City of Monroe Infill, Multifamily, and Mixed- Use Design Guidelines

Transcription

1 CITY OF MONROE COMMUNITY DEVELOPMENT DEPARTMENT City f Mnre Infill, Multifamily, and Mixed- Use Design Guidelines December P a g e

2 Infill, Multifamily, and Mixed-Use Design Guidelines Table f Cntents Sectin 1 General Infill Standards and Guidelines 6 Purpse 6 Applicatin 6 Placement and Orientatin 7 Design buildings and architectural features t increase privacy: 8 Design windws and balcnies t maximize privacy fr adjacent yards and residences r use sightbscuring glass, if it is nt practical t lcate windws in ways that minimize privacy impacts. 8 Massing and Scale 8 Design residential buildings that emphasize architectural features cmmn t the existing neighbrhd and use architectural features that reduce the visible mass and scale f new structures: 9 Divide larger buildings int mdules that are similar in scale Buildings with visible facades ver 100 feet in length parallel t a radway, parking area, pedestrian cnnectin, r pen space must include vertical and hrizntal articulatin. Articulatin may be accmplished in several ways: 9 Architectural Character 10 Architectural cncept Incrprate the substantive building elements and varied materials that maintain Mnre s small twn character. 10 Landscaping 11 Open space 11 Design sites and buildings t maximize useable pen spaces: 11 Internal pen space. 11 Lw-Impact Develpment / LEED Certificatin 12 Preferred parking ptins: 12 Minimize the visual impact f multifamily, mixed-use, and cmmercial develpments parking areas by lcating them in structures r undergrund, at the side, r rear f buildings 12 Cnsider shared parking structures including first level r basement parking garages as a parking slutin in terms f meeting multiple bjectives 13 Minimize ptential negative impacts f residential parking areas and garages n the streetscape 13 Prvide perimeter landscaping and interir landscaping within all parking areas that act as a lw landscaped screen; 13 Mechanical Equipment and Service Utilities 14 Minimize the visual impact f mechanical equipment n the public way 14 Minimize the visual impacts f trash strage and service areas 14 Minimize the visual impacts f utility cnnectins and service bxes 14 Sectin 2 Infill Residential (detached husing) Standards 15 Applicatin and Purpse 15 Standard single-family lt standards 15 Descriptin: Standard single-family lt develpment means a detached single-family unit cnstructed n lts that are 6000 square feet and ver in area (1.5 times greater area fr duplexes) and 45-feet r ver in width. 15 Site Requirements and Setbacks 15 1 P a g e

3 Small lt single-family standards 17 Site Requirements and Setbacks 17 Cmpact / clustered husing standards 19 Descriptin: Cmpact / clustered husing are standard detached single-family dwelling units n separate lts 5,999 square feet r less in area and less than 45-feet in width riented tward a landscaped curtyard that prvides pedestrian access. 19 Site Requirements and Setbacks 19 Sectin 3 Multifamily (attached husing) Standards 21 Applicatin and Purpse 21 Small multiplexes 21 Descriptin: A small multiplex is a single structure cmprised f three r fur dwelling units, n a single lt cnstructed either side-by-side r n different flrs. 21 Site Requirements and Setbacks: 21 Shared Curts 23 Descriptin: A shared curt is a multifamily develpment, n separate r jint lt(s), arranged arund a cmmn landscaped curtyard r private street. Curtyards cmmnly blend pedestrian uses f the pen space with ther uses including vehicular access fr parking. The entrances f shared curts must visibly cnnect t adjacent public streets, particularly when the frnting street is a cllectr r arterial. 23 Site Requirements and Setbacks 23 Twnhuses (Rw-huses) 25 Descriptin: A twnhuse is ne f a rw f attached hmes sharing cmmn walls, each with its wn frnt and rear access t the utside n lts 2500 t 4000 sq ft. 25 Site Requirements and Setbacks 25 Lw-rise Apartments/Cndminiums 27 Descriptin: Lw-rise apartment r cndminium develpments cnsist f attached dwelling units within a single building r clusters f buildings n larger sites. Typically, the individual dwelling units are stacked rather than side-by-side. Parking is usually in a cmmn structure r in a defined pen parking area. 27 Site Requirements and Setbacks 27 Sectin 4 Mixed-use Standards 32 Applicatin and Purpse 32 Mixed-use Cmmercial standards 32 Mixed-use street frntage standards. 33 The mixed-use znes encurage the develpment f pedestrian-riented strefrnts that prmte public activity alng the street. 33 Secndary Pedestrian Facades Secndary pedestrian facades are lcated adjacent t parking lts, alleys, pedestrian pathways, r streets. When a building/business is nt adjacent t a public street, the primary entrance may be lcated next t an adjacent parking lt, pedestrian pathway, r alley (subject t city apprval) and include the fllwing mandatry elements: 35 Sectin 5 Applicatin f Design Elements 37 Required Elements Every develpment r exterir remdel must include sme f the design features listed as required elements belw: 37 Table 7 Screening Sectin 5 Glssary f Design Elements 41 Sectin 5 Glssary f Design Elements 42 2 P a g e

