A. Intent and Applicability. Multifamily design standards are additional standards intended to supplement the required zoning district development standards and specific use standards provided in Section 7.2: Permissible Use Definitions and Standards. These design standards shall be required for all new multifamily structures (including triplexes and quadplexes) and developments. Single family and duplex buildings and uses, including Townhouse/Attached Single Family, are exempt from these standards (see Section 8.7.2: Single Family Design Guidelines).
B. Standards. Multifamily design standards are intended to:
1. Promote and enhance pedestrian scale;
2. Feature appropriate levels of building articulation, transparency, and design elements;
3. Limit undesirable design elements and promote desirable design elements;
4. Screen loading and delivery areas and mechanical use areas, including roof top equipment; and
5. Position the primary entrance of a building toward a street.
C. Prohibited Design Elements. The following design elements, which do not promote high quality development or redevelopment, are prohibited:
1. Large, monotonous, unarticulated blank wall surfaces;
2. Exposed and untreated blockwalls;
3. False fronts;
4. Lack of architectural features; and
5. Lack of change in materials.
D. Required Design Elements. The following design elements, which promote a high-quality development or redevelopment, are required for all multifamily buildings subject to this Section 8.7.3:
1. Consistent architectural style, detail and trim;
2. Facades which break down large elements of mass and scale where appropriate;
3. Architectural details and articulation;
4. Material changes reflective of function and appropriately placed;
5. Canopies, porches, stoops, roof overhangs;
6. Shade and weather protection for ground floor entrances;
7. Design elements such as cornice lines, columns, arches; and
8. Various fenestration and transparency elements.
E. Building Orientation and Placement. The following building orientation and placement features are required for all multifamily buildings subject to this Section 8.7.3:
1. Multifamily buildings which abut streets shall be required to be oriented parallel to the street.
2. Multifamily buildings shall not be oriented at an angle to the street.
3. Developments with several multifamily buildings shall cluster buildings along streets or internal rights-of-way to allow for enhanced open space and recreation areas within the area of the development.
4. Developments with several multifamily buildings shall ensure no more than sixty percent (60%) of the off-street parking area for the entire property is located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and parking lots are screened from view by outparcel development.
F. Building Facades. Building form design shall take into account mass, scale, and articulation. Building facades shall be designed with a consistent architectural style, detail, and trim features. Facades which face a street shall include at minimum four (4) of the following elements:
1. A change in plane, such as an offset, reveal or projecting rib. Such plane projections or recesses shall have a width of no less than six (6) inches columns, planters, arches, voids, etc.);
2. Architectural details such as raised bands and cornices;
3. Integrated planters that utilize landscaped areas for decorative details;
4. Awnings or arcades;
5. Covered porches, terraces, lanais, or balconies intended for private use by residents of the multifamily structure;
6. Shutters;
7. Pillars or posts;
8. Bay windows;
9. Roof eaves of at least three (3) inch wide trim;
10. Complementary change in color; or
11. Complementary change in material/texture.
G. Transparency. Building facades shall be designed to have a minimum transparency, through the use of windows and doors, on ground floor and upper floors. Transparency standards shall apply to all sides of a buildings facing any public or private street. Transparency shall not be required for service areas, loading/unloading areas, or those areas not visible from the public or private street. The minimum transparency for multifamily buildings is thirty percent (30%) unless otherwise provided in this UDO.
H. Blank Wall/Articulation Standards. Blank wall area is an undesirable design feature and shall be limited as set forth herein. Blank wall area standards shall apply to the front and sides of buildings or any portion of a building fronting a residential area or public or private street, and shall comply with the following standards:
1. Blank wall area shall be understood to refer to portions of an exterior facade that does not include windows, doors, columns, pilasters, architectural features greater than one (1) foot in depth, or a substantial material change.
2. Paint shall not be considered a substantial material change.
3. Blank wall area applies in both a vertical and horizontal direction of the building facade and applies to ground floors and upper floors.
4. The maximum continuous blank wall area shall be a maximum thirty-five (35) square feet without a break by windows, doors, architectural features greater than one (1) foot in depth, or a substantial material change.
5. Except as otherwise provided in this UDO, the maximum permitted blank wall length for the rear of buildings shall be one-hundred (100) feet, or twenty-five (25) percent of the building length, whichever is less. Alternatively, where the facade faces adjacent residential uses or the Monroe Expressway Bypass, an earthen berm shall be installed. The berm shall be no less than six (6) feet in height, containing at a minimum a double row of evergreen or deciduous trees, planted at intervals of fifteen (15) feet on center. This alternative is not intended for installation along frontage roads.
I. Entrances. The entrances of a residence along the front facade of a multifamily building are the most highly designed side of a building. A primary facade and main building entry shall face the right-of-way, and additional entrances should face local streets, parking lots, plazas, and adjacent buildings to the extent possible. Buildings adjacent to public rights-of-way shall have at least one entrance providing access to the right-of-way. This entrance shall remain in operation and not be closed off to residents. Separate entrances to upperstory units shall be prohibited from being visible street rights-of-way. All multifamily development and redevelopment shall provide no less than four (4) of the following items for building entrances:
1. A change in plane indicating a building entrance;
2. Building wall projection;
3. Recess of entry at least three (3) feet;
4. Architectural features and fenestration;
5. Variety in color, material, texture orienting pedestrians to the building entrance;
6. Ornamental doors;
7. Covered entries including awnings, arcade, or eave;
8. Windows;
9. Porches; or
10. Arches, columns, stoops, cornices.
J. Porches/Balconies.
1. Porches, including covered porches, stoops, awnings, and bay windows and wings may only extend into the front yard up to five (5) feet. Encroachments may be permitted up to fifty percent (50%) of the total length of the respective facade.
2. Balconies shall projector recess a minimum of two (2) feet from the facade.
K. Accessory Structures. All accessory structures for multifamily buildings and developments shall comply with the following standards:
1. Garages, carports, or covered parking areas shall be provided from local streets or alleys. Entrances to parking garages are exempt from this standard and may be accessed from street rights-of-way, alleys or internal courtyards or accesses.
2. Accessory structures shall have similar exterior materials, colors, and roof forms as the principal structure.
L. Miscellaneous Requirements.
1. All utility equipment (including meters and conduits) attached to a building shall be painted to match the primary surface color of the wall on which it is attached, painted to match accent colors used on the facade, or be blocked from view where practicable) through the use of landscaping or screens.
2. Downspouts shall be painted to match the primary surface color of the wall on which it is attached, be painted to match accent colors used on the facade, or be constructed of materials that complement the architectural style of the structure.
3. Refuse collection areas shall be distributed evenly throughout multiple building multifamily developments.
4. Roofing materials should complement the color and texture of the building facade.