11-8-4: - SITE PLANNING AND DESIGN STANDARDS FOR THE DOWNTOWN RESIDENCE DISTRICTS
A. Massing and Scale. Buildings shall contain varied massing and architectural elements and techniques shall be utilized to reduce the apparent massing and scale of buildings, provide shading, and define different uses and activities in the building.
1. Façade Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and to avoid long, uninterrupted wall planes.
a. Single Residence Projects.
i. Front Façade. The front façade of buildings shall have at least one (1) change in building plane, excluding the garage.
ii. Two-story Dwellings on Corner Lots. No second-story street-facing wall shall run in a continuous plane of more than 20 feet without a window, or without a projection, offset, or recess of the building wall at least one (1) foot in depth.
b. Multiple Residence Projects.
i. Publicly Visible Façades. All street-facing and publicly visible façades (including those visible from parking lots, open space, or adjoining private properties), shall provide articulation for every 25 linear feet of wall length as follows:
(1) One (1) horizontal projection or recess of at least four (4) feet in depth; or
(2) Two (2) horizontal projections or recesses, at least 2.5 feet in depth each.
ii. Two or More Story Buildings. If located on a building with two (2) or more stories, the articulated elements must be greater than one (1) story in height and may be grouped rather than evenly spaced in 25-foot modules so long as the total amount of articulation meets or exceeds that which would be required if no grouping occurred.
iii. Building entrances, front porches, and projections such as stoops, bays, overhangs, fireplaces (if projecting horizontally from the wall), and trellises count towards this requirement.
2. Varied Roof Form. In Multiple Residence projects roof forms shall be integrated into the building design and varied within a development through the use of offsets; changes in slope, angle, or direction; and elements such as dormers, towers, or parapets.
3. Roof Articulation. In Multiple Residence projects roof articulation is required to provide architectural interest at the skyline and accentuate appropriate building elements.
a. No more than two (2) side-by-side units may be covered by one (1) unarticulated roof.
b. Flat roofs in excess of 100 feet shall provide vertical modulation of two (2) or one-tenth ( 1/10 ) of the wall height, whichever is greater.
4. Balconies, Bay Windows, and Other Projections or Recesses. Multiple Residence buildings shall incorporate balconies, bay windows, entry porches or other projections and recesses across 30% of the length per floor of the façade.
a. Windows. Windows shall either:
i. Contain window trim on at least two (2) sides of all windows that is at least two (2) inches in depth; or
ii. Be recessed at least four (4) inches from the outside plane of the surrounding exterior wall.
b. Balconies. Balconies shall be at least four (4) feet wide and three (3) feet deep if not used to meet private open space requirements.
B. Windows. On buildings that are two (2) stories or greater in height, all façades facing a street, alley, open space, or park shall provide windows on the upper-stories that constitute at least 10% of the façades area and the windows shall either:
1. Contain window trim on at least two (2) sides of all windows that is at least two (2) inches in depth; or
2. Be recessed at least four (4) inches from the outside plane of the surrounding exterior wall.
C. Primary Entrances. Primary building entrances shall be clearly defined, shaded, and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements and are appropriately scaled for people.
1. Single Residence Projects. Single Residences shall provide either a covered front porch or portico, awning, recess, or stoop as specified below.
a. Covered Front Porch. A covered front porch with a minimum depth of six (6) feet and a minimum length of eight (8) feet.
i. Measuring Front Porch Depth.
(1) The required porch depth shall be measured from the building façade to outside of the support post;
ii. The total clear furniture area shall be a minimum of four (4) feet by six (6) feet.
[image omitted; see the official code]
FIGURE 11-8-4.C(1): COVERED FRONT PORCH
MEASUREMENTS
b. Portico, Awning, Recess, or Stoop. A portico, awning, recess, or stoop measuring at least four (4) by four (4) feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.
2. Multiple Residence Projects.
a. Ground Floor Access. Exterior entrances to units shall be in the form of individual or shared entrances at the ground floor of the building.
b. Upper Story Access. Individual entrances for units above the ground floor shall be provided via an interior corridor.
c. Orientation. All units located along public rights-of-way shall have the primary entrance to the building, or individual unit entrances, facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-residence housing is located on four (4) or six (6) lane streets carrying high traffic volumes. In such cases, the project may be oriented around internal courtyards or open space.
d. Projection or Recess. Building entrances and individual exterior unit entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and minimum horizontal area of 50 square feet.
[image omitted; see the official code]
FIGURE 11-8-4.C(2): BUILDING
ENTRANCE PROJECTION OR RECESS
D. Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for the Arizona climate.
1. Primary Exterior Building Materials.
a. Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, siding, natural and synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.
b. Variations in the color, finish, or texture of a material (e.g. form-board concrete, smooth stucco vs sand stucco, etc.) shall not be considered separate or different materials for the purpose of meeting the material requirements of this section.
c. Glazing may be considered as a primary exterior building material only when it is installed as an architectural glazing system (e.g., curtainwall, structural glass wall) and comprises more than 30% of an individual building façade. Standard window systems, storefront glazing, and other non-architectural fenestration shall not qualify as a primary building material for the purposes of this requirement.
2. Minimum Use of Primary Materials.
a. Single Residence Projects.
i. Publicly Visible Façades. Building façades facing a street, alley, open space, or park shall contain at least two (2) kinds of primary exterior building materials.
ii. The use of any one (1) material shall not exceed 85% of each façade.
b. Multiple Residence Projects.
i. Each building façade shall incorporate at least two (2) different primary exterior materials.
ii. Primary exterior materials shall cover no less than 75% of each building façade.
iii. Each primary building material used to satisfy Subsection (2)(b)(i) above shall cover at least 25% of that façade.
c. Primary Material Calculation. Primary building material coverage shall be calculated by measuring the area of each façade, excluding non-architectural fenestration, storefront systems, pedestrian and vehicular openings, mechanical equipment, and signage. The percentage of each primary building material shall be calculated by dividing the area covered by that material by the resulting façade area.
3. Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 15% of a building façade in a Single Residence project and no more than 25% in a Multiple Residence project.
4. Wainscoting. Where brick or stone veneer is used on a Single Residence as wainscoting, it shall be wrapped a minimum of two (2) feet around side walls.
5. Change in Materials.
a. Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections), and shall not occur mid-field on a flat wall surface; except where brick or stone veneer is used as wainscoting, it shall be wrapped a minimum of two (2) feet around side walls.
b. Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.
E. All Sided Architecture. Architectural detailing shall be applied to all sides of a building. While detailing may vary based on orientation and context; all façades visible from a street, parking lot, or open space shall incorporate a level of architectural quality, materials, articulation, and detailing equivalent to the primary façade.
F. Factory-Built Buildings. Factory-built buildings designed, manufactured and approved for residential purposes as dwelling units and attached to permanent foundations are permitted in all Downtown Residential Districts, if such buildings are installed in conformance with all applicable provisions of the Mesa City Code including applicable development standards.
G. Single Residence Projects - Access, Circulation, and Parking.
1. Garage Requirement. In the DR-1 and DR-2 Districts, required parking spaces shall be provided within a garage, and may not be located with a carport, when the parking spaces are located in the front half of the lot.
2. Garage Frontage and Location. To prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of a house to be dominant, the following standards shall apply:
a. Front Loaded Garages. Where a garage door is parallel to the front property line of the lot the following shall apply:
i. The aggregate width of garage doors shall not exceed 50% of the aggregate width of the front building elevation; and
ii. The garage shall be located at least three (3) feet behind the primary wall facing the street. A covered front porch, patio, or porte-cochere whose aggregate width is 20% of the aggregate width of the front building elevation may be considered the primary wall facing the street.
[image omitted; see the official code]
FIGURE 11-8-4.G(1): GARAGE
FRONTAGE AND LOCATION
b. Side Loaded Garages. Where garages are oriented with side entry doors, the street-facing façade shall incorporate windows and architectural detailing to maintain the appearance of habitable living space.
c. Garages With Three (3) or More Doors. Garages with three (3) or more doors, or designed to accommodate three (3) or more non-tandem parked cars, are permitted only on lots 75 feet wide or greater, and at least one (1) garage front must be separated from the remaining garage fronts by at least two (2) feet. This requirement does not apply to the following:
i. Side or rear loaded garages in which the garage doors are oriented parallel to or within 10 degrees of parallel to the front property line, or oriented perpendicular to an alley located adjacent to the rear property line.
ii. Garages set a distance of 1.5 times the minimum front setback for garages and carports, based on the requirement for each zoning district, from the front property line, as specified by Table 11-8-4.
3. Driveways—Maximum Number and Width.
a. Lots Less Than 75 feet Wide.
i. A maximum of one (1) driveway up to 20 feet wide is permitted.
ii. One (1) additional driveway up to 10 feet wide is permitted, if it leads to an interior side yard at least 12 feet wide and the combined paved areas do not exceed 50% of the area of the front yard.
b. Lots Greater Than or Equal to 75 Feet Wide.
i. A maximum of one (1) driveway up to 30 feet wide is permitted; or
ii. One (1), 20-foot driveway and one (1) additional 10-foot driveway if it leads to an interior side yard that is at least 12 feet in width and the combined paved areas do not exceed 50% of the area of the front yard.
[image omitted; see the official code]
FIGURE 11-8-4.G(2): DRIVEWAYS
H. Multiple Residence Developments - Access, Circulation, and Parking. The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development.
1. Directness and Continuity. Walkways within the site shall be located and aligned to provide continuous connection between buildings, and various site amenities such as play areas, club houses, pools, mailboxes, etc. Walkways shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access.
2. Off-site Access.
a. Walkways shall provide direct connections to trails, parks, schools, transit stops or other public amenities adjacent to the development.
b. Drive aisles leading to main entrances shall have walkways on both sides of the drive aisle.
3. Parking Area Design.
a. Parking areas shall be located to the side or rear of buildings, except visitor parking may be located between a building and the adjacent street.
b. The total frontage of parking areas visible from the street, including visitor parking, shall not exceed 30% of the lot frontage.
[image omitted; see the official code]
FIGURE 11-8-4.H(1): PARKING AND GARAGE FRONTAGE LIMITATION
4. Location of Parking Spaces.
a. Tenant Parking. Required parking spaces shall be arranged to provide at least one (1) parking space per unit within 200 feet of the dwelling units they are intended to serve
b. Guest Parking. Guest parking spaces shall be distributed proportionally to the dwelling unit locations that they are intended to serve.
5. Attached Garages.
a. In one (1) story buildings that include livable floor area, walls containing garage doors shall be set back a minimum of three (3) feet from the front façade of the building.
b. In multi-story buildings that include livable floor area, garage doors located below upper-story living space shall be recessed at least three (3) feet from the upper story facade.
c. When multiple garage doors are located within one (1) building, the maximum number of garage doors adjacent to one another shall be limited to three (3), unless there is a break in the building façade between garage doors consisting of a projected building entrance or a recess at least six (6) feet wide and three (3) feet deep.
6. Detached Garages.
a. Detached garages shall use exterior materials, colors, roof forms, roof materials, and architectural details that are the same as the principal buildings on the lot or within the development.
b. Perimeter garages that face public right-of-way or private property shall be designed in accordance with Subsections A, C, D, and E above.
(Ord. No. 5996, § 1, 3-9-26)
