The following Design Standards are established in conjunction with this Chapter to help guide and control the planning, development, and use of land in the Rockside Road South PUD District and for the following purposes:
(1) To promote design qualities that contribute to the overall character of the surrounding area and that create a signature streetscape and unified sense of place;
(2) To improve the form, function and relationship between buildings, site design elements, open spaces, and rights-of-way with context-based design solutions;
(3) To foster a complementary mix of land uses that support each other, promote multiple purpose trips, and encourage positive growth;
(4) To allow and promote an appropriate concentration of uses to create economic viability while also being compatible to surrounding areas, especially adjacent residential neighborhoods;
(5) To conserve and integrate environmentally sensitive resources into the design of the development when appropriate; and,
(6) To promote and enhance the public realm as the primary physical asset of the community by placing a priority on design standards for areas that impact public rights-of-way, public or common open spaces, or any other physically prominent aspect of the community.
A. Building Design Goals.
(1) Connect buildings and public spaces to the broader built environment, through consistent orientation and use of design elements applied across adjacent lots and throughout neighborhoods and districts;
(2) Create consistent, well-designed building frontages along streets and other public or community spaces with pedestrian scale design elements and "permeable" buildings and facades;
(3) Include uniform application of basic design qualities and materials on all sides of buildings and encourage architectural diversity appropriate to a site's immediate context; and,
(4) Screen, minimize, or otherwise remove building elements dedicated to loading and mechanical equipment, vehicle access, or other intensive services from prominent positions on streetscape or from adjacent property.
B. Site Design Goals.
(1) Design development sites consistent to the overall plan for the city, surrounding development patterns, applicable zoning districts, adjacent streetscape design, and building types and adjacent uses;
(2) Integrate safe, convenient, and comfortable internal and external circulation patterns for pedestrians, bicycles, and vehicles.
(3) Promote shared parking opportunities in order to minimize unnecessary parking.
(4) Discourage vehicular areas from dominating the design of the site.
(5) Encourage the development of pedestrian connections that foster formal and informal interaction and convenient access to businesses; and,
(6) Design and orient parking lots so that undesirable features are located in the most discrete locations.
C. Variances from Design Standard Requirements.
(1) Applicability: This Section provides limited flexibility in the application and interpretation of the Design Standards. A variance from the design standard requirements is a means of alternative compliance that meets the intent of this Chapter and the goals for each design element in an equal or better manner. The proposed alternative compliance shall provide equal or better public benefits with acceptable impacts on the public or surrounding property as compared to the stated standard in the chapter, based on specific site conditions.
(2) Standards: Recommendation and approval of a variance from the design standard requirements authorized by this section shall follow the procedures set forth in 979.12 of the City's Codified Ordinances and shall only occur when:
(i.) Each site design standard for which a variance is requested is specifically identified by the applicant and submitted as part of the initial application;
(ii.) The requested variance shall be based on specific site conditions, which make compliance with the design standard impractical, and shall not be due to the convenience or needs of a specific applicant, tenant, or other individual aspect of a development proposal;
(iii.) The requested variance shall be the minimum necessary to overcome the site conditions, which make compliance with the design standard impractical;
(iv.) The site plan shall propose alternative design techniques that equally or better meet the intent of this Chapter and the specific design goals of the design element for which the modification is sought;
(v.) The proposed alternative site design technique shall not compromise any of the design goals specified for any other design element, and shall not compromise any of the design goals and intent of the this Chapter with respect to any adjacent site; and
(vi.) The proposed alternative design techniques shall comply with more specific design guideline developed by or in association with the City as part of an official master planning effort approved for the site, building, neighborhood, or area.
D. Signs.
A sign package for the Rockside Road South PUD District shall be submitted for review and approval by the Planning Commission. The sign package shall be reviewed in conjunction with the Final Development Plan or following the approval of the Final Development Plan and shall include standards for monumental entrance signs, individual business signage, directional signs, and other applicable signs that may be requested by the owner or owner's representative. Exposed neon signs or lighting will not be permitted.
