This article is adopted pursuant to the authority contained
in §§ 62.23 and 66.1027, Wis. Stats.
The purpose of this article is to allow the optional development
and redevelopment of land in the City of Muskego consistent with the
design principles of traditional neighborhoods. A traditional neighborhood:
A.
Is compact;
B.
Is designed for the human scale;
C.
Provides a mix of uses, including residential, commercial, civic,
and open space uses, in close proximity to one another within the
neighborhood;
D.
Provides a mix of housing styles, types, and sizes to accommodate
households of all ages, sizes, and incomes;
E.
Incorporates a system of relatively narrow, interconnected streets
with sidewalks, bikeways, and transit that offers multiple routes
for motorists, pedestrians, and bicyclists and provides for the connections
of those streets to existing and future developments;
F.
Retains existing buildings with historical features or architectural
features that enhance the visual character of the community;
G.
Incorporates significant environmental features into the design;
and
H.
Is consistent with the City's adopted Comprehensive Plan.
The Traditional Neighborhood Development Article is an alternative
set of standards for development within the City for new developments
of at least four acres in total area, under the auspices of the PD
Planned Development Overlay District.
The Common Council may, by resolution, establish fees from time
to time for the administration of this article.
A.
Prior to the issuance of any permits for development within a traditional
neighborhood development, the following steps shall be completed according
to the procedures outlined in this article:
(1)
The applicant shall have had an initial conference.
(2)
A general implementation plan and a Zoning Map amendment to
a Traditional Neighborhood Development District shall be approved
by the Common Council pursuant to the standards and procedures of
the PD Planned Development Overlay District of this chapter.
(3)
A specific implementation plan shall be approved by the Common
Council.
B.
Initial conference. Before submitting an application for a traditional
neighborhood development project, the applicant shall schedule an
appointment and meet with the Public Works and Development Department
staff to discuss the procedure for approval of a traditional neighborhood
development project, including submittal requirements and design standards.
C.
General implementation plan process. Following the initial conference,
the applicant shall submit a general implementation plan to the Public
Works and Development Department together with an application for
a Zoning Map amendment to a PD Planned Development Overlay District.
(1)
Per Article II of this chapter, the planning staff shall schedule a public hearing before the Common Council to consider the Zoning Map amendment request and to consider a recommendation for approval or disapproval of a general implementation plan. At the next regularly scheduled Plan Commission meeting, the Plan Commission shall receive a report from the planning staff recommending approval, disapproval or approval with specified modifications. Upon completion of necessary study and investigation, the Plan Commission shall recommend to the Common Council to either:
(2)
The Common Council shall receive the recommendation from the
Plan Commission and a report from the Public Works and Development
Director or designee or municipal staff. Upon due consideration, the
Common Council shall either:
D.
General implementation plan submittal requirements. The purpose of
the general implementation plan is to establish the intent, density,
and intensity for a proposed development. The general implementation
plan shall include the following:
(1)
A general location map of suitable scale, but no less than one
inch equals 200 feet, which shows the location of the property within
the community and adjacent parcels, including locations of any public
streets, railroads, major streams or rivers and other major features
within 1,000 feet of the site.
(2)
A site inventory and analysis to identify site assets or resources,
and constraints, including but not limited to floodplains, wetlands
and soils classified as "poorly drained" or "very poorly drained,"
soils with bedrock at or within 42 inches of the surface, utility
easements for high-tension electrical transmission lines (greater
than 69 KV), steep slopes greater than 12%, and brownfields.
(3)
A conceptual site plan, at a scale of no less than one inch
equals 100 feet, which indicates topography in two-foot contours for
sites with 15 feet or more of local relief, or one-foot contours for
local sites with less than 15 feet of local relief, consisting of
a map with proposed features and existing site features and uses that
will remain. These features should include building outlines, location
of streets, transit stops, drives and parking areas, pedestrian and
bicycle paths, service access areas for receiving material and trash
removal, and other impervious surfaces. The location of proposed and
existing to remain trees and shrubs should also be included, along
with any other significant features.
