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- City of Colleyville 100 Rain Street
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Joint City Council and Planning and
Zoning Commission
Tuesday, October 27, 2009 7:00 PM Executive Conference Room, 3rd floor
1. CALL TO ORDER
2. PRESENTATION AND DISCUSSION
2a Discussion and review of final design standards regarding the State
Highway 26 (SH26) Redevelopment Study and Overlay District as
recommended by Beeler Guest Owens Architects
3. ADJOURNMENT
I hereby certify the above agenda was posted on the bulletin boards at City Hall on Friday,
October 23, 2009, by 5: p. m.
~L~ n
C hia Singleton, TRMC, CMC
City Secretary
Any matter on this agenda may, at the discretion of the governing body, be opened for public
comment and discussion.
If you plan to attend this public meeting and have a disability that requires special
accommodations, please advise the City Secretary at least 48 hours in advance at
817.503.1133, and reasonable accommodations will be made to assist you.
City of Colleyville Page 1 Printed on 10/23/2009
~ ~ City of Colleyville City Hall
w~„w r _ 100 Main Street
'" Colleyville, Texas 76034
Agenda Briefing 817.503.1000
www.colleyville.com
File Number:
File Type: Presentation
Status: Discussion
Version: 1
Requester: Community
Development
Department
Agenda Date: 10/27/2009
Agenda No.: 2a
Controlling Body: City Council
Final Action:
File Name: Discussion and review of final design standards regarding the State Highway 26 (SH26)
Redevelopment Study and Overlay District as recommended by Beeler Guest Owens Architects
Attachments: Final Colleyville Boulevard Overlay Design Standards- BGO Architects Draft Colleyville
Boulevard Overlay Ordinance Number One
History of Legislative File
Version: Date: Acting Body: Action Text:
1 10/27/2009 Joint City Council and
Planning and Zoning
Commission
Title
Discussion and review of final design standards regarding the State Highway 26 (SH26)
Redevelopment Study and Overlay District as recommended by Beeler Guest Owens
Architects
Explanation
On May 6, 2008, the City entered into an agreement with Beeler Guest Owens Architects
(BGO), for a redevelopment study of the SH26 corridor between Hall Johnson Road and
Little Bear Creek. On September 29, 2008, a Joint City Council and Planning Zoning
Commission worksession was held to review and discuss the final recommendations of the
study as they relate to the "Kroger" and "Albertsons" sites. On April 14, 2009, a Joint City
Council and Planning and Zoning Commission visioning worksession was held to discuss
possible design elements for the overlay district. It was determined at the April 14, 2009
worksession that BGO, in conjunction with staff, should draft the final proposed standards
and regulations for the overlay district to be presented at later date to the City Council and
Planning and Zoning Commission.
The purpose of this meeting is to review the final proposed standards for the overlay district.
Attached to this briefing are a list of the proposed final standards prepared by BGO along
with a draft ordinance, which incorporates the final BGO design standards, contains the
comprehensive proposed regulations and also contains language creating the overlay
district. This meeting and the accompanying final design standards completes the final
scope of the BGO contract with regard to the redevelopment study and overlay district.
Staff proposes naming the overlay district the "Colleyville Boulevard Mixed Use Overlay
City of Colleyville Page 1 Printed on 10/23/2009
Agenda Briefing Continued
District Number One". The district is numbered to allow for future additions to the overlay
district if so inclined by the City Council. Staff proposes adding the overlay district
standards to Chapter 3 of the Land Development Code. Adoption of the overlay ordinance
would require an actual rezoning of the properties within the proposed overlay district.
The overlay district is designed to accommodate medium-density mixed-use development
while allowing the option of development by right according to the underlying existing zoning
regulations. It is intended to respect existing commercial development while providing an
incentive to create new mid-rise commercial and medium density attached, condominium,
and live/work residential uses. The primary intent of the overlay district is to maximize the
tax revenue generating potential of the urban core of SH26, an approximately two-mile
stretch of land either side of SH26 between Hall Johnson Road to the north and Bransford
Road to the south, as well as properties to the north and south along SH26, but outside the
urban core. This revenue-maximization strategy can be achieved through judicious vertical
stacking of different uses to achieve more efficient land use and to effect a better balance of
day and night activity.
The uses should be a broad mix of retail, office, residential, entertainment, cultural, and
hospitality. The goal is to create a district that encourages a variety of day and night-time
activities which broaden the revenue generating potential of the corridor. With the
exception of Colleyville Boulevard, the buildings should be constructed within close
proximity to cross streets and internal streets and drives with wide sidewalks, appropriate
landscaping and trees, street furniture frequently placed, and pedestrian-scaled lighting, all
designed to provide comfort and traffic protection to pedestrians. It is anticipated that at
least a portion of the overall development in the district will include commercial and retail
uses on the ground floor and office and residential uses above. On-street parking should
be allowed, except along Colleyville Boulevard and off-street parking should generally be
behind buildings or in hidden parking structures, to be shared by all users.
