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A. Purpose and Intent. These commercial design standards supplement the applicable zoning district and use-specific standards of this Ordinance by providing minimum requirements for design and configuration of commercial development within the Town's planning jurisdiction. They are proposed to provide clarity on the Town's expectations for the quality and appearance of new commercial development. More specifically, the purposes of these standards are to:
1. Foster high-quality, attractive commercial development consistent with Town's adopted policy guidance;
2. Assure a fair and consistent application of the commercial design standards to new development and redevelopment;
3. Foster creativity in commercial design and greater compatibility between commercial development and its local surroundings; and
4. Promote property values and protect existing public and private investment.
B. Applicability.
1. These commercial design standards shall apply to new construction of any principal structures from all use types listed in the Commercial and Institutional Use Classification section of Table 4.2.3, Principal Use Table.
C. Exemptions. The standards in this section shall not apply to the following forms of development:
1. Mixed-uses, which shall instead comply with the standards in Section 5.3.2, Mixed-Use Design Standards;
2. Development located within the LHO district;
3. Industrial use types identified in Table 4.2.3, Principal Use Table;
4. Conversion of an existing noncommercial structure to a commercial use where no additional floor area is being added; and
5. Routine maintenance and repairs to existing commercial buildings.
D. Timing of Review. Review for compliance with these standards shall take place during review of an associated rezoning, site plan, or special use permit, as appropriate.
E. Building Walls Distinguished.
1. Exterior building walls on principal buildings subject to these standards shall be distinguished as primary, secondary, and tertiary in accordance with the following standards (see Figure 5.3.1.E: Commercial Building Walls Distinguished):
a. Primary walls are the architectural front facade of the building that faces the street from which the building is addressed.
b. Secondary building walls are exterior building walls that correspond to the side or rear of a building that are visible from public recreation lands or streets other than the street that the building is addressed from.
c. Tertiary walls are all other exterior building walls.
2. Different standards apply to building walls based on their designation as a primary, secondary, or tertiary building wall.
3. In cases where site conditions result in a situation where a building wall could be designated as either a primary or secondary wall by the Planning Director, the wall shall be treated as a primary wall. Nothing in these standards shall limit the number of primary walls on any particular building.
4. In cases where site conditions result in a situation where a building wall could be designated as either a secondary or tertiary wall by the Planning Director, the wall shall be treated as a secondary wall.
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F. Design Requirements. Development subject to these standards shall be designed in accordance with the following:
1. Street Network.
a. On sites including new streets, an interconnected network of streets shall be provided, to the maximum extent practicable, and streets shall connect to adjacent existing streets outside of the development.
b. Circulation patterns for drive-through facilities shall be designed to accommodate the stacking of vehicles without interfering with the movement of vehicles or pedestrians.
c. Development shall comply with all applicable provisions in Section 5.1, Access and Circulation.
2. Customer Entrances.
a. Building entrances shall be designated as a primary or a secondary entrance by the applicant, but each principal building shall have at least one primary entrance. Nothing shall limit a building from having multiple primary entrances.
b. Primary building entrances shall be visually prominent and shall include at least three of the following features (see Figure 5.3.1.F.2.b: Primary Building Entrances):
i. Changes in building material or color;
ii. Changes in paving or walking surface materials;
iii. A significant architectural feature that extends above the primary roof height;
iv. A projection or recess of at least five feet beyond the adjacent wall plane;
v. Outdoor pedestrian gathering or seating areas capable of serving at least five people at the same time;
vi. A canopy, awning, portico, archway, arcade, or other covering that extends outwards from the building wall by at least five feet;
vii. Glazing that extends upwards for at least 75 percent of the building's height proximate to the entrance door(s);
viii. Architectural detailing around the entryway such as tilework, entablature, or integrated moldings; or
ix. Fountains, artwork, or landscaping plantings in raised planters immediately adjacent to the entrance door(s).
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3. Building Address Numbers.
a. Every principal building subject to these standards shall include the building's street address above or adjacent to the primary building entrance in accordance with applicable requirements in the Town Code of Ordinances.
b. Address numbers shall be provided in numeric form rather than spelled out, and shall be provided in an easily discernable typeface.
