§ 23-6-11(D) — Transitional Development Standards

(D) - Transitional Development Standards

Development subject to the standards of this section shall comply with the following standards. (1) Setbacks a. Building setbacks shall be consistent with those for other buildings on the block face and across the street to maintain a consistent plane along the public street frontage. Building setbacks shall vary no more than ten percent from those of adjacent buildings. (2) Height Limits a. Buildings shall maintain the same height as an abutting single-family detached dwelling, or be stepped back from the lot line such that the lowest portion of the building is the portion nearest the dwelling. b. No building within 150 feet of an existing single-family detached dwelling or vacant land zoned RE, RER, RS-, or AHO shall exceed 35 feet in height. c. When buildings or portions of buildings are allowed to exceed a height of 35 feet, they shall be broken up into modules or wings, with the smaller and shorter portions of the structure located nearest the abutting single-family detached dwelling or vacant land zoned RE, RER, RS-, or AHO. (See Figure 23-6-11(D)(2), Transitional Building Height.) [image omitted; see the official code] Figure 23-6-11(D)(2): Transitional Building Height (3) Building Design a. Buildings shall: 1. Use exterior colors that are compatible with any adjacent single-family detached dwellings; 2. Use similarly sized and patterned architectural features such as windows, doors, awnings, arcades, pilasters, cornices, wall offsets, building materials, and other building articulations found on any adjacent single-family detached dwellings; and 3. Orient porches, balconies, outdoor space, and other exterior site features such as vending machines away from the adjoining land zoned RE, RER, RS-, or AHO. b. Retail commercial building façades that face single-family detached development or vacant land zoned RE, RER, RS-, or AHO shall be designed to appear as discrete storefronts, with no single storefront occupying more than 50 percent of the total façade width. (4) Similar Roof Forms Consistency in roof forms with adjacent single-family development shall be addressed by using a similar roof form with varying height and proportion. (5) Use Intensity For multi-building development that includes varying intensities in different buildings, the development shall establish a continuum of use intensity (e.g., residential to office to retail) with the least intense use located nearest to the abutting single-family detached development or vacant land zoned RE, RER, RS-, or AHO. (6) Service and Loading Area Location and Screening a. Separate service related activities associated with commercial uses shall be located behind or to the sides of buildings and away from the abutting single-family detached dwelling or vacant land zoned RE, RER, RS-, or AHO. They shall be screened with walls and/or landscaping in accordance with Section 23-6-3(G), Screening, and provided with access that is integrated with parking areas and the vehicular circulation network (See Section 23-6-2(J), Loading Area Standards.). b. Outdoor storage, trash collection, and loading areas shall not be visible from public or private rights-of-way. (7) Parking and Driveways a. Where required, off-street parking shall be established in one of the following locations (listed in priority order): 1. Adjacent to off-street parking lots serving nonresidential uses on adjoining lots; 2. Adjacent to lot lines adjoining nonresidential development; 3. Adjacent to lot lines adjoining mixed-use development; 4. Within a lot's corner side yard; 5. Behind the building; 6. In front of the building; or 7. Adjacent to lot lines for the abutting single-family detached development or vacant land zoned RE, RER, RS-, or AHO. b. The façade of any parking structures facing abutting single-family detached development or vacant land zoned RE, RER, RS-, or AHO shall be designed to appear as solid building walls to soften its visual impact. (8) Drive-Throughs Ordering speakers and menu boards associated with a use with drive-through service shall be located as far as possible from abutting single-family detached development or vacant land zoned RE, RER, RS-, or AHO. (9) Outdoor Activity Areas Outdoor dining and other outdoor gathering areas that generate noise shall be located away from the abutting single-family detached development or vacant land zoned RE, RER, RS-, or AHO, so as to minimize acoustic impacts. (10) Open Space a. Location of Open Space Development subject to these standards and the standards in Section 23-6-6, Open Space Set Asides, shall locate the open space set-aside adjacent to the abutting single-family detached development or vacant land zoned RE, RER, RS-, or AHO, if reasonably possible. b. Existing Natural Features Natural features such as existing vegetation, natural differences in topography, streams, wetlands, and other such features shall be used as transitions where possible. Where such natural features are used as transitions, pedestrian connections to adjoining land uses shall be provided. (11) Operational Standards On approval of a development application, the city may impose conditions to limit operational activities of the development to ensure it is compatible with adjoining residential uses. These operational activities include, but are not limited to, placement of trash receptacles, location of delivery and loading zones, placement and illumination of outdoor vending machines, hours of operation, and other such conditions.