E. General Use Design Standards.
(1) Applicability: The standards in this section apply to all uses; when in conflict with other use standards specified for a particular use, those other specified standards shall take precedence.
(2) Building and Site Design:
(i.) Buildings and sites shall be designed to emphasize pedestrian scale, human scale architecture, and landscaping while avoiding large expanses of paved areas, large featureless buildings, and monotonous or franchise-style architecture.
(ii.) All sides of a building open to view by the public from a public right of way (excluding parking garages or facilities) shall display a similar level of architectural quality, and shall be subdivided and proportioned using architectural features such as windows, entrances, arcades, awnings, or other such features.
(iii.) Whenever feasible, buildings shall be designed to provide massing configurations with a variety of different wall planes. Monolithic structures with long, monotonous walls and roof plane surfaces are prohibited.
(iv.) Each building facade shall incorporate design elements approximately every 30 horizontal feet, such as changes in color or texture; projections, recesses, and reveals; arcades or pergolas providing pedestrian interest; or equivalent elements that subdivide the wall into human scale proportions.
(v.) For non-residential uses, a minimum of 60% of the street-facing façade between 2 feet and 8 feet in height shall comprise clear windows that permit views into the interior of the building and/or product display areas.
(vi.) Building facades shall have highly visible customer service entrances. Primary entrances should face and be visible from the street on which they are located and shall be directly accessible and visible from the sidewalk
(vii.) Buildings shall be designed and arranged to define the public areas with open views, surveillance for public areas and privacy for private areas.
(viii.) Loading docks, service entries, and back-of-house areas shall be located on building facades that do not face a public or private street. When this is not feasible, they shall be designed in a manner that blends in or complements the building materials and design and shall be screened from view with landscaping, fencing, and/or walls.
(ix.) Dumpster enclosures shall be located away from view from public and private streets, and shall be screened by a durable material that is consistent with the building material used on the principal structure. The screen walls shall be at least six feet in height or at least one foot above the height of the dumpster, whichever is taller. The fourth side of the trash enclosure shall be screened with an opaque gate that is the same height as the screen walls. Bollards shall be installed at the enclosure opening to prevent damage to the screen walls or gate. Chain link fences are not permitted as screening materials for dumpster enclosures. The dumpster shall be placed on a concrete pad and a concrete approach to the dumpster shall be provided in accordance with good engineering practice.
(x.) No building or addition constructed in the Rockside Road South PUD District shall be designed with or modeled after franchise or formula-based architecture, unless the Planning Commission and City Council determine that the franchise architecture is consistent with the intent of the District guidelines, does not create visual inconsistencies with surrounding areas or structures, and will enhance the character and business climate of the area.
(xi.) Rooftop mechanical housing and equipment may extend up to ten (10) feet above the maximum height limit and shall be designed as an integral part of the principal building or concealed with similar architectural treatment and materials as the exterior of the building, consistent with Chapter 979.14(5), Height Encroachments.
(xii.) Buildings shall have well defined rooflines with attention to architectural detail. Consideration should be given to the prevailing pattern of roofs in the area surrounding and within the district. Parapets shall enclose flat roofs, a minimum of 12 inches high, or as required to conceal mechanical equipment from view.
(3) Minimum Street and Parking Space Standards:
(i.) Two way streets within the Public Right of Way: 24'-0" wide with optional 8'-0" wide parallel parking spaces (measured to the face of curb) on either side. Parallel parking spaces are 22' long.
(ii.) One way streets within Public Right of Way: 16'-0" wide with optional 8'-0" wide parallel parking spaces (measured to the face of curb) on either side. Parallel parking spaces are 22' long.
(iii.) The minimum permitted turning radius at intersections within the Right of Way of the Rockside Road South PUD District shall be 30'-0".
(iv.) Parking spaces shall be a minimum of 8'-6" wide x 18'-0" long for reserved residential spaces and a minimum of 9'-0" wide by 18'-0" long for commercial transient parking spaces, except for parallel parking spaces. Drive aisles in parking garages and lots shall be a minimum of 22'-0" wide.