4. Building Articulation. Building walls subject to these standards shall include articulation features in accordance with the following standards (see Figure 5.3.1.F.4: Commercial Building Articulation).
a. Number of Articulation Types Required. The minimum number of articulation features to be provided on any single building wall depends upon whether the wall is a primary, secondary, or a tertiary wall.
i. Primary Building Walls. Primary building walls shall be configured to provide at least two types of building articulation listed in Section 5.3.1.F.4.b, Types of Building Articulation.
ii. Secondary Building Walls. Secondary building walls shall provide at least one of the building articulation types identified in Section 5.3.1.F.4.b, Types of Building Articulation.
iii. Tertiary Building Walls. Tertiary building walls shall not be required to provide any building articulation features.
b. Types of Building Articulation. Each of the following seven features shall qualify as one type of building articulation for the purposes of Section 5.3.1.F.4.a, Number of Articulation Types Required:
i. Horizontal Facade Modulation.
1. Horizontal facade modulation is the projection or recesses of building floor area either forward of primary wall plane or inwards from the primary wall plane.
2. Each individual projection or recess shall have a minimum depth of ten feet either beyond or inwards from the primary wall plane.
3. Each individual projection or recess shall have a minimum span of at least to 20 percent of the facade's total length.
4. At least 40 percent of the facade's total length shall be occupied by a projection or recess.
5. Individual projections or recesses along a wall shall be separated from one another by at least two linear feet.
6. In the case of multi-story buildings, horizontal facade modulation shall be required only on the first floor for two-story buildings and on the first and second floors for three- or more-story buildings.
ii. Vertical Facade Modulation. Vertical facade modulation consists of architectural building elements such as columns, pilasters, posts, bays, fins, ribs, moldings, pediments, arcades, or similar features that extend outwards or recess inwards from the primary wall plan for a minimum distance of two feet. Vertical facade modulation shall extend from the grade to the top of the facade and shall maintain regular spacing across at least 50 percent of the facade.
iii. Bow or Curvilinear Feature.
1. Inclusion of a convex or concave bow or other curvilinear wall feature with a minimum depth or projection of at least ten feet relative to the primary facade plane.
2. Bows or curvilinear features shall occupy at least 50 percent of the total facade length.
3. In the case of multi-story buildings, a bow or curvilinear feature shall be required only on the first floor for two-story buildings and on the first and second floors for three- or more-story buildings.
iv. Green Wall. Wall-mounted panels affixed to an exterior building wall configured in accordance with the following:
1. Each panel shall include living plants in a growing medium spaced so that no portion of the growing medium or the exterior wall beneath the panel is visible from a distance of five feet;
2. Panels shall be self-watering and comprised of cold-hardy plants acclimatized to central North Carolina;
3. Invasive plants are prohibited;
4. Panels shall be configured so that at least 40 percent of the exterior facade is beneath a panel; and
5. Plants shall be maintained and replaced as needed to ensure compliance with subsection (1) above.
v. Roof Modulation. Inclusion of differing roof planes, roof pitches, roof forms, roof heights, or roof materials that are visually distinct from one another.
vi. Primary Building Entrance. Inclusion of a primary building entrance configured in accordance with Section 5.3.1.F.2. Customer Entrances.
vii. Outdoor Seating. Inclusion of an outdoor seating or outdoor dining area adjacent to the facade with all the following features:
1. A direct means of entry into the building;
2. Seating capable of accommodating at least five people at the same time;
3. Protection from automobiles and bicycles circulating on the site or on an adjacent street;
4. Exterior lighting, if the establishment is open before sunrise or after dark;
5. Shading from the sun or rain; and
6. Wifi access, if wifi is provided to members of the public indoors.
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5. Materials and Colors.
a. Material Configuration.
i. Where two or more materials are proposed on a building facade, the heavier or more massive material (like stone) shall be located below the lighter or less massive material (stucco).
ii. Heavier details may be permitted as details on corners or around doors and windows.
iii. Material changes shall take place at locations such as the intersection of building wings, the intersection of differing storefronts or leaseholds, interior corners, or other logical locations.
iv. Material changes shall not take place at outside corners and material returns shall be included to a logical termination point past an exterior building corner such as a bump-out, building wing, or change in wall direction (see Figure 5.3.1.F.5: Commercial Building Materials).
