Downtown Development & Design Standards PROPOSED REVISIONS

PlanningServices5/3/2021

Background

April2018DDRCcreatedandgiventwo

objectives:1.Reviewnewdevelopment

proposalsintheUC2.Reviewandupdate

developmentanddesignstandardsinthedowntownarea

February-December2020Moratoriumonpurposebuiltstudenthousing

PlanningStaffprovidesthree

recommendations:1.ReducemaxdensityinUN-W

2.ProhibitADDUsinMDRD&NRD

3.Enhancedesignstandards

StaffworkedwiththeDDRCtodevelopdraftregulations.

Meton:1/21/20,2/18/20,8/11/20,9/15/20,

10/13/20

JointDDRC/PCworksessions11/10/2012/8/20

Staffpresentedproposedregulationstostakeholders(CityStaff,Architects,Civil

Engineers)12/18/20,12/22/20,1/20/21,2/17/21

FinalJointDDRC/PCworksession

3/1/21

Definitions   ActiveUse:AcategoryofusesintheUrbanCore(UC),UrbanNeighborhoodEast(UN-E),UrbanNeighborhoodWest(UN-W),andUrbanNeighborhoodSouth(UN-S)Districtsthatintersectsthepublic-

privaterealmtoprovidevisual,cultural,andsocialinteresttoboththosethatareengagedintheuseaswellaspassers-by.ActiveUsesincluderetailandentertainment,recreation,offices,institutions,andground-storyresidenceswithprimaryentrancesthattakeaccessfromthepublicrightofwayandcreateinvitingspacesthroughtheirabilitytostimulateinteractivity.

  Articulation,VerticalorHorizontal:Inarchitecture,itisthedefinitionoftheformalelementsofarchitecturaldesignandexpression.Throughdegreesofarticulation,eachpartisunitedwiththewholeinsuchawaythatthejoinedpartsareputtogethertoformapattern.Thearticulationofabuildingrevealshowthepartsfitintothewholebyemphasizingeachpartseparately.Verticalarticulationisthechangeofpatternedfaçadeelementsfromoneverticalbandtotheleftorright.Horizontalarticulationisthechangeofpatternedfaçadeelementsfromonehorizontalbandorstorytothestoriesaboveorbelow.

  BuildingMass:Referstothestructureinthreedimensions(form),notjustitsoutlinefromasingleperspective(shape).BuildingMassinfluencesthesenseofspacewhichthebuildingencloses,andhelpstodefineboththeinteriorspaceandtheexteriorshapeofthebuilding.

  Bulkhead:Thehorizontalareabetweenthebottomofthegroundstorytothebottomofanopeningsuchasawindoworbay.

  FaçadeComposition:Thearrangementandproportionoffaçadematerialsandelements(window,doors,columns,pilasters,bays).

  Fenestration:Thearrangementofwindowsanddoorsontheelevationsofabuildingandtheirassociatedleveloftransparency.Fenestrationisoftenexaminedasapattern.

  Forecourt:Aprivatefrontagewhereinaportionofthefacadeisclosetothefrontagelineandremainingfacadeissetbackfromthefrontageline.

  FunctionalEntrance:Abuildingopeningdesignedtobeusedbypedestriansand/ortenantsandaccessibleduringregularbusinesshours.Itdoesnotincludeanyentryexclusivelydesignatedasanemergencyexit,entrytomechanicalrooms,oragaragedoornotdesignedasapedestrianentranceforthegeneralpublic.

  Spandrel:Horizontalelementorinfillthatmarksthefloorlevelbetweenstoriesandisabovethefenestrationofthefaçade.

  StoryHeight:Theverticaldistancebetweenthefloorandtheceilingplusthethicknessofthefloorsbetweeneachpane.Insituationswherethegradelevelslopes,thebeginningofthefloorheightistheaverageoftheleastandgreatestverticaldistance.

