§ 8109-1.3.6. Site design standards for projects not located within an area plan boundary.

If a proposed multi-family residential project is located within an Area Plan boundary, then the project must be consistent with the design guidelines set forth in the applicable Area Plan. Project application materials must include plans and elevations that demonstrate compliance with the Area Plan design guidelines. If the proposed multifamily residential project is not located within an Area Plan boundary or it is located within an Area Plan that does not have design guidelines, then the project must be consistent with the following site design standards as demonstrated in the plans and elevations submitted with the application:

1.

Building Design:

(a)

Building Form:

i.

Multi-family structures shall clearly articulate individual units.

ii.

Buildings shall be designed to create variation in mass and structure height by incorporation of combinations, such as one, one-and-one half, two, and three story units.

(b)

Roof Forms:

i.

Multi-family buildings shall be designed to create varying roof forms and break up the massing of the building by employing multi-form roofs (e.g., gabled, hipped, and shed roof combinations).

ii.

Varying roof forms/changes in roof plane shall be used on all structure elevations visible from a public street or pedestrian right-of way, and adjacent properties.

iii.

Where applicable to the architectural style, any roof eaves shall extend a minimum of twenty-four (24) inches from the primary wall surface to enhance shadow lines and articulation of surfaces.

iv.

Rooflines shall be broken at intervals no greater than fifty (50) feet long by changes in height or step-backs.

v.

Rooflines will be designed to screen roof mounted mechanical equipment.

vi.

Ancillary structures shall incorporate similar or complementary roof pitch and materials to the main structure.

(c)

Garages and Carports:

i.

Vary garage door placement and layout to minimize the dominance of garage doors on the street.

ii.

Carport and garage roofs that are visible from the street shall incorporate roof slopes and materials to match adjacent structures. Flat roofs are allowed if not visible from public streets.

(d)

Entries:

i.

Individual unit entries that are oriented to the street shall be easily identifiable and distinguishable by articulation or other architectural elements.

ii.

Development projects shall cluster access points and avoid the use of long monotonous balconies and corridors.

(e)

Articulation:

i.

Similar and complementary massing, materials, and details shall be incorporated into every structure elevation. Articulation shall be used on the front and side façades that are visible from public streets.

ii.

In order to provide scale and character, architectural elements such as, recessed or projecting balconies, trellises, recessed windows, verandas, porches, etc shall be employed.

iii.

Architectural elements (e.g., overhangs, trellises, projections, awnings, insets, material, texture, etc.) shall be used to create shadow patterns that contribute to a structure's character and to achieve a pedestrian scale.

iv.

Exterior stairways shall be designed as an integral part of the overall architecture of the structure, complementing the structure's mass and form.

(f)

Materials and Colors:

i.

The building façade shall be enhanced by use of varying material and complimentary colors.

ii.

Heavier materials shall be used lower on the structure elevation to form the base of the structure.

iii.

Contrasting, but complementary colors shall be used for trim, windows, doors, and key architectural elements.

2.

Site Features:

(a)

Walls, Fences and Screening:

i.

Fences and walls shall be constructed of natural materials or materials that look natural (natural woods, common brick, stone, river rock, etc.), rather than exposed concrete block or chain link, for example.

ii.

Fences and walls shall be constructed as low as possible while still performing screening, noise attenuation, and security functions.

iii.

Non-transparent perimeter walls shall be architecturally treated on sides that are visible to the public and incorporate landscaping to prevent or discourage graffiti.

iv.

Fences and walls shall be of solid material and screened with landscaping.

(b)

Trash Enclosures:

i.

Enclosures shall be of sufficient size to accommodate equal size containers for both trash and recyclables.

ii.

Enclosures shall not be visible from primary entry drives.

iii.

Enclosures shall have a concrete apron for trash/recycling containers to be rolled onto for collection.

iv.

Enclosures shall be separated from adjacent parking stalls with landscape planters and paved surfaces behind the curb to ensure adequate space is available for individuals to access vehicles.

v.

Enclosures shall be designed with similar finishes, materials, and details as the primary structures within the project and screened with landscaping.

vi.

Enclosures shall provide a pedestrian access in addition to large access doors.

(Ord. No. 4436, § 7, 6-28-2011)