4 Table f Figures and Tables Figures Figure 1 Illustratin shwing desirable streetscape patterns (Illustratin adapted frm, the Infill Design Tlkit: Medium-Density Residential Develpment, city f Prtland Planning Bureau 2008)... 7 Figure 2 Multifamily building with main entrances, windws, & prches riented tward street... 1 Figure 3 Side and back yard design ptins fr multifamily develpment and mixed-use develpment... 1 Figure 4 Side and rear yard... 8 Figure 5 This illustratin shws cntrasts between building heights frm 1 stry t 2 ½ stries. (Illustratin adapted frm, Infill Design Tlkit: Medium-Density Residential Develpment, city f Prtland Planning Bureau 2008)... 9 Figure 6 Building articulatin with varied recessed entries Figure 7 Building facade with a distinct tp, middle, and bttm Figure 8 Examples f apprpriate multifamily and mixed-use buildings that incrprate desirable design elements including canpies, decks, upper level setbacks, trellises, and varied rf frms Figure 9 This illustratin shws apprpriate single windw frms Figure 10 Illustratin f different Figure 11 This example shws Figure 12 Preferred parking cnfiguratins fr multifamily, mixed-use, and cmmercial develpments Figure 13 These illustratins shw screening f mechanical equipment and service areas Figure 14 This graphic illustrates a typical single-family huse Figure 15 This drawing illustrates a typical single-family huse lt plan Figure 16 Anntated graphics f Small Lt alternatives frm XXX Figure 17 This graphic illustrates required setbacks and typical building placement fr small lt single-family residences (adapted frm xxx Figure 18 Phts f small lt huse alternatives that illustrate design principles Figure 19 This pht shws the cmmn curtyard f a cmpact husing develpment Figure 20 This drawing illustrates a typical site design fr a standard cmpact husing develpment Figure 21 This drawing illustrates pssible building placement fr a small multiple Figure 22 Drawing f required setbacks and anntated drawings shwing typical building placement fr small multiplexes Figure 23 Pht f a small multiplex that illustrates desirable design principles Figure 24 pht shwing typical building placement fr shared curt Figure 25 This drawing shws an ptinal building cnfiguratin fr a shared curt Figure 26 drawing shwing typical building placement fr shared curts and desirable design elements Figure 27 This sketch illustrates typical building placement fr twnhmes Figure 28 This pht illustrates shws desirable design elements fr twnhmes Figure29 This pht drawing illustrates hrizntal elements f a typical twnhme P a g e

5 Figure 30 illustrates typical building placement fr standard single-family huses Tables Table 1 4 P a g e

6 The Infill, Multifamily, and Mixed-Use Design Guidelines use imperative language such as shall and must t indicate high pririty features and a strng directive tward satisfying the guidelines intent. Wrds such as shuld and may indicate desirable cnditins r elements that are strngly encuraged. The intent statements preceding each sectin indicate the underlying bjectives behind the guidelines and are included t assist in interpreting and applying the guidelines. City staff, interested city grups, city bards, and cnsultants develped the Infill, Multifamily, and Mixed- Use Design Guidelines thrugh a cllabrative effrt. The prcess f develping the guidelines invlved many public meetings and wrkshps. The fllwing individuals and grups were instrumental in the preparatin f the guidelines and standards cntained in this dcument: City f Mnre Cmmunity Develpment Department: Russ Wright City f Mnre Planning Cmmissin City f Mnre City Cuncil Makers Architects/Juanita Cnsulting 5 P a g e

7 Sectin 1 General Infill Standards and Guidelines Purpse Urban develpment ften ccurs n larger vacant tracts away frm central city cres. Within existing neighbrhds and cmmercial areas, sme prperties remain undevelped r underdevelped. These areas can range frm single lts t several acres. Develpers may verlk such prperties because f physical cnstraints, less desirable lcatins, r current disrepair. Newer areas that surrund these undevelped, underdevelped, r dilapidated infill sites ften have a unified design and appearance. S what is infill develpment? The Municipal Research & Services Center f Washingtn defines infill develpment as the prcess f develping vacant r under-used parcels within existing urban areas that are already largely develped (1997). One f the recurring themes in Mnre s Cmprehensive Plan is t prmte the small-twn atmsphere f the city and t ensure that new residential develpment is cmpatible with present uses. Several gals and plicies fund in the Land Use and Husing elements encurage infill develpment and develping design guidelines fr residential and mixed-use areas. The challenge is t develp land efficiently, balance market demands, and respect the integrity f existing districts. With this gal in mind, develpers need t emply innvative appraches t accmplish infill develpment prjects. The benefits f infill develpment include access t existing infrastructure, lwer develpment csts, increased inventry f smaller mre affrdable husing units, and residences cnveniently lcated t retail and services. The infill residential (detached husing), multifamily (attached husing), and mixed-use guidelines encurage the efficient use f develpable land and prvide directin t develpers t implement the city s design-related gals and bjectives fr infill, mixed-use, and multifamily develpment. Sme key cncepts affect the success f infill prjects, namely street rientatin, parking, setback patterns, landscaping, architectural features, massing, privacy, and usable pen space. These guidelines and standards prvide best practices t help integrate new prjects effectively int existing neighbrhds and cmmercial areas. When residential infill prjects meet the design guidelines and incrprate apprpriate design elements, the city will grant a 30 percent density bnus, allw anda minimum lt size reductin, and permit mdificatins t the bulk requirements, n sites less than three acres. These incentives are similar t thse prvided fr Planned Residential Develpments (PRD), withut requiring an additinal pen space dedicatin. Table A t MMC Bulk Requirements defines the specific infill incentives, by zning district, under the PRD clumns., as defined in the planned residential develpment standards f the municipal cde fr the underlying zne withut requiring additinal pen space dedicatin. Applicatin All prpsed develpment must fllw the prescriptive requirements identified in the Mnre Municipal. The guidelines apply t new cnstructin and majr exterir alteratins f existing structures. The infill standards fr single-family and multifamily develpment apply t existing neighbrhds suth f US-2 less than three acres in size when develpment prpsals include density bnuses, lt size reductins, and mdificatins t the bulk requirements. 6 P a g e

8 Mixed-use standards apply t the Mixed-Use Cmmercial and Mixed-Use Neighbrhd Center znes. Alteratins and new cnstructin shuld be cnsistent within the design cntext and reinfrce the basic character f the surrunding area. The infill guidelines fr detached single-family hmes, attached multifamily hmes, and transitinal mixed-use neighbrhds include a base set f required elements that all new applicable develpments must fllw and prvide a menu f specific design ptins, t be included with each prpsal, t allw flexibility fr the applicant. Placement and Orientatin Building placement and rientatin shuld prvide an attractive pedestrian envirnment, imprve the character f the streetscape, enhance the use and safety f pen spaces, and prvide attractive building facades. Streetscape and alignment f buildings The streetscape shuld establish visual cntinuity thrughut the area with the fllwing elements: Encurage the repetitin f established frnt building setbacks in existing neighbrhds and cmmercial areas. Use apprpriate landscaping and trees t emulate existing landscape patterns in areas where trees and vegetatin unify the neighbrhd character. Figure 1 Illustratin shwing desirable streetscape patterns (Illustratin adapted frm, the Infill Design Tlkit: Medium-Density Residential Develpment, city f Prtland Planning Bureau 2008) Orient windws, main entrances, and ther principal building elements tward the street t strengthen the pedestrian-riented envirnment and street edge. 7 P a g e