UN-W UN-E

UN-S

UC

CEOD

UN-W UN-E

UN-S

UC

CEOD

Forpresentationpurposesonly

Zone Comparison

AspectCEOD

UC(NorthofEThach)*

UC(SouthofEThach)*UN-W(EastofNDonahue)UN-E(WestofRossSt)

UN-W(WestofNDonahue)UN-E(EastofRossSt)

UN-SStoryHeight

(Ground/Upper) 18’or15’/10.5’ 18’or15’/10.5’ 15’/10.5’

FenestrationGroundstory:50%2ndstory:30%Upper:20%

Groundstory:40%2ndstory:30%Upper:20%

Groundstory:30%2ndstory:20%Upper:20%

GroundStoryUses

ActiveUse:70%MaxAmenity:50%

Nomorethan30%ofstreetfaçadeblankorserviceentry.

ActiveUse:70%MaxAmenity:50%

Nomorethan30%ofstreetfaçadeblankorserviceentry.

ActiveUse:70%MaxAmenity:NoMaximum

Nomorethan30%ofstreetfaçadeblankorserviceentry.

GroundStoryResidential

PermittedLimitof30%

ProhibitedonspecificstreetsPermitted Permitted

Parkinglotscreening(Structured)

Groundstoryparkingsetbackof15feet

UpperStoryScreeningNovisibleslopedrampsFaçadearticulationwithvegetationorarchitecture*AllUCshalluseFaçade

articulationwithvegetationorarchitecture

UpperStoryScreeningNovisibleslopedrampsFaçadearticulationwithvegetationorarchitecture*AllUCshalluseFaçade

articulationwithvegetationorarchitecture

UpperStoryScreeningNovisibleslopedrampsScreeningwithmaterials

Parkinglotscreening(Surface) Cladscreen+10'landscapestrip Cladscreen+10'landscapestrip Cladscreen+5'landscapestrip

FunctionalEntrances Minimumevery75feet Minimumevery75feet Notrequired

GroundStoryMin.18ft

1stUpperStoryMin.11ft

2ndUpperStoryMin.11ft

StoryHeight

IntheUC,UN-W(EastofNDonahue),andUN-E(WestofRossSt)zoningdistricts:Theminimumgroundstoryheightfornonresidentialusesshallbe18feet.Theminimumgroundstoryheightforgroundstoryresidentialshallbe15feet.Theminimumupperstoryheightshallbe10.5feet.Buildingswhichincludebothnonresidentialandresidentialusesatthegroundstoryshallarrangetheexteriorfaçadesoastogivetheappearanceofaconsistentfloorlineat18feetbetweenthegroundandsecondstories.Theminimumupperstoryheightshallbe10.5feet,floortofloor.IntheUN-W(WestofNDonahue),UN-E(EastofRossSt),andUN-Szoningdistricts:

Theminimumgroundstoryheightshallbe15feet,floortofloor.Theminimumupperstoryheightshallbe10.5feetfloortofloor.

COMPLIANTWest&Wright

UpperStoryMin.10’-6”

2ndStoryMin.10’-6”

GroundStoryMin.18’

BuildingMass Themaximumstreet-facingbuildinglengthis240feet.

TheHub(proposed)An

tuno

vichAssociates

Antuno

vichAssociates

NONCOMPLIANT

BuildingMass

Connectionsmadefromonebuildingmasstoanotherbeyondthemaximumbuildinglengtharelimitedtohallways,breezeways,andoverheadwalkwaysnottoexceed25feetincombinedwidthperstory.Theminimumseparationbetweenbuildingswhereconnectionsareprovidedshallbe15feet.Suchconnectionsshallbesetbacknolessthan30feetfromthepropertyline.Enclosedconnectionsshallbepermittedonlyatthe2ndstoryandaboveandshallbefenestratedat80%toprovidealeveloftransparencythroughtheconnectingstructure.

BuildingMass

Connectionsmadefromonebuildingmasstoanotherbeyondthemaximumbuildinglengtharelimitedtohallways,breezeways,andoverheadwalkwaysnottoexceed25feetincombinedwidthperstory.Theminimumseparationbetweenbuildingswhereconnectionsareprovidedshallbe15feet.Suchconnectionsshallbesetbacknolessthan30feetfromthepropertyline.Enclosedconnectionsshallbepermittedonlyatthe2ndstoryandaboveandshallbefenestratedat80%toprovidealeveloftransparencythroughtheconnectingstructure.

