(a) Lot Requirements. Table 1 below sets forth the lot requirements for all parcels within the defined Village Center along with lot requirements for other parcels within the UVD based up usage classifications (e.g. retail/commercial, office, multifamily). Lot requirements for specific types of multifamiiy units are also set forth.
TABLE 1, UVD LOT REQUIREMENTS
Usage | Minimu m Lot Width or Area | Minimum Open Space | Front Yard Build to Line | Sum of Side Yard Setback | Rear Yard Setback | Maximum Occupied Height |
Usage | Minimu m Lot Width or Area | Minimum Open Space | Front Yard Build to Line | Sum of Side Yard Setback | Rear Yard Setback | Maximum Occupied Height |
Village Center | NONE | NONE | 0' | 0' | 0' | 3 stories/45' |
Retail/Commercial | 75' | 5% | 0' | 0' | 0' | 3 stories/45' |
Office | 75' | 5% | 0' | 0' | 0' | 3 stories/45' |
Multi Family Residential Areas | 5,000 SF | 15% | 0'-20' | 0' | 15' | 3 stories/45' |
Single Family Attached | 8-14 upa | 15% | 0'-20' | 0 | 0 | 3 stories/45' |
Multi-Family Attached | 15-20 upa | 15% | 0'-20' | 0 | 0 | 3 stories/45' |
Accessary structures | 660 sf | - | - | - | - | 2 stories |
Single Family Attached: duplexes and townhouses
Multi Family Attached: Triplexes, quads, apartments and condominiums.
*upa: "units per acre"
(b) Structure Setbacks.
(1) Village Center. For UVD property within the Village Center, a minimum of seventy percent of the front facade of Village Center buildings should have a zero-foot build to line such that the building is built along the sidewalk. The remaining thirty percent of the front facade may be set back a maximum of fifteen feet to create inset locations for entrances, passages, courtyards and open spaces. Other uses shall have a zero build to line requirement along the sidewalk, and each individual UVD Development Site shall be evaluated by the City Council in relation to its adjacent property uses. Creative interpretation of traditional urban streetscapes, frontages, building massing, architectural elements and design features that will create an integrated pedestrian-oriented, urban village environment are encouraged.
A. Alternative Placement. Alternative placement from build-to lines may be granted by the City Council in the Site Plan Review process in order to avoid existing, and recently installed utility rights-of-way, and on corner provided the alternative placement does not encroach upon a required Clear Zone.
B. Side or Rear Setbacks. All side or rear setbacks are to be reviewed by the City Council, and are to be minimal where possible as a default for site planning purposes.
C. Corner Setbacks. Buildings in specific areas, located at an intersection that may have setback on the street designated as front facing and a minimal-to-no setback on the other, provided that the side is located along a service drive, service bay or zero lot line adjacent use/structure, and will not be a primary public access and provide minimal visual interest.
(2) Retail/Commercial/Office Outside of the Village Center. In order to create a traditional-scaled, pedestrian oriented, walkable streetscape environment, and to create an integrated mixed-use, urban village, for all retail/commercial/office property outside of the Village Center, no more than fifty percent of any structure shall be set further back than the build-to line location that fronts on a pedestrian walk area.
A. Alternative Placement. Alternative placement from build-to lines may be granted by the Planning Commission in the Site Plan Review process in order to avoid existing, and recently installed utility rights-of-way, and on corner provided the alternative placement does not encroach upon a required Clear Zone.
B. Side or Rear Setbacks. All side or rear setbacks are to be reviewed by the Planning Commission and are to be minimal where possible as a default for site planning purposes.
C. Corner Setbacks. Buildings in specific areas, located at an intersection that may have setback on the street designated as front facing and a minimal-to-no setback on the other, provided that the side is located along a service drive, service bay or zero lot line adjacent use/structure, and will not be a primary public access and provide minimal visual interest.
(3) Residential Outside the Village Center. The following shall apply to buildings that are used for primarily residential purposes: No more than fifty percent of the front facade of residential buildings shall be set back further than twenty feet from the sidewalk, unless they are single family lots primarily facing onto a dedicated residential neighborhood street. The Planning Commission encourages creative interpretation of traditional designs that will create an integrated, walkable urban village environment and where appropriate will consider an individual UVD Development Site in relation to its adjacent property setbacks.
A. Alternative Placement. Alternative placement from build-to lines may be granted by the Planning Commission for single family home sites within new development zones in the UVD, and in areas adjacent that feature healthy, existing old growth eight-inch dbh (minimum) trees, and on corner sites (within fifty feet of the corner) provided the alternative placement does not encroach upon the Clear Zone.
B. Side or Rear Setbacks. All residential side or rear setbacks are to be reviewed by the Planning Commission. Where applicable and viable, such setbacks will be used to establish the edge of/buffer from existing or planned adjacent, non-residential uses. All such setbacks should be encouraged to showcase pedestrian pathways, bike lanes, play areas, and substantial tree and landscape screening that will grow dense within three growing seasons. All setbacks areas are to be landscaped, maintained and irrigated per the landscape design and maintenance requirement as set forth in the UVD and the approved design by the Planning Commission. Plans should be designed and submitted for approval, along with a proposed maintenance schedule by a registered landscape architect.
C. Corner Setback. Dwellings located at an intersection may have setback on street designated as front facing and no or a minimal setback on the other side(s) so long as it is fronting on a driveway or pedestrian pathway back to a service drive or rear yard area, or onto a residential street where necessary and viable.
