separation providing no windows on opposing sides.
d. Ten feet minimum side yard.
e. No directly opposing windows on side yards.
13. Building Entries/Porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a two-foot deep minimum overhang is encouraged.
c. All full porches shall be a minimum of six feet deep. Entry coverings and stoops shall be a minimum of three feet deep.
14. Garages.
a. Garages shall be attached.
b. Front elevations shall be designed to de-emphasize the visual impact of the garage. A garage shall be set back a minimum of two feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door.
c. No accessory buildings are permitted.
d. Driveways must be long enough to park two full-size automobiles without overlapping the sidewalk.
15. Parking. A minimum of one space per each two units is required for guest parking in addition to the driveway parking.
16. Private Outdoor Space. Each unit must have 100 square feet minimum.
17. Ownership. Owner holds a fee simple title to the dwelling and individual lot.
18. Common Space. Thirty percent of the net acreage, excluding right-of-way, shall be common space for recreation facilities (e.g., tennis courts, pools, pavilions, club house).
(e) High-Density Single-Family Attached Cluster Residential Dwelling.
1. Rear Alley System. This high-density development shall be constructed with an integrated rear alley system servicing the garage access, utilities, and trash removal.
2. Density. The maximum density permitted in this district is six units/acre, with a minimum distance between non-attached dwellings of ten feet.
3. Landscaping. Detailed landscaping plans to be submitted to the Building Commissioner by the developer for approval by the Planning Commission. Plans will include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park. In addition, general minimum requirements for landscaping of private yards will also be submitted for approval.
4. Infrastructure. Provide drawings of proposed infrastructure per the current residential building regulations and zoning codes.
5. Fencing. Fencing must be approved and installed by the developer. Fences must be maintained by the homeowners association. No other fencing is permitted. A tree line shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.
6. Exterior Lighting. The developer must have gas ornamental lighting standard for use in the public right-of-way to the city for approval. Light fixtures must be pole-mounted and must not exceed 15 feet in height. If alleys are proposed, they should be lit with automatically-timed light fixtures that are mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.
7. Homeowners Association (HOA)/Design Review Committee.
a. A homeowners association must be established prior to the transfer of title of any lot or unit, as the case may be, and approved by the Director of Law.
b. A Design Review Committee shall be established as part of the homeowners association, set up by the developer. The guidelines for the HOA must be defined in the required developers agreement. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Design Review Committee.
8. Floor Area Requirements.
a. Units shall have a minimum floor area of 1,000 square feet of living space on the first floor of ranch style homes and a minimum 800 square feet on the first floor for two-story homes with a total minimum living area of 1,200 square feet.
b. Partial basements are required.
9. Building Materials/Elements.
a. Unity in groups of single-family cluster units shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, landscaping, setbacks and related features are the same as Low-Density Housing, this division (B). However, these same elements shall also be used to prevent excessive uniformity in design elements within a cluster.
b. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, stone. EIFS or stucco may be used from the second floor level up.
c. When using brick, a standard modular brick shall be used. No split-face masonry is permitted in the front facade.
d. Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.
e. Corner boards are required on non-masonry walls on front facades and should be a minimum of four inches wide.
f. Frieze trim is required under overhangs and gables on front elevations.
g. Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with base and capital.
h. Railing/column details in combination are encouraged to vary from house to house.
i. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
j. Trim and corner boards may be wood, vinyl, EIFS or pre-formed composite materials.
k. Overhangs at eaves shall be a minimum of 12 inches.
l. No exposed wolmanized wood is permitted on front facades.
m. No two houses in a row should have the same color combination of wall, trim, windows, and shutters.
n. Where wood-burning fireplaces occur, chimneys shall be faced with brick or stone. No split-face masonry shall be permitted.
o. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture style and of similar materials.
10. Windows and Doors.
a. Rear elevations should have a minimum of two windows per elevation.
b. Windows shall be of square or vertical proportion.
c. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.