(4)
A conceptual stormwater management plan identifying the proposed
patterns of major stormwater runoff, locations of stormwater infiltration
areas, and other significant stormwater best management practices.
(5)
Identification of the architectural style(s) of the traditional
neighborhood development and the accompanying site design style(s).
The design style of the traditional neighborhood development shall
be conveyed with drawings or computer simulations of typical proposed
building elevations (including dimensions of building height and width,
and facade treatment).
(6)
A written report that provides general information about the
covenants, conservation easements, or agreements that will influence
the use and maintenance of the proposed development. The report shall
also describe the site conditions and the development objectives.
(7)
Any other information deemed necessary by the Plan Commission,
Common Council, or Public Works and Development Director or designee
in order to evaluate plans.
(8)
Eighteen copies of the above information shall be submitted
plus one reduced set no larger than 11 inches by 17 inches.
(9)
Digital map required. A digital *.DXF file, *.DGN file, or *.DWG
file of the certified survey map shall be submitted to the City prior
to City signatures being placed upon the certified survey map (three-and-one-half-inch
diskette or CD ROM) and all information transmitted on the diskette
or CD ROM shall be tied to and referenced to state plane coordinates
NGVD 1929 or others approved by the City Engineer.
E.
Specific implementation plan process. The purpose of the specific
implementation plan is to establish a detailed development proposal.
The specific implementation plan can be proposed, reviewed, and acted
upon as whole or in part or phases. Following approval of the general
implementation plan, the applicant shall submit a specific implementation
plan to the Public Works and Development Department.
(1)
Within 30 days following receipt of the specific implementation
plan, the Plan Commission shall receive a report from the planning
staff recommending approval, disapproval or approval with specified
modifications. The Plan Commission shall determine that the proposed
specific implementation plan is in substantial conformance with the
approved general implementation plan. Upon due consideration, the
Plan Commission shall recommend that the Common Council either:
(a)
Approve the specific implementation plan as being in substantial
conformance with the general implementation plan;
(b)
Approve the specific implementation plan as being in substantial
conformance with the general implementation plan with specified modifications;
or
(c)
Deny the specific implementation plan.
(2)
Following Plan Commission recommendation, the Common Council
shall receive the recommendation from the Plan Commission and the
report from the Planner or municipal staff. Upon due consideration,
the Common Council shall either:
(a)
Approve the specific implementation plan as being in substantial
conformance with the general implementation plan;
(b)
Approve the specific implementation plan as being in substantial
conformance with the general implementation plan with specified modifications;
or
(c)
Deny the specific implementation plan.
F.
Specific implementation plan submittal requirements.
(1)
The
applicant shall submit a series of plans, maps, and written materials
which include the following information:
(a)
A general location map of suitable scale which shows the boundaries
and dimensions of the property within the context of the City and
adjacent parcels, including locations of any public streets, railroads,
major streams or rivers and other major features within 1,000 feet
of the site, along with a legal description of the property.
(b)
A site inventory and analysis to identify site assets or resources,
and constraints, including but not limited to floodplains, wetlands
and soils classified as "poorly drained" or "very poorly drained,"
soils with bedrock at or within 42 inches of the surface, utility
easements for high-tension electrical transmission lines (greater
than 69 KV), slopes greater than 12%, and brownfields.
(c)
A site plan, including proposed topographic contours at one-foot
intervals, with the following information:
[1]
The location of proposed structures and existing structures
that will remain, with height and gross floor area noted.
[2]
The location of street and pedestrian lighting, including lamp
intensity and height.
[3]
The location of proposed open space.
[4]
The circulation system indicating pedestrian, bicycle, and motor
vehicle movement systems, including existing and proposed public streets
or rights-of-way; transit stops; easements or other reservations of
land on the site; the location and dimensions of existing and proposed
curb cuts and off-street parking and loading spaces, including service
access for receiving and trash removal; and sidewalks and other walkways.