Staff proposes that compliance with the final design standards should be determined by a
new architectural review committee (ARC) composed of community professionals with
expertise in building design and construction. The ARC would ensure that buildings meet
the character of the ordinance requirements. If the ARC were to deny a proposed building
design, the applicant would have the option of appealing the decision to the City Council.
Pending discussion at this meeting, staff proposes to present the overlay district standards
to business and property owners within the zone and adjacent neighborhoods and meet
with the State Highway 26 Advisory Committee. Staff may then bring standards forward for
consideration at a future Planning and Zoning Commission and City Council meeting.
City of Colleyville Page 2 Printed on 10/23/2009
Colleyville Boulevard Mixed-Use Overlay District
Suggested Design Guidelines - BGO Architects
City of Colleyville
• Uses
-Permitted Uses*
- Attached Single-Family Residences
- Condominium Residences
- Work/Live and Live/Work Residences
- Retail
- Service
- Restaurant
- Lodging
- Entertainment
- Office
- Cultural
- Mixed-Use (any of the permitted uses)
- Civic
- Outside Sales (small vendor/on sidewalk)
- Outdoor Seating
- Below grade parking garages, basements, and cellars
* All uses listed above are permitted per the corresponding use listed in
the Land Development Code. Any use not listed in the Land
Development Code shall not be permitted within this overlay.
-SUP Permitted Uses
-Drive-through commercial uses where patrons remain in automobiles
(food, beverage, dry-cleaning, etc.) for pickup, but only where
building use is incorporated in-line with a larger structure.
- On-premise consumption of alcoholic beverages (restaurant)
- Off-premise consumption of alcoholic beverages (wine shop, etc.)
• Lot Requirements
- Lot Dimensions -Minimum lot size: 2,600 square feet
Maximum lot size: No Maximum
- Lot Coverage - No minimum lot coverage
Maximum lot coverage: 90%
Aboveground parking structures are included in lot coverage calculations;
surface parking lots and underground parking structures are not.
- Building Setbacks (Height-Slope Standards will supersede these setback
rules where applicable) -
For all buildings not fronting on Colleyville Blvd.:
Minimum front yard is six feet
Colleyville Blvd. Mixed Use Overlay District
Suggested Design Standards
Page 1
Maximum front yard is fifteen feet
No side yard or rear yard requirements
• Building Design, Size and Construction
- Building Height
- Height-Slope Standards - No portion of any building in this district may
project above an imaginary plane beginning at six feet above the property
line of any properties used for detached residential uses, and extending
to infinity at a 45 degree angle.
- Building Height -Maximum four stories, not to exceed 85 feet as
measured to bottom of eaves or midpoint of sloping roof. Parking
garages may exceed four stories, but will not exceed 85 feet.
- Building Size
- Minimum Dwelling Unit Size - 750 square feet
- Minimum Average Dwelling Unit Size -Average dwelling unit size in any
one project must be at least 1,000 square feet.
- Building Design & Materials
- Building Facades -Exterior walls, excluding door and window openings,
must be faced with 100% masonry materials*. Door and window glazing
may not exceed 40% of any major wall surface.
- Roofing -Visible roofing materials may include architectural grade
(textured) composition shingles, clay tiles, concrete tiles, standing seam
metal roofing, and pressure treated wood shakes meeting national fire
codes.
- Balconies -Balcony railings must be constructed with wrought iron or
masonry balustrades.
- Awnings -Building owners with commercial uses on the ground level are
encouraged to install awnings over all the windows on the ground level
that front public sidewalks, and must do so when those buildings contain
residential uses above.
(4) Building Lighting
(a) Exterior Building Lighting -Buildings may be lit with wall washer type
lights, natural gas lamps, or low wattage decorative electric lamps.
*The only approved masonry materials are brick, stone, faux-stone,
stucco orfaux-stucco (including EIFS).
Colleyville Blvd. Mixed Use Overlay District
Suggested Design Standards
Page 2
**The above materials are approved as a matter of right under this
ordinance. The goal, however, is to encourage architectural quality and
creativity, so other materials will be considered only if required for special
architectural effect.
• Parking and Open Space
- Public/Open Space Requirements -For developments exceeding three
acres, at least 5% of the tract must be dedicated to open landscaped
areas available to the general public.
- Required Parking:
- Attached Single-Family Residential: Minimum two spaces per unit
Condominium Residential: Minimum one space per bedroom. Spaces
must be within 400 feet of unit. On street parking spaces within 200 feet
of the unit may be counted toward up to 20% of this requirement.