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b. Prohibited Materials. The following materials shall be prohibited on any primary or secondary building facade walls:
i. Untextured tilt-up concrete panels;
ii. Pre-fabricated steel panels;
iii. Corrugated sheet metal;
iv. Smooth-face concrete blocks;
v. Vinyl siding, soffit, or fascia;
vi. Synthetic stucco within two feet of the grade;
vii. Asphalt shingles or siding; or
viii. Mirrored glass.
c. Color.
i. Primary Colors. Overly bright neon, or "day-glow" colors shall not be used as primary exterior building colors. Nothing shall limit pastel or traditional community material colors.
ii. Accent Colors. Building trim and accent areas may feature brighter colors, including primary colors, but these colors may not comprise more than 15 percent of any building facade.
6. Roof Form.
a. Roof pitches less than 3:12 and flat roofs shall require a parapet wall on all sides visible from the street. Parapet walls shall fully screen all roof-fop mechanical equipment from the street in accordance with Section 5.10, Screening.
b. Parapet walls shall have decorative cornices or caps.
c. A pitched roof shall have eaves that extend a minimum of 12 inches beyond the building face.
d. Gable roofs shall incorporate roof rakes that project outwards a minimum of six inches from the building face.
7. Fenestration. Building walls shall incorporate fenestration features in accordance with the following standards (see Figure 5.3.1.F.7: Commercial Building Fenestrations:
a. Primary Building Walls. Primary building walls shall be configured so that:
i. At least 40 percent of the first floor portion of the primary wail is occupied by visually transparent windows or doors;
ii. At least 30 percent of a second floor portion of the primary wall (if provided) is occupied by visually transparent windows or doors;
iii. A window or functional general access doorway is located at least every 20 feet along the facade; and
iv. No more than 50 percent of any single window or door is obstructed by a window sign or other opaque display.
b. Secondary Building Walls. Secondary building walls shall be configured so that at least 30 percent of the ground floor facade and at least 20 percent of any second floor facade is occupied by:
i. Visually transparent windows or doors with regular spacing;
ii. False or opaque windows with regular spacing;
iii. Articulated wall forms designed to mimic window openings that also include an overhang or awning.
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8. Awnings.
a. No awning shall extend outwards from the building wall more than the width of the sidewalk or ten feet, whichever is less.
b. Awnings must be self-supporting from the building wall.
c. No supports shall rest on or interfere with the use of pedestrian walkways or streets.
d. In no case shall any awning extend beyond the street curb or interfere with street trees or public utilities.
9. Outparcels. Development on outparcels or pad sites associated with a commercial development shall comply with the following requirements (see Figure 5.3.1.F.9: Outparcel Development):
a. Buildings on outparcels or pad sites shall incorporate materials that are similar to and compatible with those used on the primary buildings in the development. Corporate or prototypical architecture shall be reconfigured as necessary in order to comply with this standard.
b. Building walls associated with development on an outparcel or pad site shall be configured solely in accordance with the articulation and fenestration provisions for primary or secondary walls, as appropriate for the main buildings in the development.
c. Spaces between buildings on outparcels or pad sites shall include pedestrian amenities such as plazas, seating areas, and gathering places in addition to off-street parking spaces.
d. Outparcel buildings on lots at street corners shall be located and configured to define the corner through a combination of:
i. Locating the building as close to the rights-of-way as is practicable;
ii. Limiting surface parking between the building and the streets;
iii. Providing a public gathering space adjacent to the corner; and
iv. Distinctive roof form or other pedestrian features such as porches, canopies, or arcades.
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10. Multi-Building Development. Development composed of multiple buildings totaling 30,000 gross square feet or more shall be configured in one or more of the following ways (see Figure 5.3.1.F.10: Multi-Building Development):
a. Break up the site into a series of smaller "blocks" defined by on-site streets, pedestrian walkways, or other circulation routes;
b. Locate the buildings around the corner of an adjacent street intersection or entry point to the development;
c. Enclose parking areas, public spaces, or other site amenities on at least three sides through the placement of buildings; or
d. Enclose outdoor dining or gathering places between buildings.
