[HISTORY: Adopted by the Board of Aldermen of the City of
Parkville 2-7-2017 by Ord. No.
2884. Amendments noted where applicable.]
A.
Building Types. In order to prioritize the form, scale, and transitions
of buildings in this compact, mixed-use downtown, the area, bulk and
height standards are regulated by building types. The following building
types are enabled in the Old Town District.
1.
Height, Area And Bulk Standards.
Table 406-1: Height, Area and Bulk Standards
| |||||||
---|---|---|---|---|---|---|---|
Building Type
|
Lot Size
|
Building Standards
| |||||
Area
(square feet)
|
Minimum Width
(feet)
|
Building Coverage
|
Front Setback
(feet)
|
Side Setback
(feet)
|
Rear Setback
(feet)
|
Maximum Height
(feet/stories)
| |
Small commercial
|
1,500 to 4,000
|
20 to 40
|
100%
|
0 to 10
|
5; 0 if party wall
|
0; 20 if abutting residential
|
45/3
|
Small mixed use
|
4,000 to 10,000
|
40 to 80
|
85%
|
0 to 10
|
5; 0 if party wall
|
0; 20 if abutting residential
|
45/3
|
Large mixed use
|
10,000 minimum
|
40 to 120
|
70%
|
0 to 10
|
5; 0 if party wall
|
0; 20 if abutting residential
|
45/3
|
Small civic
|
4,000
|
50 to 200
|
70%; 60% if lot over 20,000 square feet
|
10 to 25
|
10
|
20
|
45/3
|
2.
Building Type Descriptions.
a.
|
Small Commercial.
| ||
Small building footprints designed to accommodate small retail,
commercial, service or office uses, encouraging pedestrian traffic.
The front facade is built to engage and provide a comfortable street
wall for pedestrians.
| |||
b.
|
Small Mixed Use.
| ||
A small building footprint similar to small commercial, however,
it allows multiple uses within the same structure. The mix of uses
encourages the intermingling of pedestrians. Retail, commercial, and
office typically occupy the lower story while residential or office
are on upper floors in this building type.
| |||
c.
|
Large Mixed Use.
| ||
An expanded version of small mixed use. This building type offers
larger lot sizes to accommodate larger uses while still permitting
a mix of uses.
| |||
d.
|
Small Civic.
| ||
Buildings designed to house civic, institutional or public uses
on a small lot blending into the surrounding small-scale context it
is found in. These buildings often enhance the streetscape similar
to some commercial frontages.
|
B.
Building Design.
1.
Primary Entry Feature. All buildings shall have a primary entry
feature on the street and any pedestrian ally or open space. Multi-tenant
and larger mixed-use buildings shall have an entrance at least every
fifty (50) feet of street frontage. Entry features shall be clearly
defined and emphasized with combinations of the following:
2.
Transparency. The location, orientation, size and proportion
of openings establish a relationship of the building to the public
realm. All buildings shall meet the following transparency requirements:
a.
Commercial and mixed-use buildings shall have between sixty
percent (60%) and ninety percent (90%) transparency on the first story,
which shall be measured between two (2) feet and eight (8) feet above
the street level. Upper stories shall have between twenty percent
(20%) and fifty percent (50%) transparency on front facades measured
between the floor level and ceiling of each story.
b.
Civic buildings shall have between twenty percent (20%) and
fifty percent (50%) transparency on each story facing a public street
or public space.
3.
Massing. Massing creates the relationship of the building to
the streetscape and public spaces. To ensure human-scale massing,
large masses shall be broken up to relate better to public spaces.
a.
Freestanding buildings and ground level tenancies of mixed-use buildings shall not exceed two thousand five hundred (2,500) square feet, except where specifically enabled by this code or through a major site plan or site plans associated with a conditional use permit in Chapter 403.
b.
The first floor shall be level with the sidewalk.
c.
The first story shall be between twelve (12) feet and twenty
(20) feet high. Any upper stories shall be between eight (8) feet
and twelve (12) feet high.
d.
Buildings greater than two (2) stories or wider than one hundred
(100) feet should use massing that breaks down the components of the
main mass.
e.
No single wall plane should be longer than one hundred (100)
feet without having off-sets of at least one (1) foot to add depth
and proportion to the wall.
f.