- Non-Residential Uses: One parking space per 400 square feet of gross
building area. Parking must be on site or within 200 feet of the building.
On-street parking spaces within 200 feet of the building may be counted
toward up to 20% of this requirement.
• Signage -All signage in this district must meet current Village Sign Standards.
• Landscaping -All landscaping in this district must meet current Village
Landscaping Standards.
• Streets and Sidewalks -All streets in this district must meet current Village Street
Standards.
- Sidewalks -All sidewalks adjacent to buildings and to cross streets, or
internal streets and drives shall be a minimum of 12' in width, and paved
with concrete, stone, or brick. All sidewalks (6' or wider) will have tree
planter islands placed every 35 feet.
- Amenities:
- Sidewalk Amenities -Beside trees and other landscaping, sidewalks shall
be constructed to contain the following amenities: bicycle racks, benches,
bulletin boards, drinking fountains, underground electric outlets for
sidewalk vendors, chess and checkers tables, and water fountains.
- Street Lights -The street lights may be either gas or electric and shall be
installed on the sidewalks and be of a style which complements the
architectural style of the project's buildings.
- Street Signs -Street signs may be attached on the appropriate buildings
at each intersection. The signs, if attached, shall be placed 15 feet above
Colleyville Blvd. Mixed Use Overlay District
Suggested Design Standards
Page 3
street level and shall be front-lit with a decorative lighting fixture. The
signs shall contain 8-inch letters.
• Other
- HVAC Systems -All outdoor air conditioning equipment, including ground
mounted and roof mounted, must be screened from view.
- Backyard Walls - These shall be constructed of 100% masonry
materials*.
- Dumpster Screening -All freestanding dumpsters shall be screened on
all 4 sides with an opaque enclosure whose height is at least 6 inches
above the top of the dumpster. The enclosure shall be of masonry
construction and shall be faced on the exterior with material that matches
that of the building(s) it serves.
*The only approved masonry materials are brick, stone, faux-stone,
stucco or faux-stucco (including EIFS).
Colleyville Blvd. Mixed Use Overlay District
Suggested Design Standards
Page 4
ORDINANCE 0-09-XXXX
AN ORDINANCE ADDING SECTION 3.25.2 COLLEYVILLE BOULEVARD MIXED
USE OVERLAY DISTRICT TO THE LAND DEVELOPMENT CODE AND AMENDING
THE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, BY
AMENDING THE ZONING OF APPROXIMATELY 211 ACRES TO THE
COLLEYVILLE BOULEVARD MIXED USE OVERLAY DISTRICT NUMBER ONE;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE RELIEF;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY OF FINE NOT
TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH
OFFENSE; AND PROVIDING AN EFFECTIVE DATE
WHEREAS, the City Council of the City of Colleyville approved Ordinance 0-00-1214
on April 18, 2000, adopting the Land Development Code; and
WHEREAS, the City of Colleyville desires to create a mixed use overlay district in order
to encourage quality mixed use development; and
WHEREAS, the creation of this overlay district shall not change the existing, underlying
zoning of any property; and
WHEREAS, notice of a public hearing before the City Council was published in a
newspaper of general circulation in Colleyville at least 15 days before
such hearing.
WHEREAS, the City of Colleyville deems it necessary, for the purpose of promoting the
health, safety, morals, or general welfare of the City to enact a new zoning
ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning Commission to
recommend the boundaries of the various original zoning districts and
appropriate regulations be enforced therein and to recommend a new
zoning ordinance; and
WHEREAS, the Planning and Zoning Commission has divided the City into districts
and has prepared regulations pertaining to such districts in accordance
with a comprehensive plan, designed to lessen congestion in the streets;
to secure safety from fire, panic, and other dangers; to promote health,
general welfare; to provide adequate light and air; to prevent the
overcrowding of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water, sewerage,
schools, parks and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable consideration
to, among other things, the character of the districts and their peculiar
suitability for particular uses, with a view to conserving the value of
Ordinance 0-09-XXXX
Page 2 of 3
buildings and encouraging the most appropriate use of land throughout
the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville and the City
of Colleyville City Council, in compliance with the Charter of the City of
Colleyville, and State Law with reference to changes to zoning
classifications under the Zoning Ordinance Regulations and Zoning Map,
having given the requisite notices by publication and otherwise, and after
holding due hearings and affording a full and fair hearing to all the
property owners generally, and to the persons interested and situated in
the affected area and in the vicinity thereof, the governing body of the City
of Colleyville is of the opinion that said change in zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
COLLEYVILLE, TEXAS:
Sec. 1. THAT all the foregoing premises and findings are found to be true and
correct and are incorporated into the body of this ordinance as if copied in
their entirety.