9 A pedestrian-riented frntage creates a welcming, interesting streetscape and prmtes neighbrhd security. Figure 2 Multifamily building with main entrances, windws, & prches riented tward street Side and rear yard cmpatibility develpers shuld prvide jint features alng prperty lines, as practical and use the side and rear yards t enhance internal pedestrian and/r vehicular circulatin. Prject prpnents shall incrprate ne r mre f the fllwing elements int the site s design: Prvide a shared internal drives and walkways alng the prperty line fr residential and mixed-use develpment; Prvide a trail r ther shared internal pathway alng the prperty line(s) fr residential and mixed-use develpment; and Prvide jint strmwater features, such as rain gardens. Figure 3 Side and back yard design ptins fr multifamily develpment and mixed-use develpment 1 P a g e

10 Prspective develpers need t cnsider that adjacent uses may be different r becme different ver time. The ultimate design f the side and rear yards shuld cnsider views, existing and future uses, cnnectivity, envirnmental cnditins, and privacy: Side and rear yard design ptins shuld enhance the area s pedestrian envirnment; Flexible standards that allw prperty wners t maximize n-site develpment pprtunities, while meeting cmmunity design gals; Cmpatibility between cnflicting uses; and Prvide Type I r II landscaping and fencing, as applicable alng rear and side prperty lines where znes r adjacent uses change. Design buildings and architectural features t increase privacy: Design windws and balcnies t maximize privacy fr adjacent yards and residences r use sight-bscuring glass, if it is nt practical t lcate windws in ways that minimize privacy impacts. Lcate windws high n walls & stagger placement f windws n adjacent buildings t avid verlk prblems. Use landscaping t screen private spaces f neighbring prperties. Lcate spaces fr less private uses and activities alng street frntage. Balcnies shall be set back at least 10 feet frm side r rear prperty lines separating adjacent residential r mixed-use prperties. Balcnies r rftp decks within 15 hrizntal feet f a side r rear prperty line shall use paque guardrails t minimize privacy impacts n adjacent prperties. Figure 4 Side and rear yard setbacks fr slar access Fencing fr residential structures shuld integrate int the architecture f the building and add visual interest in its detail, materials, r clr, especially when seen frm the street. All fences in the frnt and side street setbacks are limited t 42 inches in height and may be n mre than 60% paque. Chain link r cyclne fencing is nt allwed in the frnt r side street setback. Massing and Scale Althugh building heights may vary, mst new buildings in residential neighbrhds will be between ne and three flrs depending n the zne. New buildings in mixed-use znes may be fur r five flrs. The building scale within infill neighbrhds shuld strive t create buildings that appear t be smaller than they are. Perceived scale may reduced by emplying specific design elements. 8 P a g e

11 Design residential buildings that emphasize architectural features cmmn t the existing neighbrhd and use architectural features that reduce the visible mass and scale f new structures: Residential structures shall emphasize hrizntal elements t emulate lw-lying buildings, n the frnt facades, using architectural features such as prches, balcnies, and bays seen frm the street t cunteract the vertical emphasis f taller buildings Prvide a transitin in scale t neighbring smaller huses n larger sites. Change materials and/r clrs t de-emphasize upper levels. Develp a primary facade that is in scale and alignment with surrunding buildings, fr example if a neighbrhd is characterized by ne r ne and a half stry hmes, drmers can cntain new living space r new living spaces culd be belw grade as feasible; Figure 5 This illustratin shws cntrasts between building heights frm 1 stry t 2 ½ stries. (Illustratin adapted frm, Infill Design Tlkit: Medium-Density Residential Develpment, city f Prtland Planning Bureau 2008) Divide larger buildings int mdules that are similar in scale Buildings with visible facades ver 100 feet in length parallel t a radway, parking area, pedestrian cnnectin, r pen space must include vertical and hrizntal articulatin. Articulatin may be accmplished in several ways: Express mdules three-dimensinally alng the building s exterir, limited t 30 feet in length; Step back r prject prtins f the facade; Include significant building elements and fcal pints such as distinctive entries, balcnies, prches, canpies, twers, r entry areas that visually break up the facade; 9 P a g e

12 Figure 6 Building articulatin with varied recessed entries Prvide a defined building tp, middle, and base t emphasize human-scale architecture; Figure 7 Building facade with a distinct tp, middle, and bttm Architectural Character Within each existing neighbrhd, there is nt a single unifying theme. As suggested, the gal is t integrate new develpment int existing neighbrhds and cmmercial areas. Develpers can substantively use building elements and materials and incrprate architectural elements t help integrate new cnstructin, but maintain Mnre s small twn character. Architectural cncept Incrprate the substantive building elements and varied materials that maintain Mnre s small twn character. Prvide well-designed, detailed buildings that highlight subtle and refined design elements including decrative building materials, such as tile, timbers, and metalwrk. Stylistically distinguish new buildings frm existing buildings. Create a varied, nn-hmgenus set f buildings within the neighbrhd that prvide a sense f evlutin rather than the appearance f a ne-step develpment. 10 P a g e

13 Change finish materials, clrs, r textures n building elements t prvide further articulatin and add variety and craftsmanship. Figure 8 Examples f apprpriate multifamily and mixed-use buildings that incrprate desirable design elements including canpies, decks, upper level setbacks, trellises, and varied rf frms Cnsider multi-paned windw fenestratin (windws with several panes separated by mullins). When windws are nt part f a multi-paned windw, the windw shuld have a vertical rientatin (i.e., be lnger in the vertical dimensin than in the width) r be square. Figure 9 This illustratin shws apprpriate single windw frms Include a variety f rf slpes, details, materials, and cnfiguratins. Prvide drmers, stepped rfs, gables, r ther elements t reinfrce the mdulatin r articulatin interval. Flat-rfed designs shall include architectural details such as crnices, and decrative facings t prvide interest frm the grund level. Figure 10 Illustratin f different rf cnfiguratins 11 P a g e