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11. Site Features.
a. Off-Street Parking Location.
i. Sites comprised of commercial buildings subject to these design standards shall be configured such that no more than 50 percent of the provided off-street parking shall be located between a building's primary building facade and the street it faces.
ii. Off-street parking serving development located within a Gateway Corridor Overlay (GCO) district shall be configured in accordance with the applicable requirements in Section 3.8.3, Gateway Corridor Overlay (GCO) District.
b. Service, Loading, and Delivery Areas. Ground mounted mechanical equipment, solid waste collection, recycling collection, and loading spaces shall be located to the rear or side yard and screened in accordance with Section 5.10, Screening.
c. Canopies. Except for canopies associated with fuel sales, overhead canopies intended to cover the vehicles of patrons shall be configured in accordance with the following standards:
i. The total number of canopies shall be limited to one per building;
ii. The canopy shall be physically connected to the principal structure;
iii. The canopy shall be located to the side or rear of the structure, or configured so that it has the appearance of being enclosed by building walls on at least two sides;
iv. The canopy shall be configured of consistent or complimentary materials and colors as the primary exterior materials, including canopy supports;
v. The canopy shall be subject to maximum height standards for buildings in the zoning district where located; and
vi. The canopy shall comply with the standards in Section 5.4, Exterior Lighting.
G. Standards for Large Format Retail Uses. The following standards shall apply to large format retail uses.
1. Large Format Retail Uses Distinguished. Large format retail uses are commercial use types (see Table 4.2.3, Principal Use Table) in buildings that are:
a. More than 50,000 square feet gross floor area on the ground floor for a single tenant;
b. More than 150,000 square feet on the ground floor serving multiple tenants, including outparcels.
2. Compliance with Commercial Design Requirements. Large format retail uses shall comply with the following commercial design standards:
a. Section 5.3.1.F.1, Street Network;
b. Section 5.3.1.F.3, Building Address Numbers;
c. Section 5.3.1.F.4, Building Articulation;
d. Section 5.3.1.F.5, Materials and Colors;
e. Section 5.3.1.F.6, Roof Form;
f. Section 5.3.1.F.8, Awnings;
g. Section 5.3.1.F.9, Outparcels;
h. Section 5.3.1.F.10, Multi-Building Development; and
i. Section 5.3.1.F.11, Site Features, except off-street parking location.
3. Additional Standards for Large Format Retail Uses.
a. Customer Entrances. Large format retail establishments shall comply with the standards in Section 5.3.1.F.2, Customer Entrances, except that primary entrances shall include four of the listed options instead of three.
b. Fenestration. Building walls on large format retail uses shall incorporate fenestration features in accordance with the following standards (see Figure 5.3.1.G.3.b: Large Retail Building Fenestration):
i. Primary Building Walls. Primary building walls shall be configured so that:
1. At least 10 percent of the first floor portion of the primary wall is occupied by visually transparent windows or doors; and
2. No more than 50 percent of any single window or door is obstructed by a window sign or other opaque display.
ii. Secondary Building Walls. Secondary building walls shall be configured so that at least 5 percent of the ground floor facade is occupied by:
1. Visually transparent windows or doors;
2. False or opaque windows;
3. Articulated wall forms designed to mimic window openings that also include an overhang or awning.
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c. Off-Street Parking Location.
i. Sites comprised of large format retail buildings subject to these design standards shall be configured such that no more than 75 percent of the provided off-street parking shall be located between a building's primary building facade and the street it faces.
ii. Off-street parking serving large format retail development located within a Gateway Corridor Overlay (GCO) district shall be configured in accordance with the applicable requirements in Section 3.8.3, Gateway Corridor Overlay (GCO) District.
(Ord. 2020-36, passed 12-2-2019; Ord. 2022-19, passed 10-4-2021)
A. Purpose and Intent. The purpose for these standards is to create vibrant, pedestrian-oriented areas of residential and non-residential use that are located in the same building or in close proximity to one another on the same site. More specifically, these standards are intended to:
1. Create well-designed, desirable places for Town residents and visitors to shop, dine, recreate, and live;
2. Ensure development within mixed use areas is compact and walkable;
3. Shorten travel times and support alternative modes of transportation by reducing the need for automobile travel within urban portions of the Town;
4. Encourage human-scaled development that is pedestrian-oriented;
5. Reduce development costs by facilitating the most dense forms of development in areas easily served by public infrastructure; and
6. Accommodate both vertically mixed-use development within an individual building as well as horizontally mixed-use development on a single site.
B. Applicability. The standards in this section shall apply to all the following:
1. New development within the OI district;
2. New multi-story development within the DTP district;
3. Live/work dwellings;
4. Upper story residential; and
5. Any development that includes principal use types from the residential and commercial or institutional use classifications in Table 4.2.3, Principal Use Table, within the same building or within the same development site.