Sec. 2. THAT Chapter 3, Land Use, Section 3.25.2 -Colleyville Boulevard Mixed
Use Overlay District Number One, of the Land Development Code, is
hereby added to read as shown in the attached Exhibit "B".
Sec. 3. THAT the Comprehensive Zoning Ordinance of the City of Colleyville,
Texas, be, and the same is hereby amended by amending the zoning of
approximately 211 acres by adding a Colleyville Boulevard Mixed Use
Overlay District Number One, to all properties depicted on Exhibit "A".
Sec. 4. THAT the Official Zoning Map of the City of Colleyville be amended to
incorporate the zoning change approved herein.
Sec. 5. THAT the above described tract of land shall be used only in the manner
and for the purposes provided by the Comprehensive Zoning Ordinance of
the City of Colleyville as heretofore amended, and as amended herein.
Sec. 6. THAT any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for
in the Comprehensive Zoning Ordinance of the City of Colleyville, and
upon conviction shall be punishable by a fine not to exceed the sum of
Two Thousand Dollars ($2,000.00) for each offense.
Sec. 7. THAT if any section, paragraph, subdivision, clause, phrase or provision of
this ordinance shall be judged invalid or unconstitutional, the same shall
not affect the validity of this ordinance as a whole or any portion thereof
Ordinance 0-09-XXXX
Page3of3
other than that portion so decided to be invalid or unconstitutional.
Sec. 8. THAT in addition to and accumulative of all other penalties, the City shall
have the right to seek injunctive relief for any and all violations of this
ordinance.
Sec. 9. THAT it has been found that there has been a change in conditions in the
above described property, it is now necessary that it be given the above
zoning classification in order to permit its proper development and in order
to protect the public interest, comfort and general welfare, and requires
that this ordinance shall take effect immediately from and after its passage.
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the day of
2009.
The second reading and public hearing being conducted on the day of
2009.
ATTEST:
Cynthia Singleton, TRMC, CMC
City Secretary
APPROVED AS TO FORM AND LEGALITY:
CITY OF COLLEYVILLE
David Kelly
Mayor
Matthew C. G. Boyle
City Attorney
Exhibit "A" - Colleyville Boulevard Mixed Use Overlay
District Number One
Colleyville Boulevard Mixed Use Overlay District-Number One
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Exhibit "B" -Section 3.25.2 -Land Development Code
Sec. 3.25.2. Colleyville Boulevard Mixed Use Overlay District Number One.
(1) General considerations.
(a) Description: The Colleyville Boulevard Mixed Use Overlay District
Number One is a zoning district that provides standards for the
development and redevelopment of properties within a designated
area for mixed-use development within Colleyville along a
designated portion of Colleyville Boulevard.
(b) Purpose: The purpose of this overlay district is two-fold:
1. To maximize land development and redevelopment options
for the Colleyville Boulevard corridor; and
2. To define specific standards necessary towards the creation
of a mixed-use, streetscape-oriented, village environment
that reflects the uniqueness of Colleyville.
(c) Boundaries: The Colleyville Boulevard Mixed Use Overlay District
Number 1 boundaries are depicted in "Exhibit 1" and encompass all
properties within the boundaries.
(d) Applicability: The provisions of this section shall only apply to
properties within the district that meet the following criteria:
1. The property is being developed and/or redeveloped with
new primary structures.
2. The new development contains mixed uses or is part of an
existing mixed use development as determined by the city
manager or his/her designee.
3. A mixed use enabling permit is issued by the city manager or
his/her designee allowing the development to adhere to the
restrictions of this section.
4. Properties that do not meet the above criteria may not be
developed in accordance with this section and shall adhere
to the requirements of the underlying zoning district.
5. Properties that meet the above criteria but wish to develop
with standards that do not adhere to requirements of this
ordinance, either in whole or part, may submit an application
for a Planned Unit Development as described in Section
3.23.
(2)
Use regulations.
(a) Permitted uses*
1. Attached Single-Family Residences
2. Condominium Residences
3. Work/Live and Live/Work Residences
4. Retail
5. Service
6. Restaurant
7. Lodging
8. Entertainment
9. Office
10. Cultural
11. Mixed-Use (any of the permitted uses)
12. Civic
13. Outside Sales (small vendor/on sidewalk)
14. Outdoor Seating
15. Below grade parking garages, basements, and cellars
* All uses listed above are permitted per the corresponding use
listed in the Land Development Code. Any use not listed in the
Land Development Code shall not be permitted within this overlay.
(b) SUP Permitted Uses
1. Drive-through commercial uses where patrons remain in
automobiles (food, beverage, dry-cleaning, etc.) for pickup,
but only where building use is incorporated in-line with a
larger structure.
