1273.04 DEVELOPMENT REQUIREMENTS.

   (a)   Minimum Lot Size and Zoning Requirements: Lot area, width, setbacks, height, lot coverage, minimum floor area, landscaping, lighting and other requirements for the district specified in the following table for the proposed use shall apply to all such uses within a planned unit development, unless modified in accordance with the provisions of Section 1273.04 (b). Parking standards as required for each use shall comply with Chapter 1284 , unless modified in accordance with the provisions of Section 1273.04 (b).

Table 1273.04 Zoning Requirements by Use Type
Land Use Type	Applicable Zoning District
Single family residential	R-3, Moderate Density Residential
Two family residential	R-4, Two Family Residence District
Town home	R-5, Limited Multiple Dwelling Residence District
Multiple family	R-5, Limited Multiple Dwelling Residence District
Retail, service business	B-2, Retail Business District
Office	B-4 Office Park / Research District
Institutional	M-3, Municipal District (Quasi-Public)

 

   (b)   Modification of Minimum Requirements: District regulations applicable to a land use in the planned unit development may be altered from the requirements specified in Table 1273.04, including but not limited to, modification from the lot area and width, building setbacks, height, lot coverage, signs and parking. Unless approved within the provisions of Section 1273.04 (c), the residential density shall not exceed the maximum density as outlined in the corresponding zoning district in Table 1273.04. The applicant for a planned unit development shall identify, in writing, all proposed deviations from the zoning district requirements. Modifications may be approved by City Council during the preliminary development plan review stage, after Planning and Zoning Commission recommendation. Adjustments to the minimum requirements may be permitted only if they will result in a higher quality and more sustainable development, consistent with the purpose of the planned unit development district, as expressed in Section 1273.01 .

   (c)   Density Bonus: In addition to the modification of minimum requirements permitted in Section 1273.04 (b), the City Council, after Planning and Zoning Commission recommendation, may permit an increase in the total number of residential units allowed within a planned unit development where it is demonstrated that at least three of the following amenities will be included within the development:

      (1)   Dedicated common public space is provided in excess of the minimum required, per Section 1273.04(d)(1).

      (2)   One or more parking structures are proposed to meet the minimum parking requirements of this Code.

      (3)   Varying housing types (e.g., single family detached, two-family, townhomes and/or multiple family) will be incorporated into the development.

      (4)   Low impact design (LID) techniques will be employed to minimize storm water runoff and impacts to the City’s storm water sewer system.

      (5)   Additional dedicated paths for pedestrians and cyclists are constructed throughout the development and connecting to adjacent properties and streets.

      (6)   Three or more public benefits, as identified in Section 1273.02(g), will be achieved.

   (d)   Common Public Space: For purposes of the planned unit development requirements, “common public space” is defined as an area of land or water, or a combination of land and water, designed and intended for the perpetual use and enjoyment of the users of the development and/or the general public. Common public space may contain accessory structures and improvements necessary or desirable for educational, noncommercial, recreational or cultural uses. A variety of public space areas are encouraged such as: formal parks, terraces, plazas, squares, picnic areas and playgrounds; pathways and trails; scenic open areas and communal, noncommercial recreation facilities; children’s informal play areas in close proximity to individual dwelling units, and natural conservation areas. At a minimum, the following regulations shall apply to all common public space within a planned unit development:

      (1)   The area of common public space shall not be less than 10 percent of the total land area in. Land dedicated for recreation shall count toward the common public space requirement. All common public space shown on the Final Development Plan must be reserved or dedicated by conveyance of title to a corporation, association or other legal entity, by means of a restrictive covenant, easement or through other legal instrument. The terms of such legal instrument must include provisions guaranteeing the continued use in perpetuity of such open space for the purposes intended and for continuity of proper maintenance of those portions of the open space requiring maintenance.

      (2)   The public space shall meet the following minimum dimensional, contiguity and connectivity requirements:

         A.   The required open space shall be prominently located, along the street frontage of the development to protect or enhance views, located to preserve significant natural features, adjacent to dwellings or commercial users, and/or located to interconnect other open spaces throughout the development or on contiguous properties.

         B.   Required open space areas shall be of sufficient size and dimension and located, configured, or designed in such a way as to achieve the applicable purposes of these regulations and enhance the quality of the development. The open space shall neither be perceived nor function simply as an extension of the rear yard of those lots abutting it.

