(A) Facade articulation.
(1) Intent. To create visually interesting and human-scaled facades, particularly those that face streets or open spaces and avoid large areas of undifferentiated facades.
(2) Design standards. Building facades facing primary and side streets shall incorporate, at a minimum, three of the following architectural scaling elements.
(a) A change in color;
(b) A change in material or material module or pattern;
(c) A system of horizontal and vertical scaling elements such as a belt course, string course, projecting fins, or projecting cornice or eye brow;
(d) Expression of the structural system and infill panels through a change in plane of at least three inches;
(e) Articulation of window and doorway surrounds, which may include sills, lintels, pilasters, and mullions through a change in plane of at least two inches;
(f) A system of horizontal and vertical articulating reveals of at least three-eighths inch width by three-eighths inch depth;
(g) A system of art or ornament integral to the building, such as an inset decorative panel or metal framework anchored to embed in the building facade.
(3) Design guidelines.
(a) Facade articulation should be more detailed at the ground floor.
(b) Exterior walls shall have architectural delineation between the first and second stories. The second story facade height shall be less than the first story height.
(c) Architectural scaling elements should be integrated into the building facade and not appear as an insubstantial overlay.
(d) Architectural scaling elements should be composed in a way that highlight a building's intrinsic architectural characteristics, including structural and use or ownership representation.
(4) Abutting facade. Where a principal building facade abuts a facade of secondary importance, such as along an alley or internal service area, architectural scaling elements should be integrated into that portion of the secondary facade exposed to public view.
(B) Building materials.
(1) Intent. To allow for creative building design while achieving the following:
(a) To create visual interest through a varied palette of texture, color and module;
(b) To give buildings and surfaces a human scale;
(c) To ensure the consistent use of high quality materials appropriate for an urban environment; and
(d) To promote safety, durability, sustainability and ease of maintenance.
(2) Approved building materials. Only high-quality, durable materials that complement existing materials and character of the District shall be used on facades visible from the street. The following materials are approved for use in any quantity. Other materials of equal quality may be used.
(a) Brick, including glazed brick;
(b) Natural and architectural pre-cast stone;
(c) Architectural pre-cast concrete;
(d) Hard coat stucco;
(e) Glass and channel glass units;
(f) Wood lap siding;
(g) Architectural metal panel systems;
(h) Decorative metal framing systems with an exterior-grade finish system; and
(i) Concrete masonry units with an architectural coloration or finish.
(3) Limited building materials. The following materials shall not be used on building facades visible from the street.
(a) Exterior insulation and finishing systems (EIFS); or
(b) Materials of a structural or unfinished nature such as tilt-up concrete panels and plain concrete masonry units.
(C) Rooftop and/or upper story decks.
(1) Intent: To protect the privacy of adjacent rear yards in residential neighborhoods.
(2) Rooftop and/or upper story decks are prohibited in the rear 35% of the zone lot depth.
(3) The Chief Inspector, or designee, may prohibit other similar structures in the rear 35% of the lot as measured from the rear lot line, when the Chief Inspector, or designee, finds the structure would have similar adverse privacy impacts.
(D) Pedestrian access.
(1) Applicability. The building form standards specify which type of pedestrian access is required for each building form.
(2) Pedestrian access requirements. The following are required supplemental standards for each type of pedestrian access:
(a)_Entrance. An entrance shall provide a clear, obvious, publicly accessible connection between the street and the primary use within the building.
1. An entrance shall be located on the primary street facing facade;
2. An entrance shall be functional and unobstructed during open business hours;
3. An entrance shall be one of the following:
a. Door. An entrance on the same plane as the building facade.
b. Recessed entrance. An entrance inset behind the plane of the building facade by no more than 15 feet.
c. Corner entrance. An angled street-facing entrance located on the corner of a building at approximately 45º to the intersecting streets.
(b) Entry feature. An entry feature shall signal the connection between the street and the primary use within the building.
1. An entry feature shall be located on the front facade.
2. An entry feature shall be a door, gate, front porch, front stoop, front terrace, canopy and/or arcade.
(E) General site design and facility standards. All development shall provide:
(1) Adequate design of grades, paving, gutters, drainage and treatment of turf to handle storm waters, prevent erosion and formation of dust;
(2) Adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, off-street parking and loading space, facilities for waste disposal;
(3) Arrangement of buildings and vehicular circulation open spaces so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic;
(4) Adequate amount and proper location of pedestrian walks, malls and landscaped spaces to separate horizontally or vertically pedestrian walks, malls and public transportation loading places from general vehicular circulation facilities;
(5) Arrangement and orientation of buildings and location of off-street parking areas so as to minimize the impacts on adjacent properties;
(6) Proper arrangement of signs and lighting devices with respect to traffic control devices and adjacent residential districts to minimize hazardous distraction, glare, and reduce visual clutter;
(7) Adequate amount and safe location of play areas for children and other recreational areas according to the concentration of residential occupancy;
(8) Adequate consideration for the access needs of residents with disabilities; and
(9) Adequate identification of buildings, particularly in development where two or more buildings use one street address or where two or more buildings are located on private street or drives.
(F) Landscaping and screening.
(1) Intent: To encourage site design that improves pedestrian experience, site permeability, reduces the urban heat island effect, and is easily maintained.
(2) Areas of lot coverage that are not paved or occupied by building footprint must be landscaped with grass lawn, ground covers, perennial/shrub beds or a combination thereof.
(3) Non-organic ground covers (such as, stone chips, rock) must be arranged in a deliberate manner and may not exceed more than 25% of the site landscape area.