[5]
Location of all trees, shrubs, and ground cover (proposed or
existing) to remain on the site.
(d)
A stormwater management plan for the site as outlined in Chapter 309, Stormwater Management, of the City Code.
(e)
Building, site and operation plan as required by Article IV, including detailed elevations of all proposed commercial buildings and typical elevations of residential buildings. Scaled elevations should identify all signs, building materials and percentage of ground floor commercial facade in windows and the location, height and material for screening walls and fences, including outdoor trash storage areas, electrical, mechanical and gas metering equipment, storage areas for trash and recyclable materials, and rooftop equipment.
(f)
Utilities plan showing underground and aboveground lines and
structures for sanitary sewers, electricity, gas, telecommunications,
etc.
(g)
A written report that completely describes the proposal and
indicates covenants or agreements that will influence the use and
maintenance of the proposed development. The report also shall describe
the analysis of site conditions and the development objectives.
(h)
Phasing plans, where applicable.
(i)
Any other information deemed necessary by the Common Council
in order to evaluate plans.
(2)
Eighteen
copies of the above information shall be submitted, plus one reduced
set no larger than 11 inches by 17 inches.
G.
Amendments to the specific implementation plan.
(1)
Minor changes to the specific implementation plan adopted by
the Common Council may be approved by the Public Works and Development
Department, provided that the changes do not involve:
(2)
A major change to a specific implementation plan that is less
restrictive than any conditions of approval for the initial specific
implementation plan shall require approval by a majority vote of all
members of the Common Council.
H.
Subdivision of land. If the traditional neighborhood development involves the subdivision of land as defined in Chapter 392, Land Division, of the City Code, the applicant shall submit all required land division documents in accordance with the requirements of Chapter 392, Land Division, of the City Code and Ch. 236, Wis. Stats. If there is a conflict between the design standards of Chapter 392, Land Division, and the design guidelines of this chapter, the provisions of this chapter shall apply.
I.
Ownership and maintenance of open space. Provision shall be made
for the ownership and maintenance of streets, squares, parks, open
space, and other public spaces in a traditional neighborhood development
by dedication to the City.
J.
Recording of documents. The following documents need to be filed
by the applicant in the County Register of Deeds office within 30
days after approval of the document by the Common Council:
A.
Neighborhood uses. In order to achieve the proximity necessary to
make neighborhoods walkable, it is important to mix land uses. A traditional
neighborhood development should consist of a mix of residential uses,
a mixed-use area, and open space as provided below:
(1)
A mix of residential uses of the following types can occur anywhere
in the traditional neighborhood development. For infill development,
the mix of residential uses may be satisfied by existing residential
uses adjacent to the traditional neighborhood development.
(2)
Mixed-use area, of commercial, residential, civic or institutional,
and open space uses as identified below. All residents should be within
approximately 1/4 mile or a five-minute walk from existing or proposed
commercial, civic, and open space areas. Individual businesses should
not exceed 6,000 square feet in size.
(a)
Commercial uses.
[1]
Food services (neighborhood grocery stores; butcher shops; bakeries;
restaurants, not including drive-throughs; cafes; coffee shops; neighborhood
bars or pubs).
[2]
Retail uses (florists or nurseries; hardware stores; stationery
stores; bookstores; studios and shops of artists and artisans).
[3]
Services (day-care centers; music, dance or exercise studios;
offices, including professional and medical offices; barber; hair
salon; dry cleaning).
[4]
Accommodations (bed-and-breakfast establishments, small hotels
or inns).