14 Landscaping Use landscaping t create visual cntinuity with existing neighbrhds and cmmercial areas. Use trees and shrubs t unify design elements, strengthen the image f the streetscape, and frame the human-made elements with a natural backdrp. Retain existing native r desirable mature vegetatin. Encurage the use f hardy, attractive, and easily maintained native Nrthwest plant material t prvide multi-seasnal interest, clr, and texture. Figure 11 This example shws apprpriate landscaping alng the frnt f these twnhmes Encurage enhanced landscaping in public-riented spaces and alng walkways. This may include landscape areas that exceed minimum standards by 10%, integrate rck walls, bulders, public art, water features, and/r accent lighting. Open space Design sites and buildings t maximize useable pen spaces: Include ample usable utdr spaces e.g., side yards, rear yards, private easements, cmmn curtyards, r ther cmmn pens spaces. Design multifunctinal utdr spaces that may prvide recreatinal, envirnmental, and/r access functins. Integrate the usability f indr and utdr spaces with cnvenient access; On taller structures, use rfs t prvide utdr space such as rftp decks, patis, r green rfs. Cnsider the passage f sunlight in relatin t the height f buildings adjacent t pen spaces. Alternatives t grund level pen space shuld be included in the frm f a rf garden, large balcny and articulated frnt prches. Cmmn pen space shuld be usable, easily supervised, and cmpatible with the characteristic pen space f the neighbrhd. Balcnies shuld be riented and screened t ensure a high degree f privacy frm ther units and neighbring hmes. Internal pen space. Prvide a variety f pedestrian areas. Prvide safe, attractive, and usable pen spaces that prmte pedestrian activity. Create usable space that is suitable fr leisure r recreatinal activities fr residents. 11 P a g e

15 Create pen space that cntributes t the residential setting. Prmte the use f a variety f types f pen spaces fr multifamily uses. Lw-Impact Develpment / LEED Certificatin New cnstructin r exterir alteratins must use durable, high-quality building materials, with a lw, life cycle cst, f typical use in the Nrthwest. New cnstructin in existing neighbrhds and cmmercial areas are encuraged t use green building methds and incrprate lw-impact develpment techniques, be highly energy efficient, and/r r seek varying levels f LEED certificatin. Achieve LEED Certificatin (Silver, Gld, Platinum Rating) Emply lw-impact develpment techniques that may include green-rfs, prus paving, tree retentin, rain gardens, r ther methds, as defined in the Lw Impact Develpment Technical Guidance Manual fr Puget Sund. Incrprate high-efficiency building materials, systems, and techniques int new cnstructin. Use water-permeable paving (right) t help minimize the negative envirn-mental impacts f the additinal amunt f paved vehicle area needed fr rear parking arrangements Preferred parking ptins: Reduce the impact f parking facilities n the frnting street, sidewalk and neighbring prperties by designing parking lts, carprts, and garages s that they d nt dminate the street frnt, and prvide adequate screening thrugh landscaping. Minimize the visual impact f multifamily, mixed-use, and cmmercial develpments parking areas by lcating them in structures r undergrund, at the side, r rear f buildings Figure 12 Preferred parking cnfiguratins fr multifamily, mixed-use, and cmmercial develpments Lcate parking in areas that are less visible frm the street with multifamily, mixed-use, and cmmercial space(s) facing the street Lcate parking tward the rear f sites t prvide pedestrian-friendly street frntages 12 P a g e

16 Private lanes shall be cnsidered streets fr frntage, setback, and design purpses. Minimize the number and width f driveways and curb cuts; Break large parking lts int smaller nes in a way that prvides easy access fr pedestrians; and Parking lts shuld nly be lcated between the building and street when necessary due t physical limitatins f the site Cnsider shared parking structures including first level r basement parking garages as a parking slutin in terms f meeting multiple bjectives Parking structures accmmdate mre parking than therwise pssible n smaller, higher density sites; Parking structures allws mre utdr spaces and landscaping in place f driveways and parking areas; Parking structures allw multifamily and mixed-use residential units t be abve grade and may increase privacy alng busy streets. Nte: Care must be taken s that structured parking des nt dminate the grund level f street frntages. This can be achieved by excavating the parking, s that living space abve is brught clser t grund level, r by wrapping the frnt f structured parking with active building spaces. Minimize ptential negative impacts f residential parking areas and garages n the streetscape If an alley exists, parking shall be accessed via the alley therwise the parking area shall be frm the lane r street. Residential structure shuld minimize blank garage drs and prvide architectural details n the garage dr Recess the garages behind the living space Building elements such as prches r trellises ver garages takes the fcus away frm garage drs and makes them secndary elements. Use windws in garage drs t increase visual interest and avid a blank wall appearance. Share driveways with adjacent prperty wners are encuraged when pssible and subject t a shared access and maintenance agreement; Tandem parking is allwed (may be exterir r interir); Lcate garages partially belw grade, as feasible, t help establish a strnger relatinship between living spaces abve grade and t reduce verall building height. Prvide perimeter landscaping and interir landscaping within all parking areas that act as a lw landscaped screen; Screen parking lts abutting single-family residences with landscaping and/r fencing; Use landscaping and trees, t break up expanses f rear vehicle areas; and Incrprate greenery within the driveway including the use f tread paving r grasscrete. 13 P a g e

17 Mechanical Equipment and Service Utilities Utility service bxes, telecmmunicatin devices, cables, cnduits, trash, and recycling strage may affect the character f an area. Mechanical equipment and service utilities shuld be lcated in an area nt visible frm a public street and must be screened frm public view t avid negative effects n building design. Minimize the visual impact f mechanical equipment n the public way Screen equipment frm view. D nt lcate windw air cnditining units n a primary facade. Use lw prfile r recessed mechanical units n rftps. Lcate satellite dishes ut f public view. Minimize the visual impacts f trash strage and service areas Lcate service areas away frm majr pedestrian rutes; lcate them at the rear f a building, ff an alley, when pssible. Screen dumpsters frm view. Ensure that all screens meet applicable Mnre Cdes. Garbage/recycling areas shall be cnslidated and screened frm public view. Figure 13 These illustratins shw screening f mechanical equipment and service areas Minimize the visual impacts f utility cnnectins and service bxes Lcate utility cnnectins and service bxes n secndary walls when feasible. Rf-munted mechanical equipment (HVAC) must be screened frm view. 14 P a g e