Use structural bays, projections, balconies, cantilevered floors
or step backs from the main mass to break up larger wall planes and
relate the building scale to nearby buildings.
4.
Articulation. Articulation is the method of styling different
parts of a building in a way that breaks the scale into smaller elements,
but unites the building into a complete and compatible mass.
a.
Horizontal articulation should establish a base, body and top
of all buildings. In general this shall be a distinct foundation,
main facade, and an embellished roof structure, such as eaves and
facia for pitched roofs, or cornices and parapets for flat roofs.
For three-story buildings, the first floor should be clearly differentiated
from upper stories through belt courses, cornice lines or similar
architectural detailing.
b.
Vertical articulation shall distinguish different structural
components of the building through changes in material and/or color.
c.
Where materials are stacked (i.e., one above another), the transition
between materials should include a sill, cap, frame, roof (if at ceiling
height), or similar element to separate the two (2) materials.
d.
Where materials are side-by-side, the transition between materials
should occur at interior corners or at the trim line where the change
is emphasizing different structural bays for a building.
5.
Ornamentation. Any other blank wall areas larger than eight
(8) feet tall by twenty-five (25) feet wide shall be broken up by
ornamental architectural details.
C.
Access And Parking Limits. Access and parking limits are necessary
to maintain the character of the streetscape, ensure the continuity
of sidewalks, and ensure that facilities designed for the car are
located to the rear of lots or are understated.
1.
All on-site parking shall be located to the side or behind the
building. Any surface parking within thirty (30) feet of a public
street and not otherwise screened by a building shall have a low ornamental
wall, using materials compatibly to the principal building, extend
along the street front at the extension of the front building line.
2.
Access to parking shall generally be limited to side streets
or alleys, or otherwise limited to maintain the integrity of the streetscape
and avoided interruptions to pedestrians. Access to individual lots
shall be limited to no more than fifteen percent (15%) of the lot
frontage and no more than ten percent (10%) of the entire block face.
D.
Limitations On Specific Uses.
1.
Non-Retail Uses. Uses that do not create active pedestrian environments
should not be located on street fronts. Office uses and service uses
that do not generate frequent customer traffic shall only be allowed
on the upper stories. Office and service uses may be located at street
level as an exception approved by the Director subject to the following:
a.
The street-level storefront has been vacant for at least three
(3) months, and evidence of active marketing and advertisement for
lease through brokers or agents, on-line listings, signs or other
methods is shown.
b.
The proposed use demonstrates an effort to create a more vibrant
street-front through either accessory sales, storefront displays or
other activities to create street-front interest.
2.
Residential Uses. Residential uses shall be limited to upper
stories. Accessory residential dwelling units may be located on the
ground level for any building that contains retail space along the
street level.
E.
Design And Performance Criteria. Buildings and sites shall be designed
to meet the following performance standards. Any exceptions or discretionary
approvals shall be judged against these design and performance standards.
[Ord. No. 2960, 9-18-2018]
1.
All buildings and sites shall promote vibrant streetscapes with
active uses and attractions located in storefronts of buildings, frequent
windows, and a repetitive pattern of doors which are the primary entrance.
2.
For new construction, a building must incorporate architectural
styles, design features, building materials and accents that are compatible
with original materials used throughout the surrounding block. For
alterations or expansions, the materials and design should be consistent
with the original building elements and characteristic of the building
period, and should not cover, destroy or otherwise minimize original
architectural elements.
3.
As a general rule, buildings must maintain similar base courses,
cornice lines and horizontal lines of windows complementary to those
used in surrounding buildings.
4.
Buildings must not have long, monotonous, uninterrupted walls
or roof planes visible from the street or other public rights-of-way.
Building walls more than fifteen (15) feet in length must include
elements that add architectural interest and variety such as projections,
recesses, offsets, windows, painted features or blank window openings
trimmed with frames, sills or lintels.
5.
Facades visible from the public right-of-way should be architecturally
emphasized through the arrangement of windows, entrance treatments
and details.
6.
Light fixtures attached to the exterior of buildings should
be compatible with the style, materials, colors and details of the
building and the character of the district.
7.
Walls and fences should be architecturally compatible with the
style, materials and colors of the principal building on the same
lot.