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Figure 1. Plan-view conceptual diagrams of neighborhood
commercial service areas (hexagons). Each hexagon represents a neighborhood
with a mixed-use center (dot) that is within a five-minute walking
distance of the neighborhood's edge. Clusters of neighborhoods (larger
hexagon) can support more extensive commercial development than individual
neighborhoods. The appropriate amount of commercial uses within a
traditional neighborhood development depends on the location, or community
context, of the new development (darker shaded hexagon).
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(b)
Residential uses.
[1]
Single-family attached dwellings, including duplexes, townhouses,
and row houses.
[2]
Multifamily dwellings, including senior housing.
[3]
Residential units located on upper floors above commercial uses
or to the rear of storefronts.
[4]
Live/work units that combine a residence and the resident's
workplace.
[5]
Special needs housing, such as community living arrangements
and assisted living facilities.
(d)
Open space uses.
(e)
Open space uses identified below should be incorporated in the
traditional neighborhood development as appropriate. Large outdoor
recreation areas should be located at the periphery of neighborhoods
rather than central locations.
[1]
Environmental corridors.
[2]
Protected natural areas.
[3]
Community parks.
[4]
Streams, ponds, and other water bodies.
[5]
Stormwater detention/retention facilities.
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Figure 3. Plan-view diagram illustrating the importance
of context in planning public open space. Large, contiguous open spaces
are community-wide resources with environmental, aesthetic, recreational,
and educational benefits. Smaller parks and open spaces (asterisk)
should be located in neighborhoods (hexagons) that are not within
easy walking distance of community parks and open space.
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B.
Development units. The number of residential dwelling units and the
amount of nonresidential development (excluding open spaces) shall
be determined as follows:
(1)
In areas devoted to mixed residential uses:
(a)
The number of single-family attached and detached units permitted
shall be five to eight dwelling units per net acre.
(b)
The number of multifamily units shall be eight to 12 dwelling
units per net acre.
(c)
Secondary dwelling units shall be permissible in addition to
the number of dwelling units authorized under this section. However,
the total number of secondary dwelling units shall not be more than
10% of the total number of single-family attached and detached units.
(d)
For each affordable housing unit provided under this section,
one additional dwelling unit shall be permitted, up to a maximum 15%
increase in dwelling units.
(2)
In mixed-use areas:
(a)
The number of single-family and multifamily dwelling units permitted
shall be calculated the same as above plus an additional number of
units not to exceed 10% of the amount permitted above.
(b)
All dwelling units constructed above commercial uses shall be
permissible in addition to the number of dwelling units authorized
under this section. However, the total number of dwelling units shall
not be increased by more than 10 dwelling units or 10%, whichever
is greater.
(c)
The total ground floor area of nonresidential development uses,
including off-street parking areas, shall not exceed 25% of the traditional
neighborhood development.
C.
Open space. At least 20% of the gross acreage of the traditional
neighborhood development must be open space. Open space may include
undevelopable areas such as steep slopes and wetlands and stormwater
detention and retention basins. Ninety percent of the lots within
the areas devoted to mixed residential uses shall be within 1/4 mile
or a five-minute walk from common open space.
D.
Stormwater management. The design and development of the traditional neighborhood development should minimize off-site stormwater runoff, promote on-site filtration, and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be maintained/protected to the maximum extent practicable. New development and redevelopment shall meet the requirements as outlined in Chapter 309, Stormwater Management, of the City Code.
E.
Lot and block standards.
(1)
Block and lot size diversity. Street layouts should provide
for perimeter blocks that are generally in the range of 200 to 400
feet deep by 400 to 800 feet long. A variety of lot sizes should be
provided to facilitate housing diversity and choice and meet the projected
requirements of people with different housing needs.
 |
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Figure 4. Plan-view diagram of a street grid showing a
diversity of lot (parcel) sizes.
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(2)
Widths. Lot widths should create a relatively symmetrical street
cross section that reinforces the public space of the street as a
simple, unified public space.
(3)
Building setback, front: mixed-use area. Structures in the mixed-use
area have no minimum setback. Commercial and civic or institutional
buildings should abut the sidewalks in the mixed-use area.