18 Sectin 2 Infill Residential (detached husing) Standards Applicatin and Purpse There are evident differences between mixed-use, multifamily, and detached single-family buildings. The fllwing prescriptive standards and guidelines augment the general standards fund in Sectin 1 and apply specifically t infill develpment in zning districts that allw detached single-family units and duplexes. This sectin prvides examples f cmmn single-family ptins that develpers will likely cnstruct in existing neighbrhds. Residential crridrs and side streets frame standard single-family neighbrhds. Private yards with landscaped setbacks and individual driveways exemplify typical single-family neighbrhd frntages. Frequently, sidewalks, planting strips, and street trees strengthen the residential character and buffer residences frm traffic. Internally, develpers need t cnsider the design f public and private areas in standard single-family neighbrhds as well as the aesthetic cntinuity f a single structure r cmpnent t the larger neighbrhd. As discussed in Sectin 1, the challenge is ensuring that cmpatible develpment ccurs in infill situatins and new neighbrhds. Standard single-family lt standards Descriptin: Standard single-family lt develpment means a detached single-family unit cnstructed n lts that are 6000 square feet and ver in area (1.5 times greater area fr duplexes) and 45-feet r ver in width. Site Requirements and Setbacks Applicable znes r neighbrhds: UR6000 Minimum lt requirements (per MMC ) : Lt size 6000 square feet and ver Lt size fr duplex 1.5 times greater than underlying lt size Height 35-feet (three stries) Lt cverage 50% Lt dimensins between 1:1.6 t 1:2 Lt width 45-feet & ver (existing nncnfrming lts may be less) Frnt setbacks 10 t 20 feet Side setbacks 5 w/ ttal f 15-feet Rear setback 15-feet UR9600 Figure 14 This graphic illustrates a typical singlefamily huse 15 P a g e

19 Site Design Standard Bbackyards shuld emphasize prvide privacy private pen spaces frm neighbrsfr.residents. Fencing fr residential structures shuld integrate int the architecture f the building. Preferred Parking: First level r rear with alley Building Design Figure 15 This drawing illustrates a typical single-family huse lt plan. Residential structures shuld emphasize single-stry massing elements, n the frnt facades, using architectural features such as prches and bays seen frm the street. Residential structures are encuraged t use gable rfs t emphasize vertical prprtins and create mdulatin. Residential structures shuld vary the massing with elements such as bays, drmers, etc. Residential structures are encuraged t change materials, clrs, and/r textures n different elements t prvide further articulatin and additinal variety and character. Residential structure shuld minimize blank garage drs and prvide windws and/r architectural details n the garage dr. 16 P a g e

20 Small lt single-family standards Descriptin: Small-lt develpments cnsist f detached single-family dwelling units n small r narrw lts up t 4,000 square feet in area and less than 45-feet in width. Planned residential develpment density bnuses and lt size reductins apply in infill situatins, per Chapter MMC. Site Requirements and Setbacks Applicable znes r neighbrhds: UR600 MR6000 Prfessinal Office Minimum lt requirements (per MMC ): Lt size 2,500 t 4,000 square feet Lt size duplex 1.5 times greater than underlying lt size. Height 35-feet (three stries) Lt cverage 60 t 75% Lt dimensins between 1:1.6 t 1:2 Dwntwn Cmmercial Dwntwn Neighbrhd Lt width 30 t 45-feet (existing nncnfrming lts may be less) Frnt setbacks 10 t 20 feet Side setbacks 5 w/ ttal f 10-feet Rear setback 10-feet (20-feet parking backup area with alley) Site Design Figure 16 Anntated graphics f Small Lt alternatives frm XXX Dwelling units that frnt public streets r lanes shall have entrances facing the street r lane. The backyards f residential structures shuld emphasize privacy frm neighbrs. Share driveways with adjacent prperty wners are encuraged when pssible and subject t a shared access and maintenance agreement; Tandem parking is allwed (may be exterir r interir); Residential structures shuld encurage rear parking as feasible. If parking is prvided in the frnt, the residential structure shuld minimize blank garage drs and prvide architectural details n the garage dr If an alley exists, parking shall be accessed via the alley therwise the parking area shall be frm the lane r street 17 P a g e

21 Recess the garages behind the living space Prvide Bbuilding elements such as prches r trellises ver garages takes the fcus away frm garage drs and makes them secndary elements. Use windws in garage drs t increase visual interest and avid a blank wall appearance. Lcate garages partially belw grade, as feasible, t help establish a strnger relatinship between living spaces abve grade and t reduce verall building height. Figure 17 This graphic illustrates required setbacks and typical building placement fr small lt single-family residences (adapted frm xxx Building Design Bulk and massing: N single flr shall be greater than 800 square feet, with a maximum height f 35-feet r as allwed in the underlying zne. Each dwelling shall have a cvered frnt prch with a minimumn area f 50 square feet r mre, with n dimensin less than five feet. Residential structures are encuraged t use gable rfs t emphasize vertical prprtins and create mdulatin. Residential structures shuld vary the massing with elements such as bays, drmers, etc. Residential structures are encuraged t change materials, clrs, and/r textures n different elements t prvide further articulatin and additinal variety and character. Residential structure shuld minimize blank garage drs and prvide windws and/r architectural details n the garage dr. 18 P a g e

22 Figure 18 Phts f small lt huse alternatives that illustrate design principles Cmpact / clustered husing standards Descriptin: Cmpact / clustered husing are standard detached single-family dwelling units n separate lts 5,999 square feet r less in area and less than 45-feet in width riented tward a landscaped curtyard that prvides pedestrian access. Site Requirements and Setbacks Applicable znes r neighbrhds: UR600 MR6000 Lt requirements (per MMC ): Lt size 5,999 square feet and less Height 35-feet (three stries) Lt cverage 60 t 75% Lt dimensins between 1:1.6 t 1:2 Lt width 45-feet r less (existing nncnfrming lts may be less) Frnt setbacks 10 feet Side setbacks 5 w/ ttal f 10-feet Rear setback 15-feet Prfessinal Office Dwntwn Cmmercial Dwntwn Neighbrhd Figure 19 This pht shws the cmmn curtyard f a cmpact husing develpment. 19 P a g e