8.
With the exception of the following, paint color is considered
to be a matter of choice, and has no bearing on the preservation of
structures.
a.
Owners are encouraged to use historically appropriate colors
schemes and contrasts, including use of primary building colors with
trim, doors, awnings and other accents in complimentary colors.
b.
Only traditionally painted materials, such as wood, should be
painted.
c.
Original materials such as brick and stone that are traditionally
left unpainted shall only be painted when already painted prior to
the effective date of Ordinance No. 2815 (June 16, 2015), or when
expressly approved by the Planning and Zoning Commission, as necessary,
to unify disparate parts of a building that have been altered or expanded
over time, or as an approved mural.
d.
Inclusion of logos, images, or patterns, including but not limited to stripes, dots, waves, and similar patterns, used primarily to attract attention to a structure shall not be permitted unless approved as signage in accordance with Chapter 410.
e.
Murals may be painted on walls, fences or structures — provided
the design is permitted by the property owner, presented to the Main
Street Parkville Association for a recommendation by their Officers
(approval, denial or no recommendation) along with an explanation
of said recommendation, and then approved by the Planning and Zoning
Commission.
(1)
Murals deemed advertising signs, billboards or graffiti are
not encouraged.
(2)
Murals shall not imitate or appear to imitate any official traffic
sign or device which appears to regulate or direct the movement of
traffic or which interferes with the proper operation of any traffic
sign or signal, or which obstructs or physically interferes with a
motor vehicle operator’s view of approaching, merging, or intersecting
traffic.
(3)
Murals shall not contain vulgar, obscene or offensive material,
including offensive material of a sexual nature. This includes material
that when taken as a whole: (1) applying contemporary community standards,
its predominant appeal is to prurient interest in sex; and (2) the
average person, applying contemporary community standards, would find
the material depicts or describes sexual conduct in a patently offensive
way; and (3) a reasonable person would find the material lacks serious
literary, artistic, political or scientific value.
(4)
Murals shall be kept in good condition and preserved in the
manner in which they were originally created.
A.
Building Types. In order to prioritize the form, scale, and transitions
of buildings in this mixed-density neighborhood, the area, bulk and
height standards are regulated by building types. The following building
types are enabled in the Mixed-Density Residential District.
1.
Height, Area And Bulk Standards.
Table 406-2: Height, Area And Bulk Standards
| |||||||||
---|---|---|---|---|---|---|---|---|---|
Building Type
|
Lot Size
|
Building Standards
| |||||||
Area
(square feet)
|
Minimum Width
(feet)
|
Building Coverage
|
Front Setback1
(feet)
|
Side Setback
(feet)
|
Corner Side
(feet)
|
Rear Setback
(feet)
|
Maximum Height
(feet/stories)
| ||
Detached house - large lot
|
□
|
1/2 acre or more
|
70
|
20%
|
25 to 50
|
10
|
20
|
25
|
35/2.5
|
Detached house - neighborhood lot
|
▪
|
5,000 to 1/2 acre
|
50
|
40%
|
10 to 35
|
5
|
10
|
25
|
35/2.5
|
Detached house - compact lot
|
▪
|
3,500 to 6,000
|
35
|
50%
|
10 to 35
|
5
|
10
|
25
|
30/2
|
Duplex
|
▪
|
5,000 to 8,000
2,500 per unit
|
50
|
40%
|
10 to 35
|
5
|
10
|
25
|
35/2.5
|
3- to 4-plex
|
□
|
5,000 to 8,000
2,000 per unit
|
50
|
40%
|
10 to 35
|
5
|
10
|
25
|
35/2.5
|
Row house
|
□
|
5,000 to 8,000
1,500 per unit
|
60
18 per unit
|
70%
|
10 to 25
|
5/102
|
10
|
20
|
40/3
|
Walk-up apartment
|
□
|
6,000 to 10,000
3 to 12 units per building
|
50 to 100
|
70%
|
10 to 25
|
5/102
|
10
|
20
|
40/3
|
Small civic
|
□
|
6,000
|
50 to 200
|
60%
|
10 to 25
|
10
|
10
|
10
|
35/2.5
|
NOTES:
| |
= Permitted by right
| |
□
|
= Permitted by conditional use permit
|
1
|
Front setbacks may be modified based on averaging of the setback
of existing residential buildings on either side of the lot or as
otherwise specifically platted and recorded prior to adoption of these
standards.
|
2
|
Walk-up apartments and row houses shall have a ten-foot side
setback when abutting a detached house.
|
2.