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Figure 5. Plan-view diagrams showing two alternatives
for building setbacks from the street right-of-way in mixed-use areas.
Relatively uniform setbacks (a) are preferable to widely varying building
setbacks (b).
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(4)
Building setback, front: areas of mixed residential uses. Single-family
detached residences shall have a building setback in the front between
zero feet and 25 feet. Single-family attached residences and multifamily
residences shall have a building setback in the front between zero
and 15 feet.
(5)
Building setback, rear: areas of mixed residential uses. The
principal building on lots devoted to single-family detached residences
shall be set back no less than 30 feet from the rear lot line.
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Figure 6. Plan-view diagram of the zero lot line concept.
A large side yard on each parcel is created by uniformly eliminating
one of the side yard setbacks.
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(6)
Side setbacks. Provision for zero lot line single-family dwellings
may also be made, provided that a reciprocal access easement is recorded
for both lots and townhouses or other attached dwellings, provided
that all dwellings have pedestrian access to the rear yard through
means other than the principal structure.
F.
Circulation standards. The circulation system shall allow for different
modes of transportation. The circulation system shall provide functional
and visual links within the residential areas, mixed-use area, and
open space of the traditional neighborhood development and shall be
connected to existing and proposed external development. The circulation
system shall provide adequate traffic capacity, provide connected
pedestrian and bicycle routes (especially off-street bicycle or multi-use
paths or bicycle lanes on the streets), control through traffic, limit
lot access to streets of lower traffic volumes, and promote safe and
efficient mobility through the traditional neighborhood development.
(1)
Pedestrian circulation. Convenient pedestrian circulation systems
that minimize pedestrian-motor vehicle conflicts shall be provided
continuously throughout the traditional neighborhood development.
Where feasible, any existing pedestrian routes through the site shall
be preserved and enhanced. All streets, except for alleys, shall be
bordered by sidewalks on both sides in accordance with the specifications
listed in Table 1. The following provisions also apply:
(a)
Walkways in residential areas. Clear and well-lighted walkways,
three feet to five feet in width, depending on projected pedestrian
traffic, shall connect all dwelling entrances to the adjacent public
recreational trails.
(b)
Walkways in mixed-use areas. Clear and well-lighted walkways
shall connect building entrances to the adjacent public walkways and
to associated parking areas. The Public Works and Safety Committee
shall determine the width of such walkways.
(c)
Disabled accessibility. Walkways shall comply with the applicable
requirements of the Americans with Disabilities Act.
(d)
Crosswalks. Intersections of walkways with streets shall be
designed with clearly defined edges. Crosswalks shall be well lit
and clearly marked with contrasting paving materials at the edges
or with striping.
(2)
Bicycle circulation. Bicycle circulation shall be accommodated
on streets and/or on dedicated bicycle paths. Where feasible, any
existing bicycle routes through the site shall be preserved and enhanced.
Facilities for bicycle travel may include off-street bicycle paths
(generally shared with pedestrians and other nonmotorized users) and
separate, striped, four-foot bicycle lanes on streets. If a bicycle
lane is combined with a lane for parking, the combined width should
be 14 feet.
(3)
Public transit access. Where public transit service is available
or planned, convenient access to transit stops shall be provided.
Where transit shelters are provided, they shall be placed in highly
visible locations that promote security through surveillance and shall
be well-lighted.
(4)
Motor vehicle circulation. Motor vehicle circulation shall be
designed to minimize conflicts with pedestrians and bicycles. Traffic
calming features such as "queuing streets," curb extensions, traffic
circles, and medians may be used to encourage slow traffic speeds.
(a)
Street hierarchy. Each street within a traditional neighborhood
development shall be classified according to the following (arterial
streets should not bisect a traditional neighborhood development):
[1]
Collector. This street provides access to commercial or mixed-use
buildings, but it is also part of the City's major street network.