COMPLIANTNONCOMPLIANT

NONCOMPLIANTCOMPLIANT COMPLIANT

COMPLIANT

25’

30’Street

BuildingMass

ArticulationinBuildingHeight:Forbuildings100feetormoreinlength,thestreet-facingrooflinemusthaveavariationinheight.Onacornerlot,thevariationinheightmustbelocatedatthecornerofthebuildingthataddressesbothstreetfronts.Parapetsandotherprominentarchitecturaldetailsvisiblefromthestreetwhichriseabovethebuildingrooflinemayaccountfortherequiredarticulationinstructureheight.

CornerLotRoofVariation

COMPLIANT

Building Height Articulation

BuildingMass ArticulationinBuildingFaçade:Buildings100feetormoreinlengthmustusechangesinthedepthofbuildingplanetocreatevariationsinthebuildingfacealongthestreetfrontage.

COMPLIANT

Articulation in Façade

Forecourts BuildingMass

Aportionofthebuilding,nottoexceedthirtypercent(30%)ofthestreetfrontagebutnolessthanten(10)feetinwidth,maybeusedasarecessedareaalongthefrontplaneforadditionalentrancesandamenityspace.Vehicularaccessshallbeprohibitedinthisspace.Amaximumofoneforecourtispermittedperlot.

COMPLIANT

Functional Entrances

FunctionalEntrances

Groundstoryusesalongthestreetfrontage,includinggroundstoryresidential,shallprovideafunctionalentrancenogreaterthanseventy-five(75)feetapart.Oncornerlots,aprimaryentranceshallbelocatedatthecorner.Pedestrianalleywaysandpassagesmaysatisfythisrequirement.ThePlanningDirectormaywaivethisrequirement.NotrequiredforUN-W(WestofNDonahue),UN-E(EastofRossSt),andUN-Szoningdistricts

~45’~185’

NONCOMPLIANT

FaçadeCompositionThemaximumlengthofindividualfaçadecompositionsalongarequiredbuildingline,generallyrunningparalleltothefrontingsidewalk,shallbe100feet.Eachfaçadecompositionshallbedistinctfromthepreviousbymeansofmaterialchanges,fenestration,and/orconfigurationofarchitecturalelements.

Façade1

Façade2

Façade3

NONCOMPLIANTTheHub

Maximum Façade Length

FenestrationThemaximumbulkheadofgroundstoryisfour(4)feetabovethegradelevel.Spandrelareashallbenolargerthansix(6)feetinheightforallgroundstoryfenestration.

3.5’bulkhead ~12’spandrel NONCOMPLIANTCOMPLIANT

Fenestration(A)

Thepercentageofopeningsforglassfenestrationatthegroundstoryvisiblefromthestreetisrequiredtobeaminimumof50%ofthetotalfaçadeareameasuredfromfloortofloor.

Thepercentageofopeningsforglassfenestrationatthesecondstoryvisiblefromthestreetisrequiredtobe30%ofthetotalfaçadeareameasuredfromfloortofloor.

Thepercentageofopeningsforglassfenestrationatthethirdstoryandabovevisiblefromthestreetisrequiredtobeaminimumof20%ofthetotalfaçadeareameasuredfromfloortofloor.

Fenestration

Fenestration(B)

Thepercentageofopeningsforglassfenestrationatthegroundstoryvisiblefromthestreetisrequiredtobeaminimumof40%ofthetotalfaçadeareameasuredfromfloortofloor.

Thepercentageofopeningsforglassfenestrationatthesecondstoryvisiblefromthestreetisrequiredtobe30%ofthetotalfaçadeareameasuredfromfloortofloor.

Thepercentageofopeningsforglassfenestrationatthethirdstoryandabovevisiblefromthestreetisrequiredtobeaminimumof20%ofthetotalfaçadeareameasuredfromfloortofloor.

Fenestration(C)

Thepercentageofopeningsforglassfenestrationatthegroundstoryvisiblefromthestreetisrequiredtobeaminimumof30%ofthetotalfaçadeareameasuredfromfloortofloor.

Thepercentageofopeningsforglassfenestrationatthesecondstoryvisiblefromthestreetisrequiredtobe20%ofthetotalfaçadeareameasuredfromfloortofloor.

Thepercentageofopeningsforglassfenestrationatthethirdstoryandabovevisiblefromthestreetisrequiredtobeaminimumof20%ofthetotalfaçadeareameasuredfromfloortofloor.