Building Type Descriptions.
a.
|
Detached House - Large Lot.
| ||
A residential building designed for a single dwelling unit within
a suburban or rural context. This building is located on a large lot
of half an acre and accommodates a variety of home sizes.
| |||
b.
|
Detached House - Neighborhood Lot.
| ||
A residential building designed for a single dwelling unit within
an urban or suburban context.
| |||
c.
|
Detached House - Compact Lot.
| ||
A residential building designed for a single dwelling unit within
an urban context.
| |||
d.
|
Duplex.
| ||
A multi-unit residential building designed for two (2) dwelling
units within an urban and sometimes suburban context. Duplexes share
a common wall or floor/ceiling and are designed as a single structure.
This housing type may be platted as separate lots or as a single lot.
| |||
e.
|
3- to 4-Plex.
| ||
A multi-unit residential building designed for three (3) to
four (4) dwelling units within an urban and sometimes suburban context.
Three- and four-plexes share common walls or floors/ceilings and are
designed as a single structure. This housing type may be platted as
separate lots or as a single lot.
| |||
f.
|
Row House.
| ||
A multi-unit residential building designed for three (3) to
eight (8) dwelling units within an urban and sometimes suburban context.
Row houses abut one another sharing an adjoined party wall. These
units are conjoined, however, each unit has its own private entry.
Units may be on a single lot subject to common ownership restrictions
or platted on separate lots along the common wall subject to platting
restrictions.
| |||
g.
|
Walk-Up Apartment.
| ||
A multi-unit residential building designed for three (3) to
twelve (12) dwelling units within an urban and in some cases a suburban
context. Located on a small to moderately sized lot, they are often
designed for and located in walkable or mixed-use contexts. Units
are accessed via a common entry at the building's front.
| |||
h.
|
Small Civic.
| ||
Buildings designed to house civic, institutional or public uses
on a small lot blending into the surrounding small-scale context it
is found in. These buildings often enhance the streetscape similar
to some commercial frontages.
|
B.
Front Entry Features. Front entry features create a human-scale relationship
of buildings to the street. They provide opportunities for subtle
variations in design on the streetscape and can help create compatible
relationships between buildings of different size. All buildings shall
have an entry feature of a porch or stoop, meeting the following:
1.
Porches shall at least six (6) feet deep and covering at least
fifty percent (50%) of the front facade.
2.
Stoops shall be at least eight (8) feet by eight (8) feet and
include ornamental features to accent the door, such as a canopy,
transom windows, enhanced trim and molding or other similar accents.
3.
Entry features shall be single-story, so that the roof structure
and any ornamentation occurs between eight (8) feet and sixteen (16)
feet above the floor-level of the entry feature.
4.
Entry features shall remain unenclosed.
5.
All entry features shall have a sidewalk of at least four (4)
feet wide directly connecting the entry feature to the public sidewalk
or street.
6.
Entry features meeting this requirement may encroach up to ten
(10) feet in front of the required front building line.
7.
To maintain neighborhood character, variations in the front
entry features shall create diversity among adjacent buildings along
a block face, so that the same or similar entry feature does not occur
within two (2) buildings on either side. Variations may include any
combination of:
a.
Different types: such as stoop or porch;
b.
Different roof styles: such as gable, hip, shed, flat or arched;
c.
Different locations and extent: such as centered, shifted, wrapped;
and half or full.
Figure 406-1 Residential Front Entry Feature
Front entry features are required in the R-4 District to create variety while preserving a unity between scale and massing. The top three (3) illustrations depict Subsection (B)(3), illustrating entry features needing to be below sixteen (16) feet in height to keep the human scale of entry features with a compatible relationship to the streetscape. The bottom three (3) illustrations are depicting Subsection (B)(7), different entry feature types, roofs, and locations on the facade, leading to a wide variety of options within this compatible pattern.
|
C.
Access And Parking Limits. Access and parking limits are necessary
to maintain the character of the streetscape, ensure the continuity
of sidewalks, and ensure that facilities designed for the car are
located to the rear of lots or are understated.