On-street parking, whether diagonal or parallel, helps to slow traffic.
Additional parking is provided in lots to the side or rear of buildings.
[2]
Subcollector. This street provides primary access to individual
residential properties and connects streets of lower and higher function.
Design speed is 25 miles per hour.
[3]
Local street. This street provides primary access to individual
residential properties. Traffic volumes are relatively low, with a
design speed of 20 miles per hour.
[4]
Alley. These streets provide secondary access to residential
properties where street frontages are narrow, where the street is
designed with a narrow width to provide limited on-street parking,
or where alley access development is desired to increase residential
densities. Alleys may also provide delivery access or alternate parking
access to commercial properties.
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Figure 7a. Schematic sketch of a typical local street
cross section. Table 1 lists the recommended dimensions of each component:
A) building setback from street right-of-way; B) walkway; C) planting
area; F) travel lane.
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Figure 7b. Schematic sketch of a typical subcollector
street cross section. Table 1 lists the recommended dimensions of
each component: A) building setback from street right-of-way; B) walkway;
C) planting area; E) bicycle lane; F) travel lane.
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Table 1: Attributes of Streets in a Traditional Neighborhood
Development
| ||||
|---|---|---|---|---|
|
Collector
|
Subcollector
|
Local Street
|
Alley
| |
|
Average daily trips
|
750 or more
|
750 to 1,500
|
Less than 250
|
Not applicable
|
|
Right-of-way
|
76 to 88 feet
|
48 to 72 feet
|
35 to 50 feet
|
12 to 16 feet
|
|
Auto travel lanes
|
2 or 3 12-foot lanes
|
2 10-foot lanes
|
2 10-foot lanes or 1 14-foot (queuing) lane
|
2 8-foot lanes for 2-way traffic or 1 12-foot lane for 1-way
traffic
|
|
Bicycle lanes
|
2 6-foot lanes combined with parking lanes
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4-foot lanes with no parking or 6-foot lanes combined with parking
lanes
|
None
|
None
|
|
Parking
|
Both sides, 8 feet
|
None, 1, or both sides, 8 feet
|
None or 1 side, 8 feet
|
None (access to individual drives and garages outside right-of-way)
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Curb and gutter
|
Required
|
Required
|
Not required
|
None
|
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Planting strips
|
Minimum 6 feet
|
Minimum 6 feet
|
Minimum 6 feet
|
None
|
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Sidewalks
|
Both sides, 5 feet minimum
|
Both sides, 3 to 5 feet
|
Both sides, 3 to 5 feet
|
None
|
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Figure 7c. Schematic sketch of a typical collector street
cross section. Table 1 lists the recommended dimensions of each component:
A) building setback from street right-of-way; B) walkway; C) planting
area; D) parking lane; E) bicycle lane; F) travel lane.
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(b)
Street layout. The traditional neighborhood development should
maintain the existing street grid, where present, and restore any
disrupted street grid where feasible. In addition:
[1]
Intersections shall be at right angles whenever possible, but
in no case less than 75°. Low-volume streets may form three-way
intersections creating an inherent right-of-way assignment (the through
street receives precedence) that significantly reduces accidents without
the use of traffic controls.
[2]
Corner radii. The roadway edge at street intersections shall
be rounded by a tangential arc with a maximum radius of 15 feet for
local streets and 20 feet for intersections involving collector or
arterial streets. The intersection of a local street and an access
lane or alley shall be rounded by a tangential arc with a maximum
radius of 10 feet.
