All applications for development in the district shall be evaluated on the basis of the standards described in this section.
(A) Residential Development.
(1) Variety of Design. Specific types of attached housing should be built in small groupings to present large complexes of one housing type. No more than approximately 60 units of any type of townhouse and 100 units of high density units should be built in a single area.
(2) Single Family House Model. A single family housing design vocabulary shall be used in multifamily and attached buildings. This will include but not be limited to identifiable front doors, pitched roofs, architectural facades, and transitional architectural features such as porches, and covered stoops.
(3) Facade Articulation. Buildings shall address the street with varied and articulated facades, frequent entries and windows. Porches and balconies are encouraged. Facades consisting of long blank walls are prohibited.
(4) Outdoor Spaces. Outdoor spaces such as porches and patios shall be used to increase the sense of privacy and security within the housing unit. The boundaries of private outdoor space should be defined with elements such as fencing and landscaping.
(B) Commercial and Office Development.
(1) Height. Buildings over 100 feet in length shall be at least 12 stories in height for at least 30% of the building length.
(2) Entrances. Each building along a public street shall have a clearly identifiable entrance along the sidewalk. Additional entrances may be provided from parking lots on the opposite side.
(3) Facade Materials. All buildings shall exhibit variation and detail in their facades, including high-quality materials. Acceptable primary materials are brick, stone, stucco, EFIS, wood and glass. Acceptable accent materials include rock face concrete block and architectural metal. Other materials may be permitted at the city’s discretion through the site plan review process if they are consistent with the surrounding environment and the purpose of this section.
(4) Building Articulation. Buildings of more than 100 feet in width shall be divided into smaller increments through articulation of the facade. This can be achieved through combinations of the following techniques, and others that meet the objective.
(a) Facade modulation - stepping back or extending forward a portion of the facade.
(b) Vertical divisions using different textures or materials (although materials should be drawn from a common palette).
(c) Division into storefronts, with separate display windows and entrances.
(d) Variation in roof lines by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.
(e) Arcades, awnings, window bays, arched windows and balconies at intervals equal to the articulation interval.
(f) Providing a lighting fixture, trellis, tree or other landscape feature with each interval.
(5) Plazas or Seating. In each commercial area, there should be some outdoor space devoted to public seating, strolling and/or gathering. This space should be integrated into the overall private development, accessible by the system of public walkways, built from long-lasting and attractive materials, usable throughout the year, and lighted for nighttime use.
(C) Streets, Sidewalks, and Transit Facilities.
(1) Streets. To the maximum possible extent, streets should interconnect. Cul-de-sacs should be avoided and only serve locations otherwise inaccessible due to physical or other constraints.
(2) Sidewalks. Sidewalks shall be provided along all streets. Sidewalks shall also connect individual developments within the district.
(3) Streetscape Improvements. All streets shall include boulevard trees and, where feasible, landscaped medians. Street lighting shall be of a common design and be of a pedestrian scale.
(4) Transit. In all developments, provisions shall be made for transit service. This includes bus staging areas, bus stops, passenger shelters, and other facilities necessary for the provision of transit service.
(5) Bicycles. Bicycle racks should be provided near the entrances to commercial buildings.
(D) Parking. Parking shall generally conform to the requirements of § 152.142. Flexibility in design of parking facility shall be allowed when part of a coordinated plan of development and when in conformance with the following standards.
(1) Location. Parking should be located to the rear of commercial buildings, opposite the street.
(2) Shared. Parking should be shared among users to the maximum extent possible so as to reduce the amount required.
(3) On-Street Parking. Each local street should include parallel or angled parking.
(4) Divisions. Commercial parking lots shall be broken by rows of islands or plantings to the extent feasible.
(5) Screening. The view to surface parking areas should be softened by berms, low masonry walls and/or trees and shrubs.
(E) Signs. Unless otherwise amended in this section, all provisions of Chapter 150 of the City Code shall apply.
(1) All signs within a development must conform to a consistent design theme.
(2) With the exception of area identification signs, only monument signs shall be allowed.
(Ord. 2001-949, passed 2-26-01)