2. On-premise consumption of alcoholic beverages (restaurant)
3. Off-premise consumption of alcoholic beverages (wine shop,
etc. )
Exhibit "1"
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Colleyville Boulevard Mixed Use Overlay District-Number One
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(3) Lot Development standards.
(a) Lot Requirements:
1. Lot Dimensions -Minimum lot size: 2,600 square fee.
Maximum lot size: No Maximum
2. Lot Coverage - No minimum lot coverage
Maximum lot coverage: 90%
Aboveground parking structures are included in lot coverage
calculations; surface parking lots and underground parking
structures are not.
(b) Building setbacks: It is intended that buildings along the district
create a strong "street wall" in which the urban form and block
closure along the street is the definitive characteristic of its
environment. As such, consistency must be maintained along this
edge and around its corners. The following establishes strict
minimum and maximum setbacks to create this effect, while
allowing flexibility for design variety. The building setback is
measured from the property line to the nearest projecting face of
the structure. Buildings fronting on private streets are exempt from
the setback and minimum development frontage requirements
listed below.
1. Streetfront building setbacks (Height-Slope Standards will
supersede these setback rules where applicable):
The building setback line shall be within the following
ranges:
2. State Highway 26: 15 feet (min.) to 85 feet (max.) from the
property line.
3. Arterial and collector streets: Minimum front yard is six feet
Maximum front yard is fifteen feet
No side yard or rear yard requirements
4. All other streets: Minimum front yard is six feet
Maximum front yard is fifteen feet
No side yard or rear yard requirements
(c) Minimum development street frontage: A minimum of eighty (80)
percent of the building's face along the street frontage shall meet
the setback criteria defined in subsections (1) and (2) above. The
remainder shall not project into the setback area.
(d) Setback encroachment: Any building feature, defined as
architectural attachments to the primary building facade, may
encroach into the setback area a distance up to five (5) feet from
the building face. These features may include, but are not limited to
the following:
TORI F IN~FT•
a. Stoops g. Planters
b. Chimneys h. Bay windows
c. Awnings i. Mounted Signs
d. Porches* j. Balconies
e. Canopies k. Pilasters
f. Eaves I. Tower elements
"Porches utilized for commercial outdoor grnmg may ae as large as 4uro or me gross Hoar area
of the restaurant in size.
(e) Parking setback: No parking structure may be placed within the
setback area.
(4) Building Size, Design, and Materials. Prior to issuance of any building
permit, all new buildings designs shall be approved by the architectural
review committee as prescribed in Section 10(d).
(a) Roofing -Visible roofing materials may include architectural grade
(textured) composition shingles, clay tiles, concrete tiles, standing
seam metal roofing, and pressure treated wood shakes meeting
national fire codes.
(b) Balconies -Balcony railings must be constructed with wrought iron
or masonry balustrades.
(c) Awnings -Building owners with commercial uses on the ground
level are encouraged to install awnings over all the windows on the
ground level that front public sidewalks, and must do so when those
buildings contain residential uses above.
(d) Design Exhibits - Notwithstanding any requirements specified
herein, building design features shall be generally consistent with
one or more of the elements shown in the pictures in the following
exhibits:
Design Example One
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(e) Building corner treatments: Buildings shall reinforce a strong corner
condition at street intersections. Angled corner clips (or other
building conditions which do not form a protruding corner), are not
permitted at street intersections, but may occur up to twice within
the same block (between street intersections). Buildings shall be
designed in accordance with required traffic visibility triangles
without compromising the corner design.
(f) Building articulation: Building facades are encouraged to have
massing changes and architectural articulation that provide visual
interest and texture along the street corridor. This articulation
should not be applied evenly across the building facade, but rather
gathered together to create a hierarchical design impact. There
shall not be more than forty-five (45) linear feet of unarticulated,
blank wall facing any street or public improvement.
(g) Minimum residential windowsill height: The sill of windows within
any ground floor residential units are encouraged to be a minimum
of fifty-four (54) inches above finished sidewalk grade. Bedroom
windows are also encouraged to meet this exterior sill height as
long as building code requirements are met.
(h) Material and color requirements: The material and color
requirements described herein are intended to provide a uniform
character and complimentary material relationship between
buildings and promote the perception of strength and permanence
of each building, while maintaining appropriate variety for design
flexibility. Exterior walls, excluding door and window openings,
must be faced with 100% masonry materials. Door and window
glazing may not exceed 40% of any major wall surface, except for
ground floor retail uses, where glazing may not exceed 60% of any
major wall surface.
1. Primary cladding materials: The primary cladding material on
exterior facades (excluding private courtyards) shall be
masonry including brick, finished concrete, stone (natural
and man-made), and cementitious stucco. Concrete
masonry unit products are permitted within the first two floors
only, but must have an architectural finish surface such as
split-faced, rusticated, etc.