23 Figure 20 This drawing illustrates a typical site design fr a standard cmpact husing develpment Frm XX Building Design Site Design All units shall face the shared pen space except units that frnt the public street these shall have entrances facing the public street. Backyards shuld emphasize privacy frm neighbrs. Fencing fr residential structures shuld integrate int the architecture f the building. Preferred Parking: Rear r in cmmn structure r parking area fllwing Sectin 1 Each dwelling shall have a cvered frnt prch with a minimum n area f 50 square feet r mre, with n dimensin less than five feet. Structures shall emphasize single-stry massing elements, n the frnt facades, using architectural features such as prches and bays seen frm the street. Residential structures are encuraged t use gable rfs t emphasize vertical prprtins and create mdulatin. Residential structures shuld vary the massing with elements such as bays, drmers, etc. Residential structures are encuraged t change materials, clrs, and/r textures n different elements t prvide further articulatin and additinal variety and character. 20 P a g e

24 Sectin 3 Multifamily (attached husing) Standards Applicatin and Purpse The fllwing prescriptive standards and guidelines augment the general standards fund in Sectin 1 and apply specifically t attached, multifamily units. Multifamily neighbrhds prvide a transitin between lwer density single-family neighbrhds and cmmercial areas r mixed-use areas. The typical frm f multifamily develpment varies and includes small multiplexes, shared curts, twnhuses, and lw-rise apartments. Small multiplexes, shared curts, and twnhuses may emulate the feel f singlefamily develpments and include semi-private yards with landscaped setbacks and individual driveways. Larger buildings, bigger lts, pen r structured parking areas, cmmn pen space, and frmally landscaping characterize lw-rise apartment develpments. The develpment f attached & multifamily structures requires cmpatibility with neighbring single-family neighbrhds and cmmercial areas. Other cncerns relate t large parking areas and ptentially the large scale f buildings. Attached husing ptins may be attractive t sme develpers because they reduce the cst f develpment per unit. Attached husing may als be an attractive and cnvenient ptin t senirs, empty-nesters, and smaller families. Attached husing als ensures affrdable husing ptins fr different incme levels. The attached guidelines will help develpers integrate new multifamily develpments int existing neighbrhds by prviding well-designed buildings that respect the character and design f existing neighbrhds; create attractive new neighbrhds, and encurage creative site and building design. Small multiplexes Descriptin: A small multiplex is a single structure cmprised f three r fur dwelling units, n a single lt cnstructed either side-by-side r n different flrs. Site Requirements and Setbacks: Applicable znes and neighbrhds: all znes that allw multifamily develpment, unless therwise prhibited. Minimum lt requirements (per MMC ): Lt size based n number f units per acre Maximum height 35-feet (three stries) Lt cverage 75% Lt dimensins between 1:1.6 t 1:2 fr individual lts r per site needs Lt width 30 t 45-feet fr individual lts Frnt setbacks 10 t 20 feet Side setbacks per municipal cde, with the perimeter setback abutting a ROW, separate unit(s), r different znes will be 10 feet. Rear setbacks 10 t 20feet 21 P a g e

25 Figure 21 This drawing illustrates pssible building placement fr a small multiple Site Design Orient building entrances t public streets, within the cnfines f the site characteristics, t enhance the character f the street. Develpment shuld prvide a frntage character cmpatible with existing neighbrhds, as apprpriate. Figure 22 Drawing f required setbacks and anntated drawings shwing typical building placement fr small multiplexes Individual accesses, at grade level, shuld be encuraged fr as many dwelling units as pssible. The preferred parking cnfiguratin fr small multiplexes is rear parking as feasible. Back yards shuld be designed fr privacy frm neighbrs Incrprate architectural design and landscaping t prvide privacy t each utdr space. Building Design N single flr shall be greater than 1000 square feet. Each dwelling unit shall have 50 square feet f private pen space, with n dimensin less than five feet. An 22 P a g e

26 attached deck r prch may satisfy the pen space requirement. Small multiplexes shuld create visual interest and avid a bx-like image by dividing the facade visually int smaller cmpnents and prviding prches, staircases, entrance rfs, dr details, and ther apprpriate architectural features. Figure 23 Pht f a small multiplex that illustrates desirable design principles Small multiplexes shuld reduce the building s perceived size by emulating larger, single-family units r dividing the structure int distinct units that emphasize vertical prprtins, create mdulatin by: Varying design with elements such as bays, drmers, gable rfs, balcnies; Changing f materials, clrs, r textures n building elements. Shared Curts Descriptin: A shared curt is a multifamily develpment, n separate r jint lt(s), arranged arund a cmmn landscaped curtyard r private street. Curtyards cmmnly blend pedestrian uses f the pen space with ther uses including vehicular access fr parking. The entrances f shared curts must visibly cnnect t adjacent public streets, particularly when the frnting street is a cllectr r arterial. Site Requirements and Setbacks Applicable znes r neighbrhds: all znes that allw multifamily develpment, unless therwise restricted in the Municipal Cde Lt requirements(per MMC ) : Lt size based n number f units per acre Height 35-feet (three stries) Lt cverage 60 t 75% Lt width 45-feet and ver (existing nncnfrming lts may be less) Frnt setbacks 10 t 20 feet Side setbacks 5 w/ ttal f 10-feet, with the perimeter setback abutting a ROW, separated unit(s), r different znes will be 10 feet Rear setback 15-feet Figure 24 pht shwing typical building placement fr shared curt 23 P a g e