1.
Alley access required wherever feasible; where not feasible
or no alleys exist, the following shall be used, based on the width
of lots at the streetscape frontage.
2.
As a general rule, driveway access shall be no more than fifteen
percent (15%) of the lot width. This means the driveway design options
in Table 406-3 are available based on the context and size of the
lot:
Table 406-3: Access Types
| |||||
---|---|---|---|---|---|
Access Type
|
Frontage Width
(feet)
| ||||
Less Than 55
|
55 to 100
|
101 to 160
|
151 to 220
|
More Than 220
| |
Alley
|
▪
|
▪
|
▪
|
▪
|
▪
|
Shared single-lane driveway
|
▪
|
▪
|
▪
|
▪
|
▪
|
Single-lane driveway to back or double pad
|
▪
|
▪
|
▪
|
▪
| |
Double lane driveway
|
▪
|
▪
|
▪
| ||
Single internal drive aisles
|
▪
|
▪
| |||
Double internal drive aisles
|
▪
|
3.
Detached, side-loaded and rear-loaded garages shall be used
wherever feasible. Any front-loaded garages shall be limited and understated
elements of the front elevation.
a.
No front-loaded garage shall be located in front of the front
building line of the principal building.
b.
Front-loaded garages shall be limited to no more than twenty-five
percent (25%) of the front building line.
c.
Front-loaded garages may be as much as forty percent (40%) of
the front building line if they are set back at least twenty (20)
feet from the forward-most point of the front entry feature.
d.
All other garages shall be side-loaded, rear-loaded or in a
detached accessory structure.
e.
No required vehicle parking, whether surface parking or in a
garage, may be located between the front building line and the street.
D.
Design And Performance Standards. Buildings and sites shall be designed
to meet the following performance standards. Any exceptions or discretionary
approvals shall be judged against these design and performance standards.
1.
Human-scale streetscapes, with slow traffic speeds, well-connected
sidewalks, and shade and enclosure offered from street trees.
2.
Buildings that orient to and activate the streetscape, while
promoting effective transitions from public spaces, to semipublic
spaces, to private spaces on the lot.
3.
Compatible building scales by using similar forms, common elements
and consistent and continuous relationships to the streetscape even
in areas that allow transitions to different building types.
4.
Quality aesthetics by using natural and traditional materials,
especially within frontages, such as retaining walls, fences, entry
features.
5.
Minimize the impact of car access on the neighborhood character
and the streetscape design by using subtle driveway access patterns,
detached or rear-access parking, or understated garages to the extent
any are visible from the streetscape.
6.
Promote human-scale buildings through front entry features and
building massing that is comparable to adjacent structures and breaks
up larger masses into smaller components that relate to human-scale
streetscapes and open spaces on the site.
7.
Reinforce the neighborhood character with quality materials
and architectural details that provide interest, depth and texture
to those experiencing a neighborhood on foot.
8.
In addition to the requirements specified for the R-4 District in this Section, each application of the R-4 District may adopt guidelines to supplement these design and performance criteria, if approved and incorporated into this Title as an appendix. These guidelines shall not be used to amend any standards of this Section unless specifically authorized as a planned district as provided in Section 403.040, The following specific guidelines are incorporated by reference:
a.
The Old Town District-Residential Design Guidelines are included
in Appendix C,[1] and apply to areas zoned R-4 near Downtown, and generally
bounded by East Street on the east, First Street on the south, lots
fronting on West Street or the extension of Bell Road on the west,
just north of 60th Street and extensions on the north, and including
the area just west of 9 Highway and north of 13th Street zoned R-4.
[1]
Editor's Note: Appendix C is included as an attachment to
this Title.
A.