(4) Street yard landscaping within the public rights-of-way.
(a) Public rights-of-way shall be planted with grass. Trees, shrubs, or other ground covers may be planted within the right-of-way only as otherwise permitted by city ordinance or as otherwise provided by other appropriate authorities with jurisdiction over the street.
(b) Yards abutting primary streets shall incorporate decorative paving and streetscape elements. Plant material shall be located in tree wells, bioswales, and above ground planters.
(5) Between sidewalk and parking.
(a) Setback landscaping between the edge of sidewalk and parking lot edge shall consist of lawn and landscape planting beds.
(b) Landscape planting beds shall be a minimum of 25% of the landscape setback area.
(c) Setback areas greater than 15 feet in depth must plant at least one deciduous tree for every 30 feet of frontage or part thereof and a minimum of one shrub shall be planted for each ten lineal feet of frontage, or portion thereof.
(d) These landscape requirements are in addition to other screening or buffer requirements as indicated in the applicable zoning district section.
(6) Between sidewalk and building.
(a) Non-residential setback landscaping between the edge of sidewalk and building face shall consist of lawn, landscape planting beds, and paved pedestrian areas.
(b) Landscape planting beds shall be a minimum of 25% of the landscape setback area. This may be reduced to 0% in areas where the public sidewalk is immediately adjacent to the building face.
(c) Setback areas greater than 20 feet in depth must plant at least one deciduous tree for every 30 feet of frontage or part thereof and a minimum of one shrub shall be planted for each ten lineal feet of frontage, or portion thereof.
(7) Parking lot landscaping. Parking lot landscaping shall be arranged in a manner that improves the safety of pedestrian and vehicular traffic, guides traffic movement, improves the environment and improves the appearance of the parking area and site. Parking lot landscaping shall be provided in accordance with the following standards:
(a) One tree shall be required for each 4,000 square feet of paved driveway and parking lot surface, provided that no fewer than two trees are provided.
(b) All of the required parking lot trees and landscape areas shall be placed within landscape islands inside of the parking lot or the area within ten feet surrounding the parking lot.
(c) Each tree shall be provided with an open land area of not less than 150 square feet to provide area for infiltration and with a minimum diameter of six feet at the trunk of the tree for protection. If a sprinkled irrigation system is provided, the open land areas can be reduced to no less than 75 square feet. Tree plantings shall also be protected from automobiles with curbing or other suitable device.
(d) Landscaping shall be installed such that, when mature, it does not obscure traffic signs, fire hydrants, lighting, drainage patterns on site or adjacent properties, or obstruct vision for safety of ingress or egress.
(8) Parking lot screening.
(a) Front yard. An eight-foot landscape buffer is required which may be reduced to five feet with a three-foot opaque masonry knee wall.
(b) Side and rear yard when adjacent to single-family residential district. A six-foot landscape buffer is required which may be reduced to five feet with a three foot opaque masonry knee wall.
(G) Multiple buildings on a single lot.
(1) Intent: To provide design flexibility in the siting of multiple buildings on a single lot while mitigating any potential adverse impacts.
(2) When build-to standards are met for the entire zone lot, and surface parking location and street level activation standards are met for the buildings being used to meet the required build-to standards, additional buildings on the site are not subject to the build-to, surface parking location, and street level activation standards.
(3) A continuous network of pedestrian walkways within and between developments, providing pedestrians the opportunity to walk between destinations, including buildings and amenities, must be provided. Pedestrian walkways that cross a parking lot or internal street or driveway must be clearly marked through a change in paving materials distinguished by their color, texture or height.
(H) Design standard exceptions.
(1) Height exceptions. The requirements of § 153.055 shall apply.
(2) Setback permitted encroachments.
(a) Architectural features may project out one and one-half feet, including belt courses, sills, lintels, pilasters, pediments, cornices; chimneys and fireplace insert vents not exceeding six feet in width.
(b) Canopies providing cover to an entrance shall not exceed 25% of the width of face of building or 20 feet in width, whichever is less.
(c) Gutters and roof overhangs may encroach up to three feet.
(d) Porches, decks, patios, exterior balconies, stoops, and above grade stairways at the street level connecting to a porch must meet the following standards:
1. All sides shall be at least 50% open except for any side abutting a building facade.
2. May project up to eight feet in front yard, five feet at side street and rear.
3. Not permitted in side interior.
(e) Projecting windows may project one and one-half feet into front, side streets and rear setbacks and shall be a minimum of one and one-half feet above finished floor and not extend floor to ceiling.
(f) Driveways may encroach any distance into a yard; surface parking is not allowed.
(g) Barrier-free access structures where no alternative locations are available may encroach any distance into any yard.
(h) Gas and electric meters may encroach a maximum of one and one-half feet into any yard.
(i) Ground mounted air conditioning units or other similar mechanical equipment may encroach a maximum of three feet into a side or rear yard, as long as the following are met:
1. Does not exceed noise standards;
2. Does not exceed four feet in height or ten square feet in area per unit;
3. Has adequate screening to conceal it from view from adjacent properties and public rights-of-way by means of landscaping and/or fencing; and
4. The location of the unit(s) minimizes the impacts on adjoining properties.
(j) An emergency egress meeting Fire Code may project a maximum of three feet into front and side yards and a maximum of ten feet into rear yards.
(k) A pedestrian bridge where the encroachment is necessary to complete a connection for access to a mass transit station may encroach any distance.
(Ord. O-202, passed 4-2-2018, effective 4-12-2018)