2. Dominant primary cladding material: No one primary
cladding material may comprise more than eighty (80)
percent of a building's facade. cementitious stucco and EIFS
systems may not comprise more than fifty (50) percent of a
building's facade that faces any street on the master
thoroughfare plan.
3. Primary cladding material combination: No more than two (2)
primary cladding materials (excluding glass windows) may
be used on a building facade, with one material being
dominant. Additional materials (classified as secondary
cladding materials) may be used on a special architectural
feature such as a tower, corner element, primary entrance
articulation, etc., with a maximum of one special feature per
building facade. The following materials are prohibited for
use as secondary cladding:
Architectural foam detailing (except second
floor and above).
ii. EIFS (except third floor and above).
iii. Natural or simulated wood siding (except fourth
floor and above).
iv. Exposed aluminum siding.
v. Plastic and vinyl siding.
vi. Wood roof shingles.
4. Windows and glass: Glass may not comprise more than sixty
(60) percent of a building facade. Reflective, mirrored, and
spandrel glass are not permitted.
5. Total allowable exterior material combination: No more than
five (5) exterior building materials (excluding roof material,
but including primary and secondary cladding, and glass)
may be used on any building.
6. Material transition around corners: The dominant primary
cladding material shall extend around the corner to a
building massing break located not less than ten (10) feet
from the building corner and then extending back a minimum
of two (2) feet from the terminating face.
7. Accent features: The following accent features add detail
and are encouraged in the design of building facades:
Overhangs/ eaves.
ii. Pilasters.
iii. Cornices.
iv. String courses.
v. Window sills.
vi. Lintels.
vii. Rustication.
viii. Attachments: Railings and walls attached to
buildings shall complement primary building
design, materials and colors.
8. Accent colors: Accent colors shall be selected to
complement the dominant building color, and may be applied
to window mullions, cornices, and other architectural
elements.
9. Building Height:
i. Height-Slope Standards - No portion of any
building in this district may project above an
imaginary plane beginning at six feet above the
property line of any properties used for
detached residential uses, and extending to
infinity at a 45 degree angle.
ii. Building Height -Maximum five stories, not to
exceed 85 feet as measured to bottom of
eaves or midpoint of sloping roof. Parking
garages may exceed four stories, but will not
exceed 85 feet.
(i) Building programming: The following building programming
requirements have been designed to create buildings that are
pedestrian-oriented, take advantage of mixed-use opportunities,
and engage their streetscape environment.
1. Balconies: Balconies may be used in all types of
development. Painted architectural metal railings are
encouraged.
2. Retail/commercial requirement: All residential and office
developments with frontage along State Highway 26 shall
contain a minimum of sixty (60) percent of the total ground
floor linear measurement of these frontages for
retail/commercial uses.
(j) Exterior illumination: Exterior illumination discourages "dead
spaces" within an urban/village environment. Illumination of
buildings is encouraged to promote the safety and visual
experience of all pedestrians while providing an architectural
opportunity to highlight the district as inherently unique. Accent
illumination is especially encouraged across all exterior building
walls which face State Highway 26 or all existing or proposed
streets in the district and for all walkways. Buildings may be lit with
wall washer type lights, natural gas lamps, or low wattage
decorative electric lamps.
(k) Residential Dwelling Unit Size
1. Minimum Dwelling Unit Size - 750 square feet
2. Minimum Average Dwelling Unit Size -Average dwelling
unit size in any one project must be at least 1,000 square
feet.
(5) Parking and Open Space: The purpose of parking area requirements is to
ensure that the parking areas themselves are not the dominant feature of
the district.
(a) Parking supply: Parking areas shall be sufficient to meet all parking
needs for employees, company vehicles, customers and visitors.
(b) Shared parking is allowed as approved by the City to reduce the
overall parking demand in the entire district and to capitalize on off-
peak parking opportunities.
1. Required Parking:
ii. Attached Single-Family Residential: Minimum two
spaces per unit Condominium Residential: Minimum
one space per bedroom. Spaces must be within 400
feet of unit. On street parking spaces within 200 feet
of the unit may be counted toward up to 20% of this
requirement.
iii. Non-Residential Uses: One parking space per 400
square feet of gross building area. Parking must be
on site or within 200 feet of the building. On-street
parking spaces within 200 feet of the building may be
counted toward up to 20% of this requirement.
2. Garage Facade requirements: The following requirements
shall apply to parking garages that face a street:
Parking garages shall not front along State Highway
26.
ii. The narrow facade of the garage is encouraged to be
the exposed side.
iii. The exposed facade(s) of the parking garage shall
have an architecturally finished surface that is
compatible with surrounding development.
iv. Street-fronting openings in parking structures shall not
exceed fifty-five (55) percent of the facade area. They
shall be similar in appearance to adjacent
development and placed in a manner that effectively
screens all parked vehicles.