27 Site Design There shall be a minimum f fur dwelling units (tw buildings) and a maximum f twelve dwelling units (six buildings) clustered arund a shared curt with a prtin f the curtyard visible frm the street. Units can be lcated n separate lts r several units may be lcated n a cmmn parcel All units shall face the shared pen space except units that frnt the public street these shall have entrances facing the public street. Shared curts must integrate buildings, vehicular access, parking areas, and the curtyard area int a cnnected site. Shared curts must prvide clear directin t primary building entries that includes a walkway frm each dwelling unit t the shared curt and street, and enhances paths with trees, lighting, and landscaping. The preferred parking ptins wuld be 1)first rear, secnd 2 nd ) side, r third 3 rd ) first level Define the garden curt space thrugh a cmbinatin f building, landscape, and ther site furnishings with at least tw f the fllwing elements: Benches, bench-type edges fr planters Funtains r ther water feature Ornamental shrubbery and landscape trees. Figure 25 This drawing shws an ptinal building cnfiguratin fr a shared curt Building Design N single flr area shall be larger than 1,000 square feet per dwelling unit. Each dwelling unit shall have a cvered frnt prch n less than 50 SF square feet with n dimensin less than five feet t prvide private pen space. Units can be stacked ( flats ), in a huselike frm, r in a twnhuse cnfiguratin, but shuld emphasize vertical prprtins, create mdulatin, and vary the massing with bays, drmers, and ther architectural elements Curtyard husing, especially streetfrnting units shuld prvide huse-like frms t integrate multifamily husing int neighbrhds dminated by detached huses 24 P a g e

28 Figure 26 drawing shwing typical building placement fr shared curts and desirable design elements Twnhuses (Rw-huses) Descriptin: A twnhuse is ne f a rw f attached hmes sharing cmmn walls, each with its wn frnt and rear access t the utside n lts 2500 t 4000 sq ft. Site Requirements and Setbacks Applicable znes r neighbrhds: all znes that allw multifamily develpment, unless therwise restricted in the Municipal Cde. Minimum lt requirements (per MMC ): Site Design Lt size based n number f units per acre Height 35 feet (three stries) Lt cverage 75% Lt dimensins between 1:1.6 t 1:2 Lt width (per building need) Frnt setbacks 5 10 feet Side setbacks: zer setback between units in allwed znes. The utside setback fr attached husing units abutting a ROW, separated unit(s), r different zne will be 10 feet. Rear setback feet Figure 27 This sketch illustrates typical building placement fr twnhmes Each twnhuse unit shall frnt a street r lane, and have an entrance that faces a street r lane. 25 P a g e

29 Twnhuses may be lcated n a separate (fee simple) lt r several units may be lcated n a cmmn parcel. Maximum number f attached dwelling units is eight. Each dwelling unit shall have 200 square feet f private pen space with n dimensin less than five feet. Up t 100 square feet f deck r structure may be included. Private pen space must be screened frm public right f way, paths, and lanes. Private pen space must be directly accessible frm the dwelling unit. Backyards shuld emphasize privacy frm neighbrs. Preferred Parking: Rear with private drive r first level frm public street. Frnt yard parking aprns are discuraged, but allwed if n alternative. Five-ft landscaped buffer alng perimeter setbacks abutting a ROW, separate unit(s), r different znes. Prvide generus use f planting materials and landscape structures such as trellises, raised beds and fencing t unify the verall site design Building Design Use lines and rhythms t create a human scale streetscape. These may include vertical and hrizntal patterns as expressed by bays, belt lines, drs and windws. Buildings must be mdulated alng the public street at least every 30 feet. Building mdulatins must step the building wall back r frward at least fur feet Each dwelling unit shall have a cvered frnt prch n less than 50 SF with n dimensin less than five feet t prvide private pen space. Figure 28 This pht illustrates shws desirable design elements fr twnhmes 26 P a g e

30 Figure29 This pht drawing illustrates hrizntal elements f a typical twnhme Residential structures shall emphasize single-stry massing elements using architectural features such as prches and bays, drmers, etc as seen frm the street. Residential structures are encuraged t use gable rfs t emphasize vertical prprtins and create mdulatin. Residential structures are encuraged t change materials, clrs, and/r textures n different elements t prvide further articulatin and additinal variety and character. Lw-rise Apartments/Cndminiums Descriptin: Lw-rise apartment r cndminium develpments cnsist f attached dwelling units within a single building r clusters f buildings n larger sites. Typically, the individual dwelling units are stacked rather than side-by-side. Parking is usually in a cmmn structure r in a defined pen parking area. Site Requirements and Setbacks Applicable znes r neighbrhds: all znes that allw multifamily develpment, unless therwise restricted in the Municipal Cde Minimum lt requirements: Lt size based n number f units per acre Height feet (three t five stries) Lt cverage 75% Lt width (per site needs) Frnt setbacks 10 feet Side setbacks: The utside setback fr attached husing units abutting a ROW, separated unit(s), r different zne will be 10 feet. Rear setback feet 27 P a g e

31 Figure 30 This pht illustrates typical lw-rise Site Design Building Design Preferred Parking: side r rear apartment cmplex. Five-ft landscaped buffer alng perimeter setbacks abutting a ROW, separated unit(s), r different znes. Residential structures shall emphasize single-stry massing elements, n the frnt facades, using architectural features such as prches and bays seen frm the street. Residential structures are encuraged t use gable rfs t emphasize vertical prprtins and create mdulatin. Residential structures shuld vary the massing with elements such as bays, drmers, etc. Residential structures are encuraged t change materials, clrs, and/r textures n different elements t prvide further articulatin and additinal variety and character. Units ver three stries must step back the furth and fifth stries and additinal five feet per stry, where the buildings adjin the ROW, separate unit(s), r a different zne. 28 P a g e

