The purpose of multifamily residential design
guidelines for the City of Papillion is to:
A.
Provide a variety of quality housing environments
that address the needs of people at various stages of life.
B.
Allow housing types that respond flexibly to changing
preferences and markets.
C.
Provide high site development standards with site
amenities and quality public spaces.
D.
Create development standards that make higher-density
housing more consistent and complementary to Papillion's single-family
character.
The multifamily design guidelines apply to all
multifamily residential development constructed after the effective
date of this chapter.
A.
Relationship to landforms.
(1)
Buildings shall maintain a minimum buffer of
30 feet from the edge of any floodway on the most current Flood Insurance
Rate Maps or from the edge of any wetlands identified by the National
Wetlands Inventory or a site-specific inventory of wetlands.
(2)
Site design shall minimize cut-and-fill and
generally follow the natural topography of the site.
(3)
Developments shall preserve natural and scenic areas, streams and natural drainageways, floodplains, prairies, and wetlands. Developments shall, to the degree possible, preserve individual trees or stands of trees specified by the City of Papillion's list of recommended tree species. Developments that remove specified trees shall replace such trees according to the Tree Replacement Schedule under § 205-235. All replacement trees must also be listed on the list of recommended species and shall have a caliper of at least three inches.
(4)
Each project application shall include an inventory
of natural and scenic features, and the site development plan shall
demonstrate how these areas will be preserved.
B.
Building location and orientation.
(1)
Buildings shall be grouped in ways that avoid
continuous rows of building walls and permit visibility into the development
from surrounding streets.
(2)
Building siting shall define positive open spaces.
These spaces may include street environments emphasizing public walks,
porches, street-oriented entrances, lighting and street furniture,
or more-internalized public spaces that serve the needs of the development.
All projects shall submit an urban space plan that identifies the
nature and programmed use of major open spaces created by the development.
Building entrances shall be oriented toward and provide direct entrances
to these major open spaces identified by the urban space plan.
(3)
Typically, buildings that are directly adjacent
to single-family residential development shall minimize the height
and mass of buildings that directly face single-family structures.
Where parallel orientation is necessary, setbacks from the street
shall be at least 10 feet greater than the required minimum setbacks,
and buildings shall include design and elevation features that complement
adjacent lower-density development.
C.
Pedestrian access.
(1)
Developments shall provide an internal pathway
system that connects individual buildings together and links developments
with adjacent residential areas, community open spaces, and adjacent
trails. For trails that are proposed in the City's Comprehensive Plan
but are not yet constructed, the development plan shall make provisions
for a connection to the trail, and the developer shall be responsible
for constructing the connection when the trail becomes available.
(2)
Sidewalks shall be provided along all public
streets or internal community streets.
D.
Vehicular access.
(1)
All multifamily development shall provide internal
vehicular connections to adjacent collector or local streets.
(2)
Developments over five acres shall include a
minimum of one community street with detached sidewalks and parkway
strips with a minimum width of eight feet between the back of the
curb and the edge of the sidewalk. The community street shall connect
to a public street on both ends. A community street is a private drive
internal to the development that serves as a principal access connecting
public streets, parking facilities, building entrances, and other
site features.
(3)
Community streets shall be aligned with local
streets in adjacent developed areas.
(4)
Landscaped parking courts, local loops, and
innovative street designs are encouraged to create improved public
space and provide for safe, slow movement of vehicles within and around
the development.
E.
Parking.
(1)
Garages and parking facilities shall be internalized
or oriented away from street frontages to the degree possible. Off-street
parking shall not be permitted in street yards adjacent to single-family
residential development.
(2)
Garages or carports shall be limited to six
bays in any single detached structure to avoid long rows of horizontal
structures, unless approved by the Planning Director.
(3)
Parking lot design shall define vehicular circulation
routes that are separated by landscaped islands or similar site amenities
from parking bays and pedestrian pathways.
(4)
All detached parking structures above the surface
of the ground shall relate to the architecture of the project's residential
buildings, providing compatible forms, scale, materials, colors, and
details.
F.
Open space.
