These standards are intended to create multi-family developments that will establish permanent neighborhoods and provide a sense of community. To meet the intent of this section, the following provisions shall be applied to all new multi-family residential and mixed-use developments, unless otherwise modified by the Planning Commission. For exterior remodels, these standards shall be required.
(A) Architectural standards.
(1) General design concepts.
(a) New development shall be designed for its specific context with a design unique to Town Center Zone.
(b) Developments containing two or more buildings shall possess a similar design theme, and the site shall be designed such that the overall development is cohesive.
(c) Building architecture, exterior materials and colors shall coordinate.
(2) Side and rear facades. These design standards shall be applicable to all sides of a building, with each facade being required to meet the terms of this section.
(3) Building materials.
(a) The majority of each facade (51% or more of the wall area excluding windows and doors) shall be constructed of the following hard surface building materials: Brick; stone; treated or split face decorative block (CMU); fiber cement siding; wood; concrete; or other durable building material as approved by the Planning Commission.
(b) Stucco, EIFS or untreated concrete block (CMU) may be allowed by the Planning Commission as an accents or secondary material only.
(c) The Planning Commission may approve metal as an exterior building material and as a primary material on a case-by-case basis if an applicant can show that the type of metal is of a high grade and provides architectural quality to a building.
(d) Vinyl siding and standing seam metal are prohibited for use as exterior building materials.
(4) Vertical separation.
(a) Buildings in excess of two stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories.
(b) This may be accomplished by a mid-facade cornice or trim, a change in material, style or color, a facade stepback or roof pitch with dormer windows or other methods.
(5) Building entrances. Building entrances shall be oriented towards the street or a common courtyard area and provide connecting pedestrian access between the street or courtyard areas (see Figure 155.268-1 below).
Figure 155.268-1 |
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(6) Appearance. Two-family, three-family and four-family dwellings shall maintain a single-family detached appearance to the greatest extent possible (see Figure 155.268-2 below). Instead of each unit mirroring the other, the dwellings shall be designed so that they have the appearance of a large single-family unit. This can be accomplished by separating the entrance of one unit from the entrance to the adjacent unit, or by utilizing grade changes and roof line variety.
Figure 155.268-2 |
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(7) Variation. Multi-family dwellings greater than four units shall be designed with architectural wall variations spaced at intervals of 30 feet to 50 feet in linear width, depending on the size of the project (see Figure 155.268-3 below). The following architectural features shall be incorporated into the design of the building:
(a) Change in building materials;
(b) Building projections measuring at least 18 inches to three feet in depth based on the scale of the proposed building;
(c) Roof line variations measuring at least three feet in height; and
(d) Awnings and lighting, or another architectural variation as approved on a case-by-case basis that creates visual interest.
(B) Site design standards.
(1) Garages.
(a) Townhomes shall be designed oriented toward public roads with rear-loading garages accessed by a paved parking area or alley way (see Figure 155.268-4 below).
(b) Rear-loading garages are highly encouraged for townhomes located on interior project roads with units oriented toward a road or common courtyard area.
(c) Multiple unit structures shall have garages incorporated into the primary structure with a minimum of 30% of the lower-level gross floor area utilized as garage areas; additional garages may be detached from the principal structure. A carport structure may be allowed in lieu of the 30% garage requirement.
(2) Natural features. Townhome and multiple unit projects shall respect and maintain natural features such as existing trees, hills, drainages, wetlands, bodies of water or other natural features.
(3) Development plans. Development plans shall include a landscaping plan for the front yards, which shall be installed by the developer. For projects with more than ten units, the landscaping plan shall include at least one tree for every two dwelling units, half of which shall be coniferous evergreen trees and one shrub of five-gallon size for each two dwelling units. The coniferous trees shall be at least six feet in height and the deciduous trees shall be at least two inches in caliper.
(4) Streets. Interior project streets shall include on-street parking, curb extensions, sidewalk furniture and crosswalks.
(5) Fencing. Each multi-family dwelling project shall provide fencing along interior property lines where incompatible or less intensive uses exist. The required fencing must be a six-foot, sight-obscuring fence. Fences over four feet tall or sight-obscuring fencing shall not be located between the buildings and the street. Where there is fencing located along the street, openings in the fence shall be required to allow sidewalk access from each building to the public sidewalk.
(6) Amenities.
(a) Each multi-family project with ten units or more shall include amenities for the residents of the project. Because each project will be different in nature, the amenities are likely to be different.
(b) The number of amenities required shall be in proportion to the proposed number of units in the development.
(c) Amenities shall be provided according to project size or comparable equivalent amenities as required or recommended by the Planning Commission and, if County Commission approval is required, as approved by the County Commission.
(d) Amenities included are:
1. Picnic areas. Picnic areas shall consist of a barbeque and two tables on a concrete pad with a cover;
2. Sports court. Sports courts shall be at least 500 square feet and constructed with concrete or equivalent hard surface area;
3. Playground. Playgrounds shall be constructed of commercial grade materials and include equipment for younger children and older children;
4. Club house. A club house shall be used for gatherings of residents and be at least 750 square feet in size complete with restrooms;
5. Pool. Pools shall be subsurface and be no less than 20 feet by 40 feet in size;
6. Tennis courts. Tennis courts shall be professional regulation size and be constructed of concrete or equivalent hard surface area; and
7. Splash pad. Splash pads shall be at least 300 square feet in size, include a minimum of three vertical spray features, and be constructed of concrete.
(7) Street wall and parking.
(a) Buildings shall be oriented to the right-of-way in order to create a “street wall” along the street edge with no front yard setback except to allow for some minor landscaped areas, courtyards or plazas.
(b) Parking shall not be located between the street and buildings and shall be placed at the interior portion of the property (see Figure 155.268-5 below).
Figure 155.268-5 |
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(8) Xeriscaped. A minimum of 25% of the total landscape area must be xeriscaped. Xeriscaping is strongly encouraged in passive open space areas with turf grass used in a central active open space area.
(9) Pedestrian circulation. Multi-family residential projects shall provide a circulation plan and show the following improvements to improve pedestrian circulation and safety:
(a) Pedestrian walkways that interconnect the adjacent street(s), open spaces, parking areas, building entries, adjacent sites and adjacent master-planned trails where applicable. Each building located along a public road must provide a sidewalk connection from the building entrance to the public sidewalk;
(b) Walkways shall be hard-surfaced with concrete or asphalt; and
(c) Crosswalks shall be placed where pedestrian walkways cross streets and internal roads and shall be painted or made of concrete or asphalt.
(Prior Code, § 8-5K-4) (Ord. 18-06, passed 8-7-2018)