(v.) The minimum width of a public road Right of Way is sixty (60) feet.
(4) Setbacks: Except as otherwise provided for in Section 979.15 of this Chapter, there are no setback standards within the Rockside Road South PUD District. Zero lot lines and grouping of buildings on a single parcel shall be considered acceptable. Appurtenances to structures including, but not limited to, awnings, canopies, and blade (hanging wall) signs can extend into the right of way of public streets within the Rockside Road South PUD District where elevated at least nine (9') feet above the walking surface.
(5) Lighting: Lighting levels for the project shall be in accordance with IES and the "Dark Sky" Standards. All outdoor lighting fixtures shall be fully shielded and/or full cutoff and aimed straight downward. Fixtures shall not cause glare or light trespass onto adjoining properties or into roadways. Special consideration shall be given to commercial uses adjacent or in close proximity to residential uses.
(6) Building Materials:
(i.) Building materials on primary façades shall be limited to brick, stone, cast stone, and architectural concrete masonry units (ACMU), stucco, exterior-grade wood, except for T-111 or unfinished pressure-treated wood which is not permitted, metal siding/panels, fiber cement siding/panels, or other similar architectural grade materials.
(ii.) Street facing walls shall be of same material as primary façade.
(iii.) Non-public street facing walls may include the partial use of exterior insulated and finish systems (EIFS), integrally colored concrete and/or architectural precast concrete. Exposed "as-cast" concrete is not permitted, except for use in parking structures, loading docks, retaining walls or other similar elements. This lower durability material must be elevated above the ground plane a minimum of 2' and may not constitute more than 60% of the entire facade.
(7) Landscape Design:
(i.) All land areas which are not developed or otherwise improved shall be appropriately landscaped or shall be left in their natural state.
(ii.) A landscaping plan shall be submitted for the entire site.
(iii.) Street trees shall be provided adjacent to all public and private streets. Trees shall be planted approximately every 40 lineal feet and may be clustered or strategically spaced to ensure proper view corridors for commercial tenants as long as the number of trees is not sacrificed.
(iv.) Entryways shall be planted with ornamental plant materials such as ornamental trees flowering shrubs, and perennials, and ground covers.
(v.) Landscaping should be designed and constructed to promote onsite water management and infiltration through the use of native plants and porous landscape detentions, swales, and filter strips.
(vi.) When facing a public way, off-street vehicular use areas with more than 12 parking spaces shall provide vehicular use area perimeter screening that consists of a continuous 30 inch high screen consisting of an earth mound or plantings, hedge, decorative wall, or any combination thereof.
(vii.) Service structures shall be screened from view from all adjacent properties and public and private streets. For the purposes of this Section, service structures shall include, but are not limited to, dumpsters and transformers, but do not include water meter pits and fire hydrants.
(viii.) Screening of service structures shall be a continuous 100% opacity, planting, hedge, fence, wall, or earth mound that encloses the service structure and complements the materials and character of the building architecture. The height of the screen shall be at least one foot above the height of the service structure, but shall not be required to exceed 10 feet in height.
F. Mixed-Use Design Standards
(1) Minimum Openings:
(i.) For non-residential uses, a minimum of 40% of the street-facing façade below 10 feet in height shall be comprised of clear windows that permit views into the interior of the building and/or product display areas.
(ii.) Above the first floor of a building, a minimum of 25% of the primary façade shall be occupied by window or door openings.
(2) Building Materials:
(i.) Exterior materials for all mixed-use uses shall conform to the general character of the Planning Area, and to the context of surrounding buildings.
(ii.) Building Materials on primary façade shall be limited to brick, stone, cast stone, ACMU, stucco, exterior-grade wood, except for T-111 or unfinished pressure-treated wood which is not permitted, metal siding/panels, fiber cement siding/panels, glass or other similar architectural grade materials.
(iii.) Street facing walls shall be of same material as primary façade.
(iv.) Non-street facing sidewalls and rear walls may include the partial use of exterior insulated and finish systems (EIFS), integrally colored concrete, and/or architectural precast concrete. This lower durability material must be elevated above the ground plane a minimum of 2' and may not constitute more than 60% of the entire facade.