C. Exemptions. These standards shall not be applied to the following forms of development:
1. Agriculture-related uses;
2. Renovation or redevelopment of existing structures; and
3. Mixed-use development established prior to January 1, 2020.
D. Timing of Review. Review for compliance with these standards shall take place during review of an associated rezoning, site plan, special use permit, or planned development master plan, as appropriate.
E. Design Requirements. Development subject to these standards shall be designed in accordance with the following:
1. Street Network. In cases where mixed-use development involves the construction of new streets or alleys, the new streets shall be configured in accordance with the following standards:
a. Streets shall be organized into a grid pattern with block lengths that do not exceed 500 feet.
b. Streets shall be configured to a design speed of 25 miles per hour.
c. Streets shall include traffic-calming features such as roundabouts, raised pedestrian crossings, bulb-outs, speed tables, raised medians, and chicanes, but excluding speed bumps, which shall not be included.
d. Streets shall include well-defined ADA-compliant crosswalks and small turning radii at intersections.
e. Streets shall include bicycle lanes in accordance with NCDOT standards.
f. Streets shall include sidewalks configured in accordance with Section 6.4, Sidewalks.
g. Mid-block alleys shall be included to facilitate off-street parking and to accommodate service functions.
h. Cul-de-sacs and dead-end streets are prohibited, except where topography or natural features make them necessary.
2. Building Orientation.
a. Single Building Development. New development consisting of a single building shall be oriented such that the long axis of the building is either parallel or perpendicular to the street right-of-way it faces.
b. Multiple Building Development. Development comprised of multiple buildings shall be configured with two or more of the following design elements (see Figure 5.3.2.E.2.b: Multiple Building Development):
i. Site configuration os a series of smaller "blocks" defined by buildings fronting on-site streets and internal vehicle accessways, utilizing pedestrian oriented design such as walkways, or other circulation routes and multi-modal transportation access/waiting areas when appropriate;
ii. Corner buildings designed to front both sides of an adjacent street intersection or entry point to the development in an "L" configuration;
iii. Buildings facing each other across a relatively narrow vehicular access area with pedestrian amenities in a "main street" character;
iv. Buildings enclosing at least three sides of parking areas, public spaces, or other site amenities; or
v. Buildings enclosing outdoor dining or gathering spaces for pedestrians between buildings.
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3. Building Location.
a. Buildings on lots bounding streets shall be built to the edge of the sidewalk. In the case of double or reverse frontage lots, the building shall be located adjacent to the street providing the street address for the building.
b. When development is proposed on a corner lot, the building shall be configured to occupy the lot corner at the street intersection.
c. Nothing shall prevent a mixed-use building from exceeding a maximum front or corner side setback being setback, provided the area between the building and the street is occupied by a public gathering space, open space set-aside, or an area used for outdoor dining.
4. Lot Frontage to be Occupied by Building Wall.
a. In order to ensure an inviting and desirable streetscape for pedestrians, mixed use development shall be configured so that at least 70 percent of the lot frontage is occupied by building wall (see Figure 5.3.2.E.4: Occupied Frontage).
b. Areas occupied by gathering areas (like plazas), urban open space set-aside, or outdoor dining areas shall be credited towards the lot frontage requirements.
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5. Ground Floor Configuration. The ground floor of vertically-integrated mixed-use buildings and buildings located in the OI district shall be configured to meet the North Carolina Building Code requirements for commercial development. Nothing shall require the ground floor to be occupied by a non-residential use.
6. Off-Street Parking Location.
a. Off-street parking areas shall be located to the side or rear of buildings subject to these standards.
b. Mixed-use buildings located outside the NC district and with two or more habitable stories may be configured to allow up to one row of off-street parking spaces between the building and the street it fronts (see Figure 5.3.2.E.6: Off-Street Parking Location). All other off-street parking shall be located to the side or the rear of a mixed-use building.
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7. Building Articulation. Buildings subject to these standards shall be configured so that no single facade fronting a public street shall extend for longer than 35 linear feet without inclusion of one or more of the following features (see Figure 5.3.2.E.7: Mixed-Use Building Articulation):
a. The use of projections or recesses in the building facade wall with a depth of between 18 inches and 36 inches from the primary facade plane and a minimum span of eight feet;
b. The use of columns, pilasters, or other architectural detail harmonious with the general design of the structure with a minimum width of eight inches and spaced no less than every ten feet on-center;
c. Distinct changes in building material that are vertically aligned with variations in roof form and parapet heights; or
d. A single vertical accent or focal point such as a tower feature located on a prominent building corner.