Development Standards. In addition to all other use, development
and design standards in this code, the following specific development
standards shall apply to the Business Park District - BP:
Table 406-4: Business Park District (BP) Development Standards
| |
---|---|
Minimum district size
|
20 acres
|
Minimum lot area
|
1 acre
|
Minimum lot width
|
100 feet at the right-of-way
150 feet at the front building line
|
Building setback
|
Front: 20 feet
Side: 10 feet
Rear: 10 feet
20-foot minimum building separation for multiple buildings on
same lot
|
Height
|
Buildings: 45 feet/3 stories
Structures other than buildings or signs: 75 feet, provided
that they are setback from the property line a distance equal to their
height
|
Lot coverage (maximum pervious surface)
|
Less than 5 acres: 80%/30,000 square feet cap
5 to 10 acres: 85%/55,000 square feet cap
More than 10 acres: 87%/no cap
|
Minimum open space
|
20% for the district; at least 5% on each lot. Open space shall be designed and located as specified in Section 404.020.
|
B.
Design And Performance Standards. In addition to all other use, development
and design standards in this code, the following specific design and
performance standards shall apply to the Business Park District -
BP, and shall be used in interpreting and applying standards in this
district.
1.
Existing natural features of the site, such as groves of trees,
extreme slopes, areas intended to serve as buffers and areas not intended
for development, shall be retained and incorporated into the design
of the park to the maximum extent reasonable.
2.
Occupancy shall be of a type that has limited contact with the
general public (except permitted retail establishments), does not
produce unusually high traffic volumes and involves a low incidence
of heavy truck traffic.
3.
Internal circulation shall be provided by an internal access street network, meeting the designs and standards of Section 404.010, including internal pedestrian circulation throughout the Business Park and to all buildings and sites within the Business Park.
4.
All products or materials that are stored, sold or used in production
shall be kept inside a building or, if stored outside, shall be screened
or buffered from public streets, including State highways and interstates,
and adjoining residential property by a solid wall, fence, berm, landscaping,
terrain, topographic feature or a combination of these elements.
5.
A small amount of products for retail sale may be displayed
in the side or front yards without having to be screened, provided
that the display does not block pedestrian or vehicular traffic, does
not reduce the number of parking stalls and is orderly and well maintained.
6.
Loading and maneuvering areas for trucks or other utilitarian
areas shall be screened or buffered from public streets, including
State highways and interstates, and adjoining residential property
by a solid wall, fence, berm, landscaping, terrain, topographic feature
or a combination of these element.
7.
All utility distribution lines shall be installed underground
within the park. Existing distribution lines that serve a regional
area are excluded from this requirement.
8.
Rooftop and ground-level mechanical equipment which is visible
from ground level of any adjacent public street or residential property,
up to a maximum of three hundred (300) feet away, shall be screened
from view to the maximum extent reasonable by a wall, fence, berm,
landscaping, terrain, topographic feature or combination of these
elements. Screening material shall be coordinated with the building
to maintain a unified appearance.
9.
Stormwater management should be analyzed and designed based
on the entire park so that site-by-site stormwater retention or detention
facilities may be avoided. Stormwater facilities which provide a recreational
or aesthetic amenity or areas with a slope greater than eight percent
(8%) may, individually or combined, constitute up to fifty percent
(50%) of the required amount of open space.
10.
Natural mitigation of stormwater runoff, drainage and erosion
control shall be utilized (i.e., filter strips, vegetated swales,
vegetated channels, pervious pavement systems, sand filters, bioretention,
etc.) to the maximum extent possible.
11.
Buildings shall be designed with a high degree of architectural
quality. Horizontal and vertical elements shall extend completely
around the building and utilize the same, compatible or complementary
materials on all building facades so that all sides appear finished
and possess architectural elements.
12.
Any building elevations which shall be visible from an adjacent
or nearby street shall be designed with architectural elements (windows,
awnings, columns, etc.) and differing textures, shadow lines and contrasting
shapes in order to avoid monotony, articulate the building facade
and create visual interest.
13.
Building facades shall be oriented so that loading docks, loading
areas and other utilitarian areas are positioned on the back or non-prominent
side of the site.
14.
Buildings shall primarily be constructed of high-quality materials,
such as brick, stone, stucco and split-face block; colored, textured,
sandblasted, waterwashed, exposed aggregate concrete or other materials
that provide similar relief and character. Tilt up, cast-in-place
or precast concrete construction may be utilized, provided that the
relief and character are similar to the previously mentioned materials.
The use of twin T and double T construction shall be prohibited on
exterior facades. Materials such as vinyl, metal and other similar
manufactured materials shall be prohibited, except that the Board
of Aldermen may approve the use of such materials.