(c) Structural Height.
(1) Retail/Commercial/Office. Buildings that are used for commercial/ nonresidential purposes shall not exceed forty-five feet, in Maximum Occupied Height measured from front exterior grade level to nine feet above the highest occupied floor. Residential buildings, including all attached, multi and/or single-family units, including assisted or independent living units, shall not exceed forty-five feet, in Maximum Occupied Height measured from front exterior grade level to nine feet above the highest occupied floor.
(2) Residential. Buildings that are used for primarily residential purposes shall not exceed forty-five feet in Maximum Occupied Height measured from front facade grade to nine feet above the highest occupied floor. The height of enclosed unoccupied building elements may exceed the Maximum Occupied Height by no more than fifty percent. Purely decorative unoccupied elements such as towers, flagpoles, spires and steeples may be located on top of either occupied or unoccupied enclosed space, or freestanding to a total building height of no more than seventy-five feet.
(3) Unoccupied Building Elements.
A. In the Village Center, the height of enclosed unoccupied building elements may exceed the Maximum Occupied Height by no more than fifty percent. Purely decorative unoccupied elements such as towers, flagpoles, spires and steeples may be located on top of either occupied or unoccupied enclosed space, or freestanding to a total building height of no more than seventy-five feet.
B. In areas other than the Village Center, the height of enclosed unoccupied building elements, such as decorative roofs may exceed the Maximum Occupied Height by no more fifty percent. Purely decorative unoccupied elements such as towers, flagpoles, spires and/or steeples may be located either atop enclosed, occupied space or freestanding, to a total building height of no more than seventy- five feet above median grade at that location, excluding decorative metal spires or finials.
(d) Special Village Center Provisions. The following shall apply to development within and adjacent to the Village Center.
(1) Ground Floor Use. The ground floor of Village Center buildings shall be restricted to encourage retail business, restaurants without drive-throughs/bars, cafes, personal care services, professional services, and other uses that foster street level pedestrian-oriented activity. Other adjacent UVD Development Sites, whether future or existing to the Village Center site itself shall be evaluated by the City Council in relation to its adjacency to see where complementary connectivity/uses might facilitate better pedestrian and vehicular traffic flow. Designs that will create an integrated, pedestrian oriented, urban village environment are encouraged.
(2) Upper Level Floor Use. Offices and/or residential uses in Village Center buildings are encouraged on the upper floors of the building where and/or if feasible. There are no upper floor level use restrictions of other commercial mixed-use areas.
(3) Transparency. The ground floor of the building should be designed to be at least sixty-five percent transparent along any front facade, through the use of show windows, entrance doors or other glass surfaces, including sliding, folding and roll-up glass doors that open seasonally. This allows pedestrians to view the goods and services offered in ground floor business and in the case of retailers or restaurants that showcase such spaces, allow for the internal activity of that venue to spill-out into the streetscape environment. Corner tenants or spaces that are primarily retail should turn the corner with at least one bay of transparent, or translucent storefront glass area, no less than thirty feet back from the structural corner. In the case of professional services, offices space or non-retail commercial area, the City Council will review all site and floor plans to help determine if transparency can be enhanced beyond the thirty foot minimum. Large format retailers should look to plan outer exposed side walls with either liner uses, or be able to turn elements, massing and details of the base building architectural character down the side for its full distance. Upper level transparency is recommended for buildings that face parks, squares or other significant vistas, per the discretion of the City Council.
(4) Open Space. Usable and functional open spaces and programmable event spaces are required, where feasible, as part of the mixed use. This may also include/allow for landscaped traffic islands, pedestrian plazas, arrival courts, landscaped sidewalk/pathway areas, game areas, public amenity features such as water features, outdoor fireplaces and seating areas, general green space, pocket parks and other recreational uses. Open spaces between buildings are highly encouraged to break-up long street walls and create landscaped courtyards for tenant or public seating zones, or walkways to connect to other uses beyond or parking, or to adjacent neighborhoods, or to other nearby anchors.
(e) Signage.
(1) Village Center Upper Level Signage. Signage for upper level businesses shall be crafted to identify the tenant, separately or in tandem with other such businesses, but will be part of an overall tenant and building identity package, again as an addendum to a signed lease agreement. The placement of all signage and its proportion, fabrication and illumination may be reviewed on an as-needed basis for specific end users, at the discretion of the City.
(2) Other Village Center Signage. Buildings in the Village Center that are a minimum of 20,000 square feet and are dedicated to a single user may have signage approved by City Council notwithstanding provisions in the existing sign code based on the nature of the site at issue. Council has authority to approve any signs or mural notwithstanding provisions limiting or prohibiting such signage under the Sign Code, Chapter 1281.
(3) Non Village Center Signage. Residential usage signage may be placed at the entry into any new residential development, but provided it is part of an overall streetscape design concept, whether public or private access, and conforms to that development's specific design criteria, as reviewed and approved by the Planning Commission. No one development can have more than one such entrance, as authorized by the Sign Code, Chapter 1281. Signs may be placed on low, landscape entry walls or piers bracketing each side of an entry, or on a sign panel or low wall within a landscaped island at the formal entry to that development. Except as set forth in this chapter, signage in the UVD shall be pursuant to the Sign Code, Chapter 1281.
(Ord. O-20-2. Passed 1-2-20.)