         C.   If the site contains a lake, stream or other body of water, the City may require that a portion of the required open space shall abut the body of water.

         D.   All required open space areas shall be configured so the open space is reasonably accessible to and usable by residents, visitors and other users of the development. The minimum size of a required open space area shall be 5,000 square feet; provided, however, that the required open space abutting a public street may be less than 5,000 square feet; and, further provided, that the Planning and Zoning Commission may approve other open space areas of less than 5,000 square feet if these areas are designed and established as pedestrian or bicycle paths or are otherwise determined by the Planning and Zoning Commission to be open space reasonably usable by residents, visitors and other users of the development. The minimum average dimension of a required open space area shall be 50 feet.

         E.   Open space areas are encouraged to be linked with any adjacent open spaces, public parks, bicycle paths or pedestrian paths.

         F.   A sign, structure, or building may be erected within the required public space if it is determined to be accessory to a recreation or conservation use or an entryway. These accessory structure(s) and building(s), shall not exceed, in the aggregate, one percent of the open space area. Accessory structures or uses of a significantly different scale or character than abutting residential districts shall not be located near the boundary of the development if they may negatively impact the residential use of adjacent lands as determined by the Planning and Zoning Commission.

         G.   The following areas shall not qualify as required common open space for the purposes of this section.

            1.   The area within any public street right-of-way.

            2.   The area within private road easements.

            3.   Any easement for overhead utility lines.

            4.   Fifty percent of any steep slopes (12 percent or over) and habitats of endangered species.

            5.   Fifty percent of any lakes, streams, detention ponds, wetlands or floodplains that are not generally accessible within the development. “Accessible” shall mean that the feature is bordered by a substantial open space area, park, playground, pathway or reasonable means of access for enjoyment of all owners, visitors or others, in which case the total area may qualify as required common open space.

            6.   The area within a subdivision lot.

            7.   Land within any required yard or setback area.

            8.   Parking and loading areas.

            9.   Fifty percent of the area of any golf course.

   (e)   Connectivity: Pathways for bicycles and pedestrians shall be incorporated throughout the planned unit development and along all perimeter streets to ensure connectivity between uses and with adjacent properties. Pathways and sidewalks shall be constructed in accordance with the City Fairlawn Construction and Material Specifications.

   (f)   Parking: Parking standards as required in Chapter 1284 shall apply.

   (g)   Architecture. The architectural design of buildings must create and enhance the community image. Scale will play an important role in the creation of pedestrian-friendly mixed use development patterns. The regulations of this section are intended to establish a unified character within the district without strict regimentation that would compromise individual style and creativity.

      (1)   Architectural Style and Building Composition (“360 Degree Architecture”).

         A.   Variations in facade elements shall be incorporated into all sides of buildings to minimize the perceived mass and scale:

            1.   Variations in color and/or texture shall be used.

            2.   Any building facade that faces a public street shall be architecturally varied to avoid monotony or the appearance of a blank wall. Compositions that express rhythms and patterns such as windows, columns, pilasters, trellises, wall indentations, arcades, material changes, awnings, canopies, porticos, clerestory, brackets, arches or other features shall be incorporated into the building design in approximately 15 to 35 foot increments to “break-up” the building façade and add interest along the street edge.

         B.   Main entrances shall be clearly identifiable from primary driveways and drop-offs:

            1.   Building entrances shall contrast with the surrounding wall plane.

            2.   Tinted glass, painted doors, or recessed features shall be used to create a shaded effect.

            3.   Doorways shall be framed.

            4.   Primary entrances shall be accessible to handicapped users without complex ramp systems.

            5.   Buildings must incorporate variation in height, mass, roof forms and changes in wall planes in the architectural design to mitigate the linear effect of “strip” development. Physical separation of one building into two or more buildings or facade changes that give the appearance of two or more buildings shall be employed.

            6.   To provide continuity and harmony, some of the materials and architectural features used on the street-facing façade(s) shall be incorporated into all other façades that are visible from a public street, alley, residential use, or parking area.