11. Building Roofs. Primary roofs shall have a minimum 4:12 roof pitch. Porches have a minimum 3:12 roof pitch.
12. Building Height. Maximum building height is 35 feet above grade for primary structure.
13. Building Setbacks.
a. Twenty-five feet minimum from front of foundation line to right-of-way line;
b. Fifteen feet minimum rear yard;
c. Ten feet minimum building separation providing no windows on opposing sides; and
d. No directly opposing windows on side yards.
14. Building Entries/Porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a two-foot deep minimum overhang is encouraged.
c. All full porches shall be a minimum of six feet deep. Entry coverings and stoops shall be a minimum of three feet deep.
15. Garages.
a. Garages shall be attached and rear facing.
b. Front elevations shall be designed to de-emphasize the visual impact of the garage. A garage shall be set back a minimum of two feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door.
c. No accessory buildings are permitted.
d. Driveways must be long enough to park two full-size automobiles without overlapping the sidewalk.
16. Parking. A minimum of one space per two units is required for guest parking in addition to the driveway parking.
17. Private Outdoor Space. Each unit must have 100 square feet minimum.
18. Ownership. Owner holds a fee simple title to the dwelling and land within the outside foundation walls.
19. Common Space.
a. Forty percent of the net acreage, excluding right-of-way, shall be common space for recreation facilities (e.g., tennis courts, pools, pavilions, club house). Open common space shall be available and accessible to all residents and for their primary use;
b. Green space shall not be less than 2,500 square feet;
c. Preserve natural amenities such as outcroppings, tree stands, ravines, ponds, and stream channels; and
d. Provide pedestrian access to all areas.
(f) Lifestyle Community Housing.
1. Purpose.
a. The Lifestyle Community Housing is proposed to accommodate (in one unified development) creatively planned types of facilities that functionally meet the housing needs of our increasingly aging population.
b. With our life expectancies continually rising and the upcoming retirement of the healthy Baby Boomers generation, housing needs have changed over the last several decades, thus requiring municipalities to be proactive in zoning regulations to accommodate population and provide choices.
2. Definition. “Lifestyle Community Housing” is defined as a self-contained development to accommodate two basic types of residents:
a. Type 1 (Apartments): individuals who (regardless of age) choose to live in a community of rental units comprising a structure of multiple levels with shared hallways and enclosed means of egress.
b. Type 2 (Apartments and age restricted housing): individuals who are 55 years of age and older, or for individuals less than 55 years of age when residing with a family member 55 years of age or older.
3. Development Goals. This District provides for:
a. Higher densities;
b. Increased green space;
c. ADA accessibility;
d. Pedestrian access to activities, shops and restaurants;
e. Adult activities;
f. Campus level security;
g. High level security; and
h. Variety of housing types.
4. Types of Housing.
a. Apartments (no age limit);
b. Independent housing (55 and older);
c. Assisted living (55 and older);
d. Memory care/Alzheimer; and
e. Skilled nursing (not permitted in Special Planning District, but permitted in other parts of the city).
5. Development Density.
a. Apartments shall be constructed with a maximum 12 units/acre.
b. Types of apartments include:
(i) Multi-family structures with central hallways;
(ii) Townhouse style structures (maximum 12 units/bldg.); and
(iii) Single-level attached structures (maximum eight units/bldg.).
c. Independent housing shall not exceed 18 units/acre.
d. Assisted living and memory care/Alzheimer facilities shall not exceed 20 units/acre.
6. Lot Sizes. Lifestyle Community Housing Developments shall have a five-acre minimum site area.
7. Building Height. Story maximum with a 45-foot maximum height above finish grade.
8. Unit Minimum Floor Areas.
a. Apartments: one bedroom: 650 square feet plus 120 square feet/each additional bedroom.
b. Independent housing:
(i) Studio unit: Four hundred square feet maximum, limited to 10% of facility; and
(ii) One bedroom: Six hundred and fifty square feet plus 120 square feet/each additional bedroom.
c. Assisted living (maximum 20 units/acre):
(i) Studio unit: three hundred square feet, limited to 50% of facility;
(ii) Four hundred square feet minimum floor area per bedroom; and
(iii) Memory care/Alzheimer: 20 units/acre.