(6) Streets, Sidewalks, Driveways and Paving:
(a) Curb cuts: Curb cuts shall be limited to no more than one (1) per
four hundred (400) feet of development street frontage. Requests
for additional curb cuts beyond this amount will be reviewed and
determined based on demonstrated need and safety
considerations.
(b) Material and delivery loading areas: Material and delivery service
areas, while necessary, are to be screened from view from any
street.
(c) Paving: Paving is intended to highlight or accentuate special areas
along the ground plane while at the same time complementing the
design of adjacent building and streetscape elements.
(d) Crosswalks: All crosswalks shall be pavers or stamped concrete.
Pavers shall be installed over a concrete sub-base, and meet the
minimum design rating for heavy vehicular traffic loads. Property
owners are responsible for the cost of crosswalks across private
streets only.
(e) Street Lights: The street lights may be either gas or electric and
shall be installed on the sidewalks and be of a style which
complements the architectural style of the project's buildings.
(f) Street Signs: Street signs may be attached on the appropriate
buildings at each intersection. The signs, if attached, shall be
placed 15 feet above street level and shall be front-lit with a
decorative lighting fixture. The signs shall contain 8-inch letters.
(g) Street cross-sections:
1. Two-way Street -The cross-section of the typical street shall
be comprised of 24 feet of drive lanes (two, 12-foot lanes);
two, 7-foot parallel parking spaces; and a 12-foot sidewalk
on each side of the street. The total public right-of-way shall
not be less than 62 feet wide.
2. One-way Street - Across-section of a typical one-way street
shall contain an 18-foot drive lane, one 7-foot parallel
parking space and sidewalks ranging in width from 3 feet to
6 feet. The public right-of-way for cone-way street shall not
be less than 35 feet.
3. Alley -The cross section of the typical alley shall contain 12
feet of pavement with green space on each side. The alley
ROW width shall not be less than 20 feet.
(h) Sidewalks:
1. Sidewalks -All sidewalks adjacent to buildings and to cross
streets, or internal streets and drives shall be a minimum of
12' in width, and paved with concrete, stone, or brick. All
sidewalks (6' or wider) will have tree planter islands placed
every 35 feet.
2. Sidewalk Amenities -Besides trees and other landscaping,
sidewalks shall be constructed to contain the following
amenities: bicycle racks, benches, bulletin boards, drinking
fountains, underground electric outlets for sidewalk vendors,
chess and checkers tables, and water fountains.
(7) Signage: The purpose of signage is to ensure that tenants, residents, and
visitors can quickly and easily make their way through the district and
related development. As this area is unique and diverse, signage should
be designed appropriately to contribute to the overall identity and way-
finding system. At a minimum, all signage is to meet the requirements of
the city sign ordinance with the following two (2) exceptions:
(a) Special event banners: Banners may be mounted to a vertical
support, attached to a building or parking deck, or across the street.
Banners which are mounted to a vertical support may be integrated
onto street and pedestrian light poles. Banners may display artwork
or a message that pertains to the district or a special event.
(b) A-frame or "sandwich" signs: The sign shall be sufficiently weighted
or anchored. A-frame signs may be placed within the public right-of-
way.
(8) Fencing and Screening: To promote the street-oriented, pedestrian-
friendly atmosphere of the district, fencing should be restricted so as not to
create barriers which interfere with the desired pedestrian street and
promenade experience.
(a) Fencing scope: Fencing shall not screen the entire development.
Non-permanent fencing (e.g. around outdoor dining/seating areas)
may encroach into the front building setback.
1. Maximum length: Except for pool safety fencing, the
maximum length for a fence section shall be fifty (50) feet
with a minimum twenty (20) foot break between sections.
2. Materials: All fencing shall be masonry, wrought iron or steel,
of compatible design with the adjacent architecture. Chain
link fencing is not an allowed material.
3. Maximum height: Fencing height shall not exceed current
city standards.
(b) Screening: The purpose for screening is to mitigate visual impact
into areas which exist entirely for functional purposes and not
intended to be used or seen by the public. These standards are
intended to ensure that these areas do not detract from the visual
quality of the surrounding environment.
1. Mandatory screened elements: The following items shall be
screened:
Off-street loading spaces.
ii. Service areas.
iii. Garbage storage/material recycling areas.
iv. Roof and ground mounted mechanical equipment,
antennae, satellite receivers, etc. (from the public
right-of-way and neighboring properties).
2. Garbage collection and material recycling areas: Garbage
collection and material recycling areas must be incorporated
into the building envelope or screened by a masonry wall at
least six (6) feet in height, or one (1) foot higher than the
tallest container it screens, whichever is higher, and shall be
accessed through an opaque decorative metal gate that
screens the opening. It is encouraged that a continuous
dense base planting of indigenous evergreen material that is
a minimum of three (3) feet in height at the time of
installation be placed in front of all screening walls to soften
the vertical impact of the wall.