[3]
Curb cuts for driveways to individual residential lots shall
be prohibited along arterial streets. Curb cuts shall be limited to
intersections with other streets or access drives to parking areas
for commercial, civic or multifamily residential uses. Clear sight
triangles shall be maintained at intersections, as specified below,
unless controlled by traffic signal devices:
|
Intersection of
|
Minimum Clear Sight Distance
(feet)
| |
|---|---|---|
|
Local street and collector
|
120
| |
|
Collector and collector
|
130
| |
|
Collector and arterial
|
50
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[4]
The orientation of streets should enhance the visual impact
of common open spaces and prominent buildings, create lots that facilitate
passive solar design, and minimize street gradients. All streets shall
terminate at other streets or at public land, except local streets
may terminate in stub streets when such streets act as connections
to future phases of the development. Local streets may terminate other
than at other streets or public land when there is a connection to
the pedestrian and bicycle path network at the terminus.
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Figure 8. Plan-view diagram of a street intersection.
Reducing the radius of street corners slows turning vehicle traffic
and shortens pedestrian crosswalks.
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(c)
Parking requirements. Parking areas for shared or community
use should be encouraged. In addition:
[1]
In the mixed-use area, any parking lot shall be located at the rear or side of a building. If located at the side, screening shall be provided as specified in § 400-153.
[2]
A parking lot or garage may not be adjacent to or opposite a
street intersection.
[3]
In the mixed-use area, a commercial use must provide one parking
space for every 500 square feet of gross building area.
[4]
Parking lots or garages must provide not less than one bicycle
parking space for every 10 motor vehicle parking spaces.
[5]
Adjacent on-street parking may apply toward the minimum parking
requirements.
[6]
In the mixed residential areas, parking may be provided on site.
One off-street parking space with unrestricted ingress and egress
shall be provided for each secondary dwelling unit.
[7]
Multifamily uses must provide one parking space for every dwelling
unit and 0.5 parking space for each additional bedroom.
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Figure 9. Aerial perspective sketch of a mixed-use area
integrating commercial (ground floor) and residential (second story)
uses. A relatively narrow gap in the continuous street wall (created
by the mixed-use buildings) provides access from the street to a landscaped,
pedestrian-friendly parking lot.
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(d)
Service access. Access for service vehicles should provide a
direct route to service and loading dock areas while avoiding movement
through parking areas.
(e)
Paving. Reduction of impervious surfaces through the use of
interlocking pavers is strongly encouraged for areas such as remote
parking lots and parking areas for periodic uses.
A variety of architectural features and building materials is
encouraged to give each building or group of buildings a distinct
character.
A.
Guidelines for existing structures.
(1)
Existing structures, if determined to be historic or architecturally
significant, shall be protected from demolition or encroachment by
incompatible structures or landscape development.
(2)
Standards. The United States Secretary of the Interior's Standards
for Rehabilitation of Historic Properties shall be used as the criteria
for renovating historic or architecturally significant structures.
B.
Guidelines for new structures.
(1)
Height. New structures within a traditional neighborhood development
shall be no more than three stories for single-family residential
or five stories for commercial, multifamily residential, or mixed
use.
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Figure 10. Schematic elevation sketch of a mixed-use streetscape.
To create a visually unified street wall, buildings should be no more
than 30% taller or 30% shorter than the average building height on
the block.
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(2)
Entries and facades.
(a)
The architectural features, materials, and the articulation
of a facade of a building shall be continued on all sides visible
from a public street.
(b)
The front facade of the principal building on any lot in a traditional
neighborhood development shall face onto a public street.
(c)
The front facade shall not be oriented to face directly toward
a parking lot.
(d)
Porches, pent roofs, roof overhangs, hooded front doors or other
similar architectural elements shall define the front entrance to
all residences.
(e)
For commercial buildings, a minimum of 50% of the front facade
on the ground floor shall be transparent, consisting of window or
door openings allowing views into and out of the interior.
(f)
New structures on opposite sides of the same street should follow
similar design guidelines. This provision shall not apply to buildings
bordering civic uses.
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Figure 11. Schematic elevation sketches of two multistoried
buildings with equal heights and widths. Architectural details such
as porches, windows, and roof dormers articulate a building's facade
(right) which enhances visual quality and contributes to a human-scaled
development.
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C.