9. Building Setbacks. Front yard setback shall be a minimum 30 feet. Corner lots shall comply with the minimum for each street.
10. Side Yard Setback. Shall be a minimum 15 feet and 50 feet when adjacent to a residential district or use only.
11. Rear Yard Setback. Shall be a minimum 25 feet and 100 feet when adjacent to a residential district or use.
12. Parking.
a. Apartments shall have a minimum one space plus one garage/unit.
b. Independent housing shall have a minimum one and one half spaces plus one garage/unit.
c. Assisted living shall have a minimum one space per every two units.
d. Memory care/Alzheimer shall have one space per every two units.
13. Landscaping.
a. Detailed landscaping plans shall be submitted to the Building Commissioner by the developer for approval by the Planning Commission.
b. Plans shall include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park.
c. General minimum requirements for landscaping of private yards shall also be submitted for approval.
14. Infrastructure. Provide drawings of proposed infrastructure per the current Ohio Building Code, local building regulations, and zoning codes.
15. Fencing.
a. Fencing must be approved and installed by the owner as part of the original site development.
b. Fences must be maintained by the homeowners association.
c. No other fencing is permitted.
d. A tree line shall be maintained.
e. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.
16. Exterior Lighting.
a. The developer must have gas ornamental lighting standard for use in the public right-of-way to the city for approval.
b. Light fixtures must be pole-mounted and must not exceed 15 feet in height.
c. If alleys are proposed, they should be lit with automatically-timed light fixtures that are mounted to garages.
d. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.
17. Building Materials/Elements.
a. Unity in housing units shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, landscaping and setbacks.
b. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. EIFS or stucco may be used from the second floor level up.
c. When using brick, a standard modular brick shall be used. No split face masonry is permitted in the front facade.
d. Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.
e. Corner boards are required on non-masonry walls on front facades and should be a minimum of four inches wide.
f. Frieze trim is required under overhangs and gables on front elevations.
g. Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with base and capital.
h. Railing/column details in combination are encouraged to vary from unit to unit.
i. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
j. Trim and corner boards may be wood, vinyl, EIFS or pre-formed composite materials.
k. Overhangs at eaves shall be a minimum of 12 inches.
l. No exposed wolmanized wood is permitted on front facades.
18. Building Entries/Porches. All units shall provide an identifiable entry.
19. Preservation.
a. Preserve natural amenities such as outcroppings, tree stands, ravines, ponds, stream channels.
b. Provide pedestrian access to all areas.
20. Open Green Space.
a. Common open space at a minimum 40% of the total development area shall include, but not limited to:
(i) Outdoor areas;
(ii) Enclosed recreation areas;
(iii) Natural undisturbed areas;
(iv) Paved terraces; and
(v) Sitting areas.
b. Vehicle parking and circulation are not part of an open area.
c. Private Open Space. Each apartment unit must have a private open outdoor space of a minimum of 60 square feet. Private open spaces must be designed to provide privacy for the intended user through screening, landscaping, wall orientations, and the like. Upper level spaces must be provided with balconies of same space restrictions.
21. Ancillary Facilities.
a. Private open space is mandatory in all housing types.
b. The following amenities are preferred and should be given consideration in independent housing, assisted living and memory care/Alzheimer facilities:
(i) Health and counseling offices;
(ii) Craft and meeting rooms;
(iii) Lounge area;
(iv) Areas for recreation/games;
(v) Small kitchen for family gatherings;
(vi) Exercise area;
(vii) Integrated technology (wifi, pure devices); and
(viii) Lifelong learning.
(Ord. 194-12, passed 1-22-2013; Ord. 04-14, passed 2-24-2014; Ord. 23-2020, passed 7-6-2020)