GroundStoryMin.50%

ProposedCurrent

GroundStoryMin.30%

Fenestration (A)

UpperStoriesMin.20%

UpperStoriesMin.30%

UpperStoriesMin.20%

UpperStoriesMin.20%

GroundStoryMin.40%

ProposedCurrent

GroundStoryMin.30%

Fenestration (B)

UpperStoriesMin.20%

UpperStoriesMin.30%

UpperStoriesMin.20%

UpperStoriesMin.20%

GroundStoryMin.30%

ProposedCurrent

GroundStoryMin.30%

Fenestration (C)

UpperStoriesMin.20%

UpperStoriesMin.20%

UpperStoriesMin.20%

UpperStoriesMin.20%

Cladding Materials

CladdingMaterials,MaterialsandComposition

Buildingmaterialsshallconsistofstone,masonry,ceramictile,terracottatile,wood(notcomposite),precastconcreteandtraditional“hardcoat”stuccoorbrickwithaccentsofstucco,limestone,orwood.Ifsyntheticmaterialsareused,theymustsimulatenaturalmaterialsandarelimitedtoarchitecturaltrimandcornices.

Ground Story Uses

GroundStoryUses

Buildings100feetorlongermustcontainanactiveuseatthegroundstoryfornolessthan70%ofthelengthofanystreetfrontage.Nomorethan50%ofgroundstorystreetfrontageshallbeusedasprivateamenityspaceforexclusiveusebyresidentsofthebuilding.ThePlanningDirectormayreducetheminimumfrontageofactiveusespacerequiredtoaccommodateforuniqueconditions.Suchreductionsshallnotexceed10feet.*PropertyintheUN-W(WestofNDonahue),UN-E(EastofRossSt),andUN-Smayutilizethefulllengthofthestreetfrontageforamenityuses.

240’

70%“ActiveUses”30%Other

50%Max“AmenityUse”*

Ground Story Uses

GroundStoryUses Garages,blankwalls,serviceentries,ormechanicalroomsshallnotexceed30%ofthegroundstorystreetfrontage.

240’

70%“ActiveUses”30%Other

50%Max“AmenityUse”

Ground Story Uses

GroundStoryUsesCornerlotsshalllocateanynon-residentialusesattheintersectionofthehigheststreetclassification.Garageentrances,mechanicalrooms,blankwalls,andareasinaccessibletothegeneralpublicareprohibitedonbuildingcorners.

COMPLIANT

Ground Story Residential Treatment

Residential Use Provisions

ResidentialUseProvisions

Groundstoryresidentialunitsshallbedesignedasindependentlivingunitswithaprimaryentrancethattakesaccessfromthepublicrightofwayornearestsidewalk.Nomorethanfourindividualunitsmaysharesaidentryway.Unitsonthe3rdstoryandaboveshalltakeseparateaccessinteriortothebuilding.Minimumunitwidth:18feetMaximumunitwidth:50feetMinimumfrontsetback(inUC):5feetMinimumfenestration:30%Nomorethan30%ofgroundstorystreetfrontageshallbeusedforresidentialusesintheUCzoningdistrict,northofEastThachAvenue.**ThePlanningDirectormaywaivethislimitation.Groundstoryresidentialusesareprohibitedonthefollowingstreets:1.NorthCollegeStreetbetweenEast/WestMagnoliaAvenueandtherailroadrightofwaybetweenEast/WestGlennAvenueandMitchamAvenue2.SouthCollegeStreetbetweenEast/WestMagnoliaAvenueandEastThachAvenue3.WestGlennAvenuebetweenWrightStreetandNorthCollegeAvenue4.EastGlennAvenuebetweenNorthCollegeAvenueandNorthGayStreet5.WestMagnoliaAvenuebetweenWrightStreetandNorth/SouthCollegeStreet6.EastMagnoliaAvenuebetweenNorth/SouthCollegeStreetandNorth/SouthGayStreet(SeeSection502.02(A.)forfee-simpleSingle-familydetached)

Ground Story Residential Prohibited

Residential Use Provisions

18’

“A”Area

“B”and“C”Areas

Parking Lot Screening

AcceptablefortheUN-W(WestofNDonahue),UN-E(EastofRossSt),andUN-Szoningdistricts.