Guidelines for garages and secondary dwelling units. Garages and
secondary dwelling units may be placed on a single-family detached
residential lot within the principal building or an accessory building,
provided that the secondary dwelling unit shall not exceed 800 square
feet.
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Figure 12. Plan-view diagrams of four alternative garage
locations on a single-family housing lot: a) detached garage is accessed
from an alley; b and c) attached garage is accessed from the local
street, d) detached garage, behind the house, is accessed from the
local street.
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D.
Guidelines for exterior signage. A comprehensive sign program is
required for the entire traditional neighborhood development that
establishes a uniform sign theme. Signs shall share a common style
(e.g., size, shape, material). In the mixed-use area, all signs shall
be wall signs or cantilever signs. Cantilever signs shall be mounted
perpendicular to the building face and shall not exceed eight square
feet.
E.
Guidelines for lighting. Streetlighting shall be provided along all
streets. Generally more, smaller lights, as opposed to fewer, high-intensity
lights, should be used. Streetlights shall be installed on both sides
of the street at intervals of no greater than 75 feet. Exterior lighting
shall be directed downward in order to reduce glare onto adjacent
properties.
A.
Overall composition and location of landscaping shall complement
the scale of the development and its surroundings. In general, larger,
well-placed contiguous planting areas shall be preferred to smaller,
disconnected areas. Where screening is required by this article, it
shall be at least three feet in height, unless otherwise specified.
Required screening shall be at least 50% opaque throughout the year.
Required screening shall be satisfied by one or some combination of
a decorative fence not less than 50% opaque behind a continuous landscaped
area, a masonry wall, or a hedge.
B.
Street trees. Street trees shall be required in accordance with Chapter 332, Trees, of the City Code.
C.
Parking area landscaping and screening.
(1)
All parking and loading areas fronting public streets or sidewalks,
and all parking and loading areas abutting residential districts or
uses, shall provide:
(2)
The corners of parking lots, islands, and all other areas not
used for parking or vehicular circulation shall be landscaped. Vegetation
can include turf grass, native grasses or other perennial flowering
plants, vines, shrubs or trees. Such spaces may include architectural
features such as benches, kiosks or bicycle parking.
(3)
In large parking lots containing more than 200 spaces, an additional
landscaped area of at least 300 square feet shall be provided for
each 25 spaces or fraction thereof, containing one canopy tree. The
remainder shall be covered with turf grass, native grasses or other
perennial flowering plants, vines or shrubs.
D.
Installation and maintenance of landscape materials.
(1)
All landscape materials shall be installed to current industry
standards.
(2)
Maintenance and replacement of landscape materials shall be
the responsibility of the property owner. Landscape maintenance should
incorporate environmentally sound management practices, including
the use of water- and energy-efficient irrigation systems such as
drip irrigation, and pruning primarily for plant health and public
safety, replacing dead materials annually.
E.
Materials. All plant materials must meet the minimum standards set
by the American National Standards Institute in ANSI Z60.1, American
Standard for Nursery Stock. Landscape species shall be indigenous
or proven adaptable to the climate, but shall not be invasive species.
Plant materials shall comply with the following standards:
(1)
Minimum plant size shall be as specified as follows (for the
purpose of determining tree trunk size, the diameter shall be measured
six inches above ground level):[1]
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Plant Type
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Minimum Size
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|---|---|---|
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Evergreen tree
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6 feet in height
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Deciduous canopy tree
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1.5 inches caliper
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Small deciduous tree
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1.5 inches caliper
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Evergreen or deciduous shrubs
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18 to 24 inches in height
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(2)
Landscape materials shall be tolerant of specific site conditions,
including but not limited to heat, drought and salt.
(3)
Existing healthy plant material may be utilized to satisfy landscaping
requirements, provided it meets the minimum plant size specified above.
(4)
Landscape materials that are used for screening shall be of
a size that allows growth to the desired height and opacity within
two years.