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8. Fenestration.
a. Blank, windowless walls facing sidewalks, streets, and other public places shall be prohibited.
b. At least 40 percent of the first floor facade facing a street shall be transparent, whether through the use of glass windows, doors, or both (see Figure 5.3.2.E.8: Mixed-use Building Fenestration).
c. At least 25 percent of each upper story facade facing a street shall be transparent.
d. Ventilation grates or emergency exit doors located at the first floor level oriented toward a street shall be decorative.
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9. Building Entrances.
a. Primary structures must be oriented with their main entrance facing the street upon which the project fronts.
b. If the site is on a corner, it may have its main entrance oriented to either street or at the corner.
c. Entrances serving mixed-use buildings shall include at least two of the following features fronts (see Figure 5.3.2.E.9: Mixed-Use Building Entrances):
i. Canopies or porticos;
ii. Overhangs;
iii. Recesses/projections;
iv. Soldier courses or story lines;
v. Galleries or arcades;
vi. Raised corniced parapets over the door;
vii. Peaked roof forms;
viii. Arches;
ix. Architectural detail such as tile work and moldings integrated into the building structure and design; or
x. Integral planters that incorporate landscaped areas and places for sitting.
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10. Roof Form.
a. Roof pitches less than 3:12 and flat roofs shall require a parapet wall on all sides visible from the street. Parapet walls shall fully screen all roof-top mechanical equipment from the street.
b. Parapet walls shall have decorative cornices or caps.
c. A pitched roof shall have eaves that extend a minimum of 12 inches from the building face.
d. Roof-mounted mechanical equipment on a pitched roof shall be screened or otherwise camouflaged from view from the street.
11. Weather Protection. Weather protection for pedestrians, such as awnings, canopies, galleries, and arcades, shall be provided along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway.
12. Drive-Up/Drive Through Prohibited. No building within a mixed-use development or downtown district shall include drive-up or drive through facilities.
13. Signage. Pole signs shall be prohibited on lots with mixed-use development.
F. Dumpster Enclosure Design. The following standards shall apply to dumpster and refuse collection areas for commercial uses.
1. The sides and back of enclosures shall be constructed of the same materials as the primary building and the following materials are prohibited.
a. Natural wood fence panels.
b. Synthetic Stucco or EFIS.
c. Chain-Link.
d. Reflective Corrugated Metal.
2. Gates shall be constructed of a metal panel system and painted or coated black, grey, or similar neutral color.
3. Enclosures shall meet the requirements of Table 5.10.5 Screening Methods.
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(Ord. 2020-36, passed 12-2-2019; Ord. 2022-19, passed 10-4-2021; Ord. 2022-40, passed 5-2-2022)
A. Purpose and Intent. These multi-family residential design standards supplement the applicable zoning district and use-specific standards of this Ordinance by providing the minimum requirements for design and configuration of multi-family development within the Town's planning jurisdiction. They are intended to:
1. Ensure multi-family development takes place in a manner consistent with the context, scale, and proportion of its surroundings;
2. Promote greater compatibility between new multi-family development and other allowable use types, particularly adjacent residential single-family detached dwellings;
3. Establish expectations for minimum level of quality for multi-family development;
4. Encourage creativity in design and promote individual project identity;
5. Create neighborhoods with enhanced architectural and visual interest; and
6. Preserve property values and protect public and private investment.
B. Applicability.
1. Generally. Except where expressly exempted in writing in this Ordinance, the standards in this section shall apply to the following forms of development:
a. New multi-family dwellings;
b. New triplex and quadplex dwellings; and
c. New multi-unit residential structures within a continuing care retirement community use type; and
d. New assisted living facilities and nursing homes.
2. Voluntary Compliance for Single-Family Attached Dwellings.
a. Single-family attached development shall be exempted from these standards, though a landowner may voluntarily agree to comply with them, comply with them as part of a conditional rezoning (see Section 2.2.6, Conditional Rezoning), or comply in order to take advantage of a sustainable development incentive (see Section 5.12, Sustainability Incentives).
b. In cases where an applicant agrees to comply with these standards, a signed copy of the following statement shall be included on all approved site plans and subdivision plats.