AcceptableforallUC,UN-W(EastofNDonahue),andUN-E(WestofRossSt)zoningdistricts,.

Acceptableforallsurfaceparking

15’

Parking Lot Screening

ParkingLotScreening

ScreeningRequirements:IntheUC,UN-W(EastofNDonahue),andUN-E(WestofRossSt)zoningdistricts,groundstoryparkinginastructureshallbesetbacknolessthan15feetfromthepropertylineandshallbescreenedusinganappropriatefaçadecompositionoruse.Whereupperstoriesofstructuredparkingarelocatedattheperimeterofabuilding,theymustbescreenedsothatcarsarenotvisiblefromadjacentstreets.Slopedrampsmustnotbediscernablealongtheperimeteroftheparkingstructure.Architecturaland/orvegetativescreensmustbeusedtoarticulatethefaçade,hideparkedvehiclesandshieldlighting.IntheUN-W(WestofNDonahue),UN-E(EastofRossSt),andUN-Szoningdistricts,structuredparkinglocatedattheperimeterofabuilding,mustbescreenedsothatcarsarenotvisiblefromadjacentstreets.Screeningmustuseapprovedcladdingmaterialorvegetationtohideparkedvehiclesandshieldlighting.Slopedrampsmustnotbediscernablealongtheperimeteroftheparkingstructure.

Parking Lot Screening

ParkingLotScreening

Gradelevelparking(surfaceorstructured)mustbescreenedwithabuilding.IncaseswheretheparkingcannotbescreenedbyabuildingofthepermitteduseasdeterminedbythePlanningDirector,parkingadjacenttoanystreetROWmustbeseparatedwithaplantedbufferatleast10feetwideintheUC,UN-W(EastofNDonahue),andUN-E(WestofRossSt)zoningdistricts,andatleast5feetwideintheUN-W(WestofNDonahue),UN-E(EastofRossSt),andUN-Szoningdistricts.SurfaceparkingadjacenttoanystreetROWshallalsobescreenedwithaType1,OptionAfence(seeFigure4-2)withsupportpiersthatmeettheCladdingMaterialsandExteriorWallPaletterequirementsofthissection.Theplantingrequirementshallbe1canopytreeand6shrubsforeverytwenty-five(25)feetofROWfrontage.TheplantingrequirementsandbufferwidthmayvaryduetositeconditionsatthediscretionofthePlanningDirector.

COMPLIANTCOMPLIANT

Waivers

Waivers

ApplicantsshouldmeetearlyonwithPlanningstaffandrefertotheDowntownDesignGuidelinesforadditionalinformationandrecommendations.ThesestandardsshallbemetinadditiontoallotherstandardsofthisOrdinance,unlessspecificallyexempted.WherethereisconflictbetweentheseprovisionsandothersectionsoftheZoningOrdinance,theseregulationsshallgovern.AnyproposeddeviationfromthesestandardsshallberequestedintheformofawaiverandshallbereviewedandapprovedbythePlanningCommission.Inconsideringanyrequestforawaiverofthesestandards,thePlanningCommissionmayrequestthattheproposeddeviationbereviewedandevaluatedbytheDowntownDesignandReviewCommittee.

Parking

ParkingRequirement

ResidentialusesintheCEODconfiguredasstudioorone-bedroomunitsshallprovideone(1)parkingspaceperresidentialunit.ResidentialusesintheCEODwithtwo(2)ormorebedroomsperunitshallprovideoneandone-half(1.5)parkingspacesperresidentialunit.Requiredparkingshallbeprovidedeither:a.OnSite;b.Withinonethousand(1,000feet)ofthedevelopmentsitethroughanarrangementwiththepropertyownerorlessee(along-termlease,recordedeasement,etc.)acceptabletothePlanningDirectorthatwillbefiledwiththePlanningDepartmentandverifiedannually;orc.BypaymentintoaCityparkingfundinastandardamountestablishedbytheCityCouncil,shouldtheCityCouncilchoosetoestablishsuchafund.HotelandcondotelusesshallbesubjecttoparkingrequirementsassetforthinSection513.02(B).

Alleyways •  Notincludedintheseamendments•  Staffwilladdressthisissueseparately