32 Sectin 4 Mixed-use Standards Applicatin and Purpse Prvisins herein wuld apply t new develpment in mixed-use znes. With the gal f enhancing the visual character f frnting streets; enhancing the pedestrian envirnment f frnting streets; minimizing ptential negative impacts f parking lts and garages n the streetscape; prmting eyes n the street fr security fr pedestrians; creating a mre welcming and interesting streetscape; and reinfrcing the established pattern f landscaped frntages. Mixed-use standards Descriptin: Mixed-use develpment shuld be lcated n crridrs with available public services and adequate traffic capacities. The mixed-use cmmercial district allws high-intensity develpment and requires that new develpments prvide safe and cnvenient access, minimize curb cuts, and facilitate better parking and traffic flw. This district permits residential, cmmercial, ffice, and light industrial land uses. Cmmercial uses shuld serve primarily the emplyment, husing, shpping, service, and recreatinal needs f thse residing within the district and surrunding area. Site Requirements and Setbacks Applicable znes r neighbrhds: Mixed-use Cmmercial Minimum lt requirements (Per Mnre Municipal Cde): Residential density number f dwelling units per acre per municipal cde Height mixed-use buildings may be ne t five stries, with a maximum height f 55 feet Minimum first stry height 15 feet Frnt setbacks 5 t 10 feet Side setbacks 10 feet t ROW, separate detached unit(s), r different znes. Buildings taller than three stries must step back upper stries an additinal five feet per stry. Rear setback 10 t 20 feet, 10 feet if parking is undergrund fr multifamily develpments r parking is accessed ff an alley r private drive t the rear. Mixed-use Neighbrhd Center Figure 31 This example shws the stepping back f upper stries 32 P a g e

33 Mixed-use street frntage standards. The mixed-use znes encurage the develpment f pedestrian-riented strefrnts that prmte public activity alng the street. Several architectural features help emphasize the pedestrian rientatin: Weather prtectin Widened walkways and landscaped areas; A mix f public amenities such as areas fr utdr dining, drinking funtains, distinctive paving, public art r water features; Accent lighting t accentuate key landscape and architectural features; and Visual and pedestrian access (including barrier-free access) t abutting structures and public streets r pathways In the Mixed-use Cmmercial zne, the frnt setback may be reduced t five feet frm the sidewalk edge when the fllwing additinal standards are met: Buildings are designed fr grund level cmmercial space, at least 30 feet deep, with a minimum 15-ft flr t ceiling height. Building entries shall face the sidewalk. Weather prtectin features are encuraged t extend alng 100 percent f the facade, with a minimum required cverage f 75 percent, that may include awnings, canpies, perglas, and/r verhangs cmpatible with the verall scheme f the facade; Strefrnt windws ver at least 75 percent f the facade n the grund flr between tw (2) feet t eight (8) feet abve the grund; Figure 32 This illustratin shws a building incrprating weather prtectin and strefrnt windws alng a primary pedestrian façade Pedestrian-riented lighting and/r decrative facade details are prvided; and High-quality signage integrated int the building design Pedestrian amenities such as utdr seating, public art, etc. Frmatted: Fnt: Times New Rman, 10 pt 33 P a g e

34 Transparent windw area alng at least 70 percent f the grund flr façade between 30 inches and 8 feet abve grade is required. Display windws may cunt fr up t 50 percent f the transparency requirements prvided they are at least 16 inches f depth t allw fr changeable displays. Tack n display cases shall nt qualify as transparent windw area. CONSIDER DEPARTURES t the transparency requirement (DOWN TO 50% BUT NO MORE) will be cnsidered by the Directr prvided the design treatment meets in the intent f the standards. Figure 33 Pedestrian Oriented Strefrnt requirements. The mixed-use znes encurage new develpment t maintain landscaped frntages where this pattern is present. Minimum zning requirements apply with the fllwing exceptins: Pathways and pedestrian-riented space are permitted in setback areas. Prches and cvered entries may prject up t five feet int frnt yard setbacks. Weather prtectin at least 3-feet deep is required at building entries. Transparent windws/drs shall ccupy a minimum f 15 percent f the façade (all vertical surfaces f the structure facing the street). Where a prtin r prtins f the structure are setback 15 feet r mre frm the frnt façade, such areas shall nt be included in the transparency calculatins. Exceptin: Where the building is within 10 feet f the frnt prperty line, at least 50 percent f the grund flr façade between 30 inches and 8 feet abve grade shall be transparent. Figure 34 Landscaped frntage requirements. 34 P a g e

35 Secndary Pedestrian Facades Secndary pedestrian facades are lcated adjacent t parking lts, alleys, pedestrian pathways, r streets. When a building/business is nt adjacent t a public street, the primary entrance may be lcated next t an adjacent parking lt, pedestrian pathway, r alley (subject t city apprval) and include the fllwing mandatry elements: Weather prtectin features alng at least 50 percent f the facade that may include awnings, canpies, perglas, and/r verhangs that are cmpatible with the verall scheme f the facade; Strefrnt windws ver at least 50 percent f the facade n the grund flr between tw (2) feet t eight (8) feet abve the grund; Pedestrian-riented lighting and/r decrative facade details; Buildings/businesses facing a public street n ne side and a parking lt, pedestrian pathway, and/r street n ther sides, are strngly encuraged t prvide a secndary building/business entry frm the parking lt, pedestrian pathway, r alley; and High-quality signage integrated int the building design. Blank walls must be treated as shwn in Figure 35. Planters r trellises with vines Landscaping that cvers 30 percent f wall area within three years f planting Special materials (e.g., decrative patterned masnry) Display windws Other city apprved treatments Figure 35 Blank wall treatments Side and Rear Pedestrian Facades Side and rear facades are thse building facades nt adjacent t areas utlined abve. Pedestrian building/business entries may nt be required next t side and rear facades, but they are encuraged depending n specific site characteristics. Side and rear facades shall be treated in tw r mre ways, as shwn in Figure P a g e

36 Parking requirements Parking lcatin: Parking shall be lcated t the side, rear, under, r abve buildings. N mre than 50 percent f the frntage shall be ccupied by parking and vehicular access uses, regardless f the frntage type used Figure 36 Preferred parking lcatin requirements. Exceptins: the City will cnsider departures t this standard prvided the Directr determines that the use, building, and site design features cntribute t the visual character and pedestrian envirnment alng West Main Street. In this instance, design features t mitigate visual impacts f any parking lts shall g abve and beynd minimum requirements in rder t effectively define the street edge and prvide cntinuus interest t the pedestrian alng the sidewalk. The Directr shall determine the parking lt mitigatin necessary fr apprval. Departures fr crner lts are nt permitted. 36 P a g e