The single-family attached development depicted on the attached site plan or subdivision plat is subject to the Town of Zebulon's Multi-Family Residential Design Standards in place at the time the application for this development was determined to be complete. I _________________ hereby voluntarily consent to the application of these design standards, the acceptance of which shall run with the land regardless of changes in ownership, and recognize that failure to comply with the applicable requirements following approval is a violation of the Unified Development Ordinance.
Landowner Signature Date
c. The signed statement of consent and an associated site plan depicting the development's compliance with these standards shall be recorded in the office of the Wake County Register of Deeds prior to issuance of a building permit.
C. Exemptions. The following forms of development shall be exempted from these standards:
1. Single-family attached development, unless subject to voluntary consent by the landowner in accordance with subsection (2) above or subject to conditions of approval incorporated in a conditional rezoning approval;
2. Duplex dwellings;
3. Renovation or redevelopment of existing structures; and
4. Routine maintenance and repairs.
D. Timing of Review. Review for compliance with these standards shall take place during review of an associated rezoning, site plan, special use permit, or planned development, as appropriate.
E. Design Requirements. Development subject to these standards shall be designed in accordance with the following:
1. Street Network.
a. On sites including new streets, an interconnected network of streets shall be provided, to the maximum extent practicable, and streets shall connect to adjacent existing streets outside of the development.
b. Vehicular driveways into a development with 10 or more dwelling units shall be at least 100 feet away from any major intersection, to the maximum extent practicable.
c. Driveways shall be consolidated in order to reduce curb cuts, to the maximum extent practicable.
2. Building Orientation.
a. Buildings that abut streets shall be oriented parallel to the street they front rather than being oriented at an angle to the street.
b. On corner lots, the long axis of the building shall be parallel to the longest lot frontage unless such orientation is incompatible with adjacent, existing development along the same street (see Figure 5.3.3.E.2: Multi-Family Building Orientation).
c. Buildings within multiple-building developments shall be clustered in order to define open space recreation areas and development entry points.
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3. Building Entrances.
a. The facades of buildings abutting streets shall be configured so that entryways to individual dwelling units or shared entrances face the street.
b. Access to upper-floor dwelling units shall be obtained from shared internal entries. In no instance shall walkways to individual upper-story dwelling units take place on the exterior of the building.
c. Individual ground-floor and shared entryways shall be sheltered from the weather either by:
i. Recessing the entrance at least three feet to the inside of the primary ground floor facade plane; or
ii. Inclusion of an overhead architectural treatment that extends outward at least three feet from the primary facade plane.
4. Building Facades.
a. Buildings subject to these standards shall maintain a consistent level of architectural detailing and composition on each building facade facing a street.
b. Building facades facing streets shall provide a minimum of three of the following architectural elements (see Figure 5.3.3.E.4: Multi-Family Building Facades):
i. A covered porch or terrace;
ii. One or more dormer windows or cupolas;
iii. Eyebrow windows;
iv. Awnings or overhangs;
v. Decorative moldings;
vi. Shutters;
vii. Pillars, posts, or pilasters;
viii. One or more bay windows with a minimum twelve-inch projection from the facade plane;
ix. Multiple windows with a minimum of four-inch-wide trim;
x. Corniced parapets;
xi. Eaves with a minimum of four-inch-wide trim; or
xii. Integral planters that incorporate landscaped areas and/or places for sitting.
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c. Garage entries, loading and service entries, utility rooms, stairs, elevators, or similar features shall not occupy more than 20 percent of the width of a building facade facing a street.
d. Attached street-facing garages serving individual dwelling units shall be recessed at least three feet inwards from the primary first floor facade plane or be associated with an upper-story projection that exists above the garage.
e. Developments with three or more principal buildings shall provide variation in building size, shape, height, color, and roofline in a manner that allows different buildings to be distinguished from one another.
5. Building Corners. Building corners that are adjacent to one or more streets shall include at least one of the following features (see Figure 5.3.3.E.5: Multi-Family Building Corners):
a. A plaza or other gathering space;
b. A shared ground-floor pedestrian entryway;
c. A distinctive roof feature such as a tower, turret, spire, pediment, or other architectural feature with a height above the roofline of adjacent dwelling units;
d. Changes in roof type or pitch from the adjacent building sides; or
e. Upper-story balconies or terraces that wrap both sides of the corner.