(3) Service Areas:
(i.) All service areas and loading docks shall be located on a discrete façade.
(ii.) Any service areas and equipment or loading docks that are visible from adjacent property shall be screened.
(4) Rooftop Equipment: Any rooftop equipment shall be screened from view of the adjacent public streetscape or other public or common open spaces by a parapet or screen wall, consistent with Chapter 979.14(5), Height Encroachments.
(5) Public Spaces. The design of mixed-use development areas and other publicly accessible areas shall include spaces for public gathering, use and enjoyment of amenities and spaces available to the public within any Preliminary Development Plan.
(6) Pedestrian Access and Circulation: All lots, blocks or development sites shall include direct pedestrian connections and circulation routes at the same or greater frequency as is provided by streets, driveways, and internal access streets.
(i.) Generally, at a minimum, pedestrian access and circulation shall provide dedicated pedestrian facilities directly connecting each of the following:
a. All public entrances of all buildings;
b. The public sidewalk on adjacent streets or internal access streets within a public right of way;
c. On-site public parking areas;
d. Required public open space and other public site amenities; and
(ii.) All portions of the sidewalk within a public right of way, other than the crosswalk, shall be dedicated to pedestrians only and separated from vehicle surfaces by grade.
G. Residential Use Design Standards
(1) Applicability: The Residential Uses Standards in this section shall apply as follows:
(i.) All site design regulations shall apply to all sites with a residential use.
(ii.) All building design regulation shall apply to any site with a front building line less than 80 feet from the front lot line.
(2) Single Family:
(i.) Building Materials
a. Walls: veneer brick, cultured stone, cast stone, ACMU, exterior-grade wood, except for wood panels such as T-111 or unfinished pressure-treated wood which is not permitted, cement fiberboard siding, stucco and EIFS.
b. Foundation walls: veneer brick, stone, cast stone, ACMU, or poured concrete provided it is cast-in-place with patterned formwork.
(ii.) Attachments
a. Chimneys on street facing walls shall be brick, stone, cast stone, ACMU, or stucco over concrete masonry.
b. Porch decking shall be exterior-grade wood, except for unfinished pressure-treated wood which is not permitted, wood composite or pre-cast concrete and be at least 6 feet deep. Porches can project into a front yard up to 10 feet.
c. Front stoops shall be exterior-grade wood, except for unfinished pressure-treated wood which is not permitted, brick, stone, stucco, or the foundation material.
d. Decks, other than those located at the rear of the building, shall be exterior-grade wood, except for unfinished pressure-treated wood which is not permitted, or composite materials.
e. Railings, other than those located at the rear of the building, shall be exterior-grade wood, except for unfinished pressure-treated wood which is not permitted, composite materials, cast metal or aluminum.
(iii.) Front walks shall be concrete or masonry pavers, and connect to sidewalk or driveway.
(3) Multi-Family:
(i.) Building Materials
a. Walls: veneer brick, cultured stone, cast stone, ACMU, exterior-grade wood, except for wood panels such as T-111 or unfinished pressure-treated wood which is not permitted, cement fiberboard siding/panels, metal siding/panels, stucco and EIFS.
b. Foundation walls: veneer brick, stone, cast stone, ACMU, or poured concrete, provided it is cast-in-place with patterned formwork.
(ii.) Attachments
a. Chimneys on street facing walls shall be brick, stone, cast stone, ACMU or stucco over concrete masonry.
b. Front stoops shall be exterior-grade wood, except for unfinished pressure-treated wood which is not permitted, brick, stone, stucco, or the foundation material.
c. Decks, other than those located at the rear of the building, shall be exterior-grade wood, except for unfinished pressure-treated wood which is not permitted, or composite materials
d. Railings shall be exterior-grade wood, composite materials, cast metal or aluminum.
e. Garages: On multi-family structures with 4 or fewer units, all garages shall be accessed from a rear lane or, if front-facing, garage must be set back 15 feet from building frontage.
(Ord. 58-2016. Passed 9-20-16.)