(1)
For multifamily development, at least 25% of the development
area shall be designated as common open space. Common open space includes
outdoor recreational amenities; landscaped pathways that are at least
10 feet away from adjacent streets or driveways; perimeter landscaped
areas; and open or landscaped areas not occupied by principal or accessory
structures.
[Amended 5-3-2016 by Ord.
No. 1717]
(2)
Internal common open spaces should be defined
by residential buildings. These spaces shall have direct access from
primary building entrances and shall be directly observable from residential
units.
(3)
Common open spaces shall incorporate and protect
significant environmental resources if present on the site, including
drainageways and swales, mature trees, wetlands, and prairies and
grassland areas.
(4)
Open space shall be integrated and/or connected through trails
and linear parks with the following types of lands located within
or adjacent to the development area:
[Added 5-3-2016 by Ord.
No. 1717[1]]
(a)
Dedicated parks;
(b)
Dedicated school sites;
(c)
Dedicated open spaces;
(d)
Any local or regional trail or open space system; and
(e)
Activity or community centers.
[1]
Editor's Note: This ordinance also redesignated former Subsection
F(4) and (5) as Subsection F(5) and (6), respectively.
(5)
Detention ponds shall be located, designed,
and managed to provide visual amenities or entryway features or to
provide opportunities for passive recreation.
G.
Lighting.
(1)
All lighting used to illuminate off-street parking
areas, signs or other structures shall be arranged so as to deflect
light away from any adjoining property and from public streets through
fixture type and location.
(2)
The maximum height of lighting standards within
multifamily developments shall be 25 feet, unless the City grants
a specific exception as part of the application approval process.
Lighting standards and lamps shall be residential in scale.
(3)
Exterior lighting of buildings shall be limited
to low-level incandescent spotlights, floodlights, and similar illuminating
devices hooded in such a manner that the direct beam of any light
sources will not glare upon adjacent property or public streets. The
City may approve exceptions to these requirements for special areas
and public spaces, flagpole lighting, public streetlighting, temporary
lighting for seasonal/holiday or special events, and lighting used
for public safety.
A.
Building mass and scale.
(1)
Building mass shall reflect the surrounding
neighborhood context and should place buildings or building elements
with greater mass and height away from peripheral streets with adjacent
lower-density development.
(2)
Building mass shall be articulated to reduce
apparent scale. Building design should incorporate more-massive features
at the base and lighter or smaller building elements at upper levels.
(3)
Buildings should use features such as bays,
insets, porticos, porches, or stoops to reduce mass and scale. Such
features shall relate to the overall composition of openings in the
building elevation. Breaks in wall planes, gables, balconies, and
other features shall be used to maintain residential scale.
(4)
All street facades shall contain windows.
[Added 5-3-2016 by Ord.
No. 1717]
B.
Building materials.
(1)
Permitted exterior building materials shall
be high-quality, durable materials that include but are not limited
to brick, native or manufactured stone (such as Renaissance stone
or similar masonry materials), shingle or wood siding, stucco or similar
materials, and other materials generally associated with quality residential
development.
(2)
The following exterior materials are prohibited:
split shakes, rough-sawn wood, concrete block, tilt-up concrete panels,
field-painted or prefinished standard corrugated metal siding, standard
single- or double-tee concrete systems, or EIFS. The Planning Director
may permit the use of these materials up to 10% of any facade as an
accent material.
(3)
These guidelines are not intended to inhibit
creativity and innovation in building design. The Planning Director
may permit the use of any building materials if the applicant demonstrates
that the use of such materials will result in a building that gives
a sense of quality and permanence.
C.
Roof forms.
(1)
On two- or three-story buildings, roofs should
be residential in scale, incorporating a gable or hip configuration
with dormers or other complementary elements. Roof design will be
reviewed on an individual basis.
(2)
Roofs shall effectively screen all rooftop mechanical
equipment from public view.
(3)
Any section of roof that is visible from an
adjacent property or right-of-way shall consist of any of the following
materials: clay or concrete tile, standing-seam metal, architectural-grade
asphalt shingles, architectural metals, copper, natural or synthetic
slate, or similar durable materials.