3. On-site loading/service areas: Other on-site loading and
service areas shall be screened by masonry walls at least
six (6) feet in height as described above, or by a continuous
dense indigenous evergreen planting that is a minimum of
six (6) feet in height at the time of installation.
4. Complementary design: All screening shall be
complementary in appearance to adjacent building
landscaping design approaches.
5. Utilities: Transformers, switchgear and related utility service
equipment shall not be located above ground. Building
service panels are to be located on the inside of all buildings.
(9) Landscaping and Open Space:
(a) Plantings of shade trees, ornamental trees, shrubs, evergreen
groundcovers, vines, and seasonal color set in paved surfaces are
appropriate for front yard development. Plantings will promote
entrance demarcation and pedestrian interest. Flexibility in design
will be allowed as long as the intent of these guidelines is not
violated. All developments within the district must comply with the
landscaping requirements listed below and in so doing, are exempt
from all other city landscape requirements currently in effect.
(b) Responsibility: Property owners are responsible for providing
landscaping and streetscape materials along State Highway 26 and
primary streets (including on-street parallel parking islands), in
addition to other on-site areas.
(c) Front yards: Building entry zones and other special public or semi-
public spaces are urban in character with a higher density of
pedestrian traffic. Plantings of evergreen groundcovers and shrubs
that provide vertical contrast to the sidewalk plane are preferred
over grass or sod. In cases where home/office or retail is located on
the ground level, a higher intensity of paving is allowable and
plantings may be placed in pots or containers.
(d) Street trees: Street trees shall conform to the following standards
and be spaced between twenty-five (25) feet on-center for
ornamental trees and thirty-five (35) feet on-center for medium and
large trees. Tree species to be planted shall conform to the
approved species listed in Chapter 5 -Tree Preservation.
(e) Public/Open Space Requirements -For developments exceeding
three acres, at least 5% of the tract must be dedicated to open
landscaped areas available to the general public. Open areas shall
contain amenities such as fountains, public art, pedestrian malls,
etc.
(10) Administration.
(a) Application: Prior to the submission of any site plan, building permit
or special use permit, a mixed use enabling permit application shall
be made on forms prepared by the City. The city manager or
his/her designee shall be responsible for administration of the
application process. Apre-application conference is required prior
to submittal.
1. Application contents: To ensure that all provisions of this
ordinance are satisfied, applications shall contain sufficient
information to evaluate the proposed project. At a minimum
the following shall be included:
2. Mixed use enabling permit application:
A site plan of the proposed development. The site
plan shall adhere to the requirements of Section
3.23(K)6.
ii. Proposed residential to commercial gross floor area
ratio
iii. Specific residential uses proposed along with
proposed density listed in dwelling units per acre.
3. The city manager or his/her designee shall oversee the
submittal process and facilitate review of the project with the
respective city departments. Upon issuance of the enabling
permit, the applicant may then submit the site plan, building
permit application and/or special use permit application as
required by the Land Development Code and Building Code.
(b) Site plan, building permit and special use permit consideration
No application for a site plan, building permit or special use
permit shall be accepted for a development that meets the
requirements of this section until a mixed use enabling
permit has been issued by the City.
(c) Variance procedure:
In the event that a mixed use enabling permit is denied, the
applicant may appeal the decision to the City Council.
(d) Architectural Review Committee:
Any new building construction proposed under this ordinance
shall be reviewed by an architectural review committee (ARC).
The ARC may only review building elevation designs and any
additional exterior designs submitted as part of the official
development application.
The committee shall be composed of five (5) citizens
appointed by the City Council for a term of two (2) years.
Members shall have proven professional experience and
expertise in building design and construction.
2. The ARC shall meet not later than 30 days from the date of site
plan submittal for the proposed development.
3. The ARC shall review the proposed building designs submitted
to staff and shall determine if said designs meet the general
character and architectural guidelines of the overlay district.
Upon consideration, the ARC shall vote to approve or deny the
building design proposal. In the event that the ARC requests
more information or recommends a design change that the
applicant agrees to follow, the ARC may table the item for a
period not exceeding 30 days.
4. If the item is approved, the site plan and building permit
application may continue through the development review
process.
5. If an item is denied, the applicant may appeal the decision to the
City Council for consideration. The item shall be scheduled on
the next available City Council meeting such that the City
Council meeting is not closer than 10 days from the date of
denial by the ARC.
6. While waiting for ARC consideration, the applicant may begin
any necessary site preparation including grading and flatwork
and, if applicable, proceed with any necessary related platting
and zoning cases.
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