            7.   The minimum height of all buildings within this district shall be 16 feet.

            8.   The width of building façades along a public street shall be a minimum of 60 percent of the lot width. Significant architectural appurtenances (such as balconies and porches) or outdoor activity space accessory to the use of the building (such as restaurant seating) may be included in the minimum width calculation.

      (2)   Building Materials.

         A.   Exterior building materials shall be factory finished, stained, integrally colored, or otherwise suitably treated. Materials shall be limited to:

            1.   Brick.

            2.   Stone veneer; cultured or natural.

            3.   Insulated glazing and framing systems.

            4.   Architectural pre-cast concrete.

            5.   Painted or stained site-cast concrete.

            6.   Architectural concrete.

            7.   Factory finished, standing seam metal roofing (for application to pitched roof systems only).

            8.   Architectural metal as building accent only.

            9.   Wood.

            10.   Cementitious siding.

         B.   Highly reflective materials such as bright aluminum or metal are not permitted as the primary building material.

         C.   Smooth faced concrete block, tilt-up concrete panels, or metal siding is prohibited on any façade facing a street and not to exceed more than 25 percent of any other façade.

      (3)   Color.

         A.   Colors shall be neutral and natural tones with low reflectivity. Accent and trim colors must complement the effect of the primary building color. Bold, brash, intense, bright, fluorescent, black or metallic accent colors are prohibited, unless approved by the Planning and Zoning Commission for very limited application.

         B.   While subdued or muted colors generally work best as a dominant, overall color, a brighter color may be appropriate for accent elements, such as door and window frames, and architectural details.

         C.   Color palettes for new buildings shall be compatible with the colors of adjacent structures. Architectural detailing shall complement the facade and coordinate with adjacent buildings. Roof colors shall be muted and compatible with the dominant building color.

      (4)   Roof Forms and Rooflines.

         A.   Sloped roofs and roof facades shall be traditional materials, natural or simulated, such as slate, wood shakes, dimensional shingles, metal standing seam, or copper.

         B.   One story buildings are required to have a sloped roof. Sloped roofs shall be a minimum 6/12 pitch and a maximum 12/12 pitch with the eave line at a minimum of 12 feet above grade.

         C.   Buildings two stories or greater may have a flat roof but shall be required to incorporate a parapet wall and cornice treatment along the entire perimeter of the roof.

      (5)   Windows.

         A.   All building facades facing a street shall contain at least 60 percent window glass between the height of two feet and 10 feet above the nearest sidewalk grade. Such glass shall not be tinted more than 15 percent and permit a view of the building’s interior to a minimum depth of four feet. The pattern of window glass shall continue around the corner of the building from the street frontage facade a minimum distance of 10 feet.

         B.   Reflective glass is not permitted.

         C.   The following standards apply to upper story windows, to ensure that any story above ground level continues a repeated pattern for unity and is integral to the building design. Upper story windows are generally smaller than storefront windows at street level, are spaced at regular intervals and give scale and texture to the street edge formed by building facades.

            1.   For any new installation or replacement of upper story windows, the new/replacement windows shall be clear/non-tinted glass.

            2.   Windows shall not be blocked, boarded up, or reduced in size, unless otherwise required by code for securing a vacant structure.

            3.   At least 25 percent (as measured from floor to ceiling) of the façade facing a street and above the first floor shall be window glass.

      (6)   Mechanical Equipment.

         A.   All mechanical equipment such as compressors, air conditioners, antennas, pumps, heating and ventilating equipment, emergency generators, coolers, chillers, elevator penthouses, water tanks, stand pipes, satellite dishes and communications equipment, and any other type of mechanical equipment for the building shall be completely screened from view from the public right-of-way and from adjacent properties by walls, fences, roof elements, penthouse-type screening devices or landscaping, as applicable. All roof-mounted mechanical equipment shall be screened from public view to the height of the equipment. The design, colors and materials used in screening shall be architecturally compatible with the rooftop and the aesthetic character of the building.

         B.   There shall be no exterior fire escapes.

         C.   Ground-mounted mechanical equipment shall be located at the rear of the building or, if located along a side, shall be set back as far from the street-facing façade as practicable.

   (h)   All Other Requirements: Unless otherwise stated, any development standard not addressed within this chapter shall conform to the development standards for each applicable zoning district as identified in Table 1273.04.

(Ord. 2016-062. Passed 8-15-16.)