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6. Building Massing.
a. Upper story facade walls shall not project beyond the ground floor footprint except to accommodate bump-outs with windows.
b. In the case of two-story buildings, the exterior facade wells of the second floor shall be in line with or setback from the first floor facade walls.
c. In the case of three- (or more) story buildings, upper story facade walls shall be setback from the second or ground-floor floor facade walls to preserve light and air and avoid casting shadows (see Figure 5.3.3.E.6: Multi-Family Building Massing).
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7. Building Articulation.
a. Street-facing building facades shall be articulated with wall offsets, in the form of recesses or projections from the primary facade plane, of at least two feet for every 35 linear feet of facade frontage (see Figure 5.3.3.E.7: Multi-Family Facade Articulation).
b. Where provided, projections or recesses shall extend from the grade to the top of the highest story in line with the ground-floor footprint.
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8. Building Height.
a. Buildings subject to the standards of this section shall have a maximum heigh t of two stories or 18 feet within 100 feet of a lot with an existing single-family detached residential dwelling, without an intervening street (see Figure 5.3.3.e.8: Multi-Family Building Height).
b. Building stories that are 75 percent or more below the finished grade at the front of the lot shall not be counted towards the number of allowable stories.
9. Roof Form.
a. Development shall incorporate roof pitches between 3:12 and 12:12, or shall incorporate parapet walls with a dimensional cornice around a flat roof.
b. Alternative roof forms or pitches are encouraged for small roof sections over porches, entryways, or similar features.
c. Buildings with eaves shall be configured such that no single horizontal eave continues for more than 60 linear feet without being broken up by a gable, building projection, and articulation feature.
d. Buildings with overhanging eaves and roof rakes shall extend at least six inches past supporting walls.
10. Building Materials and Colors.
a. Configuration.
i. The predominate exterior material shall be brick, stone, cementitious, or other masonry material.
ii. Buildings subject to these standards shall include at least two primary exterior materials on any single building.
iii. Changes in colors and materials shall take place at internal corners or in logical locations, such as: building wings, bays, bump-outs, or recesses (see Figure 5.3.3.E.10: Multi-Family Building Materials). In no instance shall exterior materials or colors change at outside corners.
iv. Heavier or more bulky exterior materials shall be located beneath or below lighter materials.
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b. Prohibited Materials. The following materials shall be prohibited on any facade facing a street, open space, or district intended primarily for single-family detached development:
i. Smooth-faced concrete block;
ii. Corrugated metal siding;
iii. Vinyl siding (excluding windows or soffits); or
iv. Synthetic stucco within two feet of the grade.
11. Accessory Structures. In addition to the standards in Section 4.4, Accessory Uses, accessory uses and structures associated with a development subject to these standards shall comply with the following:
a. Street-facing detached garages on corner lots shall be located to the side or rear of buildings.
b. Access to accessory structures (such as garages, carports, storage areas, etc.) shall be provided from alleys or secondary streets, to the maximum extent practicable.
c. Accessory buildings shall include exterior materials, colors, and roof form designed to be consistent with the principal structure.
d. Accessory structures shall not physically obstruct pedestrian entrances.
e. Centralized refuse collection containers, if provided, shall be located in an enclosed area located to the rear of principal buildings.
12. Site Features.
a. Except for nursing homes, development subject to these standards shall not include a gate or obstruction that blocks access to the site for vehicles, bicycles, or pedestrians.
b. Off-street parking serving guests shall be evenly distributed throughout the development.
c. Shared refuse collection containers shall be evenly distributed throughout the development or be centrally located.
d. Detached garages or carports shall not be located between a principal building and the street it faces.
e. Utilities shall be provided underground, and utility vaults shall be clustered in areas outside of required landscaping.
(Ord. 2020-36, passed 12-2-2019; Ord. 2022-19, passed 10-4-2021; Ord. 2023-11, passed 11-7-2022)
The purpose of this section is to establish standards for exterior lighting on individual lots to help ensure the safety of motorists and pedestrians traveling on streets, sidewalks, and trails, and to minimize the potential for adverse impacts on properties from excessive light intensity, light trespass, and glare originating on adjacent lots.
(Ord. 2020-36, passed 12-2-2019)
A. General. The provisions of this section shall apply to all multi-family, mixed-use, and nonresidential development unless exempted in accordance with Section 5.4.3, Exemptions.
B. Expansion or Remodeling. All expansions or remodeling of principal buildings, parking areas, or open uses of land shall comply with these standards, subject to the requirements in Section 7.4, Nonconforming Sites.
(Ord. 2020-36